Document:

exv10w135

 

Exhibit 10.135

CLOSING CERTIFICATE

AND AGREEMENT

(LIVERMORE/PARCEL 6)

BETWEEN

LAM RESEARCH CORPORATION

(“LRC”)

AND

BNP PARIBAS LEASING CORPORATION

(“BNPPLC”)

December 18, 2007

 

 

TABLE OF CONTENTS

	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Page	 
	 
	1	 	Representations, Covenants and Acknowledgments of LRC Concerning the Property	 	 	2	 
	 
	 	(A)	 	Prior Inspections and Investigations Concerning the Property	 	 	2	 
	 
	 	(B)	 	Title	 	 	2	 
	 
	 	(C)	 	Title Insurance	 	 	2	 
	 
	 	(D)	 	Condition of the Property	 	 	2	 
	 
	 	(E)	 	Environmental Representations	 	 	3	 
	 
	 	(F)	 	Cooperation by LRC and its Affiliates	 	 	3	 
	 
	 	(G)	 	Compliance with Covenants and Laws	 	 	4	 
	 
	 	 	 	 	 	 	 	 
	2	 	Representations and Covenants by LRC	 	 	4	 
	 
	 	(A)	 	Concerning LRC and the Operative Documents	 	 	4	 
	 
	 	 	 	(1)       Entity Status	 	 	4	 
	 
	 	 	 	(2)       Authority	 	 	4	 
	 
	 	 	 	(3)       Solvency	 	 	5	 
	 
	 	 	 	(4)       Financial Reports	 	 	5	 
	 
	 	 	 	(5)       Pending Legal Proceedings	 	 	5	 
	 
	 	 	 	(6)       No Default or Violation	 	 	5	 
	 
	 	 	 	(7)       Use of Proceeds	 	 	6	 
	 
	 	 	 	(8)       Enforceability	 	 	6	 
	 
	 	 	 	(9)       Pari Passu	 	 	6	 
	 
	 	 	 	(10)     Conduct of Business and Maintenance of Existence	 	 	6	 
	 
	 	 	 	(11)     Investment Company Act, etc.	 	 	6	 
	 
	 	 	 	(12)     Not a Foreign Person	 	 	7	 
	 
	 	 	 	(13)     ERISA	 	 	7	 
	 
	 	 	 	(14)     Compliance With Laws	 	 	7	 
	 
	 	 	 	(15)     Payment of Taxes Generally	 	 	7	 
	 
	 	 	 	(16)     Maintenance of Insurance Generally	 	 	8	 
	 
	 	 	 	(17)     Franchises, Licenses, etc.	 	 	8	 
	 
	 	 	 	(18)     Labor	 	 	8	 
	 
	 	 	 	(19)     Title to Properties Generally	 	 	8	 
	 
	 	 	 	(20)     Books and Records	 	 	9	 
	 
	 	 	 	(21)     Visitation, Inspection, Etc.	 	 	9	 
	 
	 	(B)	 	Further Assurances	 	 	9	 
	 
	 	(C)	 	OFAC	 	 	9	 
	 
	 	(D)	 	Financial Statements; Required Notices; Certificates	 	 	9	 
	 
	 	(E)	 	Delay Permitted as to the Delivery of Current Financial Statements	 	 	11	 
	 
	 	(F)	 	U.S. Patriot Act	 	 	11	 
	 
	 	(G)	 	Omissions	 	 	12	 
	 
	 	 	 	 	 	 	 	 
	3	 	Financial Covenants and Negative Covenants of LRC	 	 	12	 
	 
	 	(A)	 	Financial Covenant — Minimum Liquidity	 	 	12	 
	 
	 	(B)	 	Negative Covenants	 	 	12	 
	 
	 	 	 	(2)       Change in Nature of Business	 	 	12	 

 

 

TABLE OF CONTENTS
(Continued)

	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Page	 
	 
	 
	 	 	 	(3)       Sales, Etc. of Assets	 	 	13	 
	 
	 	 	 	(4)       Multiemployer ERISA Plans	 	 	13	 
	 
	 	 	 	(5)       Prohibited ERISA Transaction	 	 	13	 
	 
	 	 	 	 	 	 	 	 
	4	 	Limited Representations and Covenants of BNPPLC	 	 	13	 
	 
	 	(A)	 	Concerning Accounting Matters	 	 	13	 
	 
	 	(B)	 	Other Limited Representations	 	 	16	 
	 
	 	 	 	(1)       Entity Status	 	 	16	 
	 
	 	 	 	(2)       Authority	 	 	16	 
	 
	 	 	 	(3)       Solvency	 	 	16	 
	 
	 	 	 	(4)       Pending Legal Proceedings	 	 	17	 
	 
	 	 	 	(5)       No Default or Violation	 	 	17	 
	 
	 	 	 	(6)       Enforceability	 	 	17	 
	 
	 	 	 	(7)       Conduct of Business and Maintenance of Existence	 	 	17	 
	 
	 	 	 	(8)       Not a Foreign Person	 	 	17	 
	 
	 	(C)	 	No Implied Representations or Promises by BNPPLC	 	 	18	 
	 
	 	 	 	 	 	 	 	 
	5	 	Usury Savings Provision	 	 	18	 
	 
	 	 	 	 	 	 	 	 
	6	 	Obligations of LRC Under Other Operative Documents Not Limited by this Agreement	 	 	19	 
	 
	 	 	 	 	 	 	 	 
	7	 	Waiver of Jury Trial	 	 	19	 

Exhibits and Schedules

			
	 	 	 
	Exhibit A
	 	Legal Description
	 	 	 
	Exhibit B
	 	Permitted Encumbrances
	 	 	 
	Exhibit C
	 	Quarterly Certificate
	 	 	 
	Exhibit D
	 	Certificate to be Provided by BNPPLC Re: Accounting

(ii)

 

CLOSING CERTIFICATE AND AGREEMENT

(LIVERMORE/PARCEL 6)

     This CLOSING CERTIFICATE AND AGREEMENT (LIVERMORE/PARCEL 6) (this “Agreement”), dated as of
December 18, 2007 (the “Effective Date”), is made by and between BNP PARIBAS LEASING CORPORATION
(“BNPPLC”), a Delaware corporation, and LAM RESEARCH CORPORATION (“LRC”), a Delaware corporation.

RECITALS

     Contemporaneously with the execution of this Agreement, BNPPLC and LRC are executing a Common
Definitions and Provisions Agreement (Livermore/Parcel 6) dated as of the Effective Date (the
"Common Definitions and Provisions Agreement”), which by this reference is incorporated into and
made a part of this Agreement for all purposes. As used in this Agreement, capitalized terms
defined in the Common Definitions and Provisions Agreement and not otherwise defined in this
Agreement are intended to have the respective meanings assigned to them in the Common Definitions
and Provisions Agreement.

     Also contemporaneously with this Agreement, BNPPLC is acquiring the Land described in
Exhibit A and any existing Improvements on the Land pursuant to the Existing Contract.

     Also contemporaneously with this Agreement, BNPPLC and LRC are executing a Construction
Agreement (Livermore/Parcel 6) dated as of the Effective Date (the"Construction Agreement”) and a
Lease Agreement (Livermore/Parcel 6) dated as of the Effective Date (the “Lease”). Pursuant to
the Construction Agreement, BNPPLC is agreeing to provide funding for the construction of new
Improvements. When the term of the Lease commences, the Lease will cover the Land, which is
described in Exhibit A, and the other Property.

     Also contemporaneously with this Agreement, BNPPLC and LRC are executing a Agreement Regarding
Purchase and Remarketing Options (Livermore/Parcel 6) dated as of the Effective Date (the “Purchase
Agreement”), pursuant to which LRC may purchase or arrange for the purchase of the Property and
BNPPLC may collect a Supplemental Payment from LRC sufficient to cover all or a substantial portion
of the Lease Balance not otherwise repaid to BNPPLC from the proceeds of any sale of the Property.

     As a condition to BNPPLC’s acquisition of the Land and its execution of the other Operative
Documents, BNPPLC requires the representations and covenants of LRC set out below.

AGREEMENTS

 

 

     In consideration of the premises and other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, the parties agree as follows:

1 Representations, Covenants and Acknowledgments 

of LRC Concerning the Property. To induce BNPPLC to purchase the Property from the Prior
Owner and to enter into this Agreement and the other Operative Documents, LRC represents, covenants
and acknowledges as follows:

     (A) Prior Inspections and Investigations Concerning the Property. LRC has thoroughly
inspected, investigated and evaluated the condition of and title to the Property and Applicable
Laws which will govern the construction, use and operation of the Property required or permitted by
the Operative Documents, as necessary to make the representations concerning the Property set forth
in this Agreement and other Operative Documents.

     (B) Title. Because of the conveyance from the Prior Owner to BNPPLC contemporaneously
with the execution of this Agreement, good and indefeasible title to the Land and Improvements is
currently vested in BNPPLC, subject only to the Permitted Encumbrances, the rights of LRC itself
under the Operative Documents and any Liens Removable by BNPPLC. LRC will not, without the prior
consent of BNPPLC, create, place or authorize, or through any act or failure to act, acquiesce to
or suffer the placing of, any deed of trust, mortgage or other Lien, whether statutory,
constitutional or contractual against or covering the Property or any part thereof (other than
Permitted Encumbrances and Liens Removable by BNPPLC), regardless of whether the same are expressly
or otherwise subordinate to the Operative Documents or BNPPLC’s interest in the Property.

     (C) Title Insurance. Contemporaneously with the execution of this Agreement LRC must
provide to BNPPLC a title insurance policy or binder committing the applicable title insurer to
issue a title insurance policy covering Land, without the payment of further premiums (as the case
may be, the “Title Policy”) in the amount of no less than $32,375,000, in form and substance
satisfactory to BNPPLC (including the endorsements which have been requested by BNPPLC), written by
one or more title insurance companies satisfactory to BNPPLC and insuring BNPPLC’s fee estate in
the Land and Improvements.

     (D) Condition of the Property. The Land described in Exhibit A is the same as
the land described in the Title Policy and as shown as Parcel 6 on the plat included as part of the
ALTA/ACSM Survey prepared by Kier & Wright, Civil Engineers & Surveyors, Inc., dated September 17,
2007, Job No. A00522-13 (the “Survey”), which survey was delivered to BNPPLC at the request of LRC.
All material improvements on the Land as of the Effective Date are as shown on the Survey, and
except as shown on the Survey there are no easements or encroachments encumbering or affecting the
Property. No part of the Land is within a flood plain as designated by any governmental authority.
The Improvements are in good condition, free from latent or patent defects or deficiencies that,
either individually or in the aggregate, could materially and adversely affect the use or occupancy
of the Property as permitted by the Lease or could reasonably be anticipated to cause injury or
death to any person. When the construction contemplated by the Construction Agreement is complete
in accordance with plans

 

 

approved as described therein, the Property and use thereof permitted by the Lease will comply
in all material respects with all Applicable Laws, including laws regarding access and use by
disabled persons and local zoning ordinances. Adequate provision has been made (or can be made at
a cost that is reasonable in connection with future development of the Land) for the Property to be
served by electric, gas, storm and sanitary sewers, sanitary water supply, telephone and other
utilities required for the use thereof. All streets, alleys and easements necessary to serve the
Property for the construction contemplated by the Construction Agreement or uses permitted by the
Lease have been completed and are serviceable. No extraordinary circumstances (including any use
of the Land as a habitat for endangered species) exist that would materially and adversely affect
such construction or uses of the Property. The Improvements, when constructed as contemplated in
the Construction Agreement, will be useable for their intended purpose without the need to obtain
any additional easements, rights-of-way or concessions from any third party or parties.

     (E) Environmental Representations. Except as otherwise disclosed in the Environmental
Report, to the knowledge of LRC: (i) no Hazardous Substances Activities other than Permitted
Hazardous Substance Uses have occurred prior to the Effective Date; (ii) no owner or operator of
the Property has reported or been required to report any release of any Hazardous Substances on or
from the Property pursuant to any Environmental Law; and (iii) no owner or operator of the Property
has received from any federal, state or local governmental authority any warning, citation, notice
of violation or other communication regarding a suspected or known release or discharge of
Hazardous Substances on or from the Property or regarding a suspected or known violation of
Environmental Laws concerning the Property. Further, LRC represents that, to its knowledge, the
Environmental Report taken as a whole is not misleading or inaccurate in any material respect.

(As used in this and other provisions of the Operative Documents, “knowledge of LRC”, “LRC’s
knowledge” and words of like effect mean the present actual knowledge of Roch LaBlanc and Jim
Pasichuke, the current officers of LRC having primary responsibility for the negotiation of the
Operative Documents and for the facilities which include the Property, respectively. As used in
any future certificate delivered by BNPPLC as required by this Agreement or any other Operative
Documents, “knowledge of LRC”, “LRC’s knowledge” and words of like effect will mean the present
actual knowledge of Roch LaBlanc and Jim Pasichuke, or their successors, as the then current
officers of LRC having primary responsibility for the administration of the Operative Documents and
for the facilities which include the Property.)

     (F) Cooperation by LRC and its Affiliates.

     (1) After the Designated Sale Date, if neither LRC nor an Applicable Purchaser has
purchased BNPPLC’s interest in the Property pursuant to the Purchase Agreement, and if a use
of the Property by BNPPLC or any new Improvements or any removal or

 
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modification of Improvements proposed by BNPPLC would violate any Permitted Encumbrance
or Applicable Law unless LRC or any of its Affiliates, as an owner of adjacent property or
otherwise, gave its consent or approval thereto or agreed to join in a modification of a
Permitted Encumbrance, then LRC must give and cause its Affiliates to give such consent or
approval or join in such modification.

     (2) After the Designated Sale Date, if neither LRC nor an Applicable Purchaser has
purchased BNPPLC’s interest in the Property on the Designated Sale Date pursuant to the
Purchase Agreement, and if any Permitted Encumbrance or Applicable Law requires the consent
or approval of LRC or any of its Affiliates or of any other Person to an assignment of any
interest in the Property by BNPPLC or by any of its successors or assigns, LRC will without
charge give and cause its Affiliates to give such consent or approval and will cooperate in
any way reasonably requested by BNPPLC to assist BNPPLC to obtain such consent or approval
from the other Person.

     (3) LRC’s obligations under this subparagraph 1(F) will be binding upon any successor
or assign of LRC or its Affiliates with respect to the Land and other properties encumbered
or benefited by the Permitted Encumbrances, and such obligations will survive any sale of
the Property by BNPPLC, other than to LRC or an Applicable Purchaser under the Purchase
Agreement, for the benefit of BNPPLC’s assignees.

     (G) Compliance with Covenants and Laws. The construction contemplated by the
Construction Agreement and use of the Property permitted by the Lease comply, or will comply after
LRC obtains readily available permits (either as the construction manager under the Construction
Agreement or as the tenant under the Lease), in all material respects with all Applicable Laws.
LRC has obtained or can and will promptly obtain all utility, building, health and operating
permits required by any governmental authority or municipality having jurisdiction over the
Property for the construction contemplated in the Construction Agreement and the use of the
Property permitted by the Lease.

2 Representations and Covenants by LRC. LRC also represents and covenants to BNPPLC as
follows:

     (A) Concerning LRC and the Operative Documents.

     (1) Entity Status. LRC is a corporation duly incorporated, validly existing and in
good standing under the laws of Delaware, and LRC is duly qualified or registered to do
business in the State of California.

     (2) Authority. The Constituent Documents of LRC permit the execution,
delivery and performance of the Operative Documents by LRC, and all actions and

 
Closing Certificate and Agreement (Livermore/Parcel 6) — Page 4

 

 

approvals necessary to bind LRC under the Operative Documents have been taken and
obtained. Without limiting the foregoing, the Operative Documents will be binding upon LRC
when signed on behalf of LRC by Roch LeBlanc, Treasurer of LRC. LRC has all requisite power
and all governmental certificates of authority, licenses, permits and qualifications to
carry on its business as now conducted and contemplated to be conducted and to perform the
Operative Documents.

     (3) Solvency. LRC is not “insolvent” on the Effective Date (that is, the sum of LRC’s
absolute and contingent liabilities — including the obligations of LRC under the Operative
Documents — does not exceed the fair market value of LRC’s assets), and LRC has no
outstanding liens, suits, garnishments or court actions which could render LRC insolvent or
bankrupt. LRC’s capital is adequate for the businesses in which LRC is engaged and intends
to be engaged. LRC has not incurred (whether by the Operative Documents or otherwise), nor
does LRC intend to incur or believe that it will incur, debts which will be beyond its
ability to pay as such debts mature. No petition or answer has been filed by or, to LRC’s
knowledge, against LRC in bankruptcy or other legal proceedings that seeks an assignment for
the benefit of creditors, the appointment of a receiver, trustee, custodian or liquidator
with respect to LRC or any significant portion of LRC’s property, a reorganization,
arrangement, rearrangement, composition, extension, liquidation or dissolution of LRC or
similar relief under the federal Bankruptcy Code or any state law.

     (4) Financial Reports. All reports, financial statements and other data furnished by
LRC to BNPPLC in connection with the agreements set forth in the Operative Documents are
true and correct in all material respects and do not omit to state any fact or circumstance
necessary to make the statements contained therein not misleading. Except as described in
subparagraph 2(E), no material adverse change has occurred since the dates of such reports,
statements and other data in the financial condition of LRC.

     (5) Pending Legal Proceedings. No judicial or administrative investigations, actions,
suits or proceedings are pending or, to the knowledge of LRC, threatened against or
affecting LRC or any of its Subsidiaries by or before any court or other Governmental
Authority that have or could reasonably be expected to have a Material Adverse Effect.
Neither LRC nor any of its Subsidiaries is in default with respect to any order, writ,
injunction, decree or demand of any court or other Governmental Authority in a manner
that has or could reasonably be expected to have a Material Adverse Effect.

     (6) No Default or Violation. The execution and performance by LRC of the Operative
Documents do not and will not contravene or result in a breach of or default under any other
material agreement to which LRC is a party or by which LRC is bound

 
Closing Certificate and Agreement (Livermore/Parcel 6) — Page 5

 

 

or which affects any assets of LRC. Such execution and performance by LRC do not
contravene in any material respect any law, order, decree, rule or regulation to which LRC
is subject. Further, such execution and performance by LRC will not result in the creation
or imposition of (or the obligation to create or impose) any lien, charge or encumbrance on,
or security interest in, the Property pursuant to the provisions of any such other
agreement.

     (7) Use of Proceeds. In no event will the funds from any Funding Advance be used
directly or indirectly for personal, family, household or agricultural purposes or for the
purpose, whether immediate, incidental or ultimate, of purchasing, acquiring or carrying any
“margin stock” or any “margin securities” (as such terms are defined in Regulation U
promulgated by the Board of Governors of the Federal Reserve System) or to extend credit to
others directly or indirectly for the purpose of purchasing or carrying any such margin
stock or margin securities. LRC represents that LRC is not engaged principally, or as one of
LRC’s important activities, in the business of extending credit to others for the purpose of
purchasing or carrying such margin stock or margin securities.

     (8) Enforceability. The Operative Documents constitute the legal, valid and binding
obligations of LRC enforceable in accordance with their terms, subject to the effect of
bankruptcy, insolvency, reorganization, receivership and other similar laws affecting the
rights of creditors generally.

     (9) Pari Passu. The claims of BNPPLC against LRC under the Operative Documents rank at
least pari passu with the claims of all its other unsecured creditors, except those whose
claims are preferred solely by any laws of general application having effect in relation to
bankruptcy, insolvency, liquidation or other similar events.

     (10) Conduct of Business and Maintenance of Existence. So long as any obligations of
LRC under the Operative Documents remain outstanding, LRC will continue to engage in
business of the same general type as now conducted by it and will preserve, renew and keep
in full force and effect its corporate existence and its rights, privileges and franchises
necessary or desirable in the normal conduct of business.

     (11) Investment Company Act, etc. LRC is not and will not become, by reason of the
Operative Documents or any business or transactions in which it participates voluntarily,
(a) an “investment company” or a company “controlled” by an “investment company” (as each
of the quoted terms is defined or used in the Investment Company Act of 1940, as amended),
or (b) subject to regulation under the Federal Power Act or any foreign, federal or local
statute or regulation limiting LRC’s ability to incur or guarantee indebtedness or
obligations, or to pledge its assets to secure indebtedness or obligations, as contemplated
by any of the Operative Documents.

 
Closing Certificate and Agreement (Livermore/Parcel 6) — Page 6

 

 

     (12) Not a Foreign Person. LRC is not a “foreign person” within the meaning of Sections
1445 and 7701 of the Code (i.e. LRC is not a non-resident alien, foreign corporation,
foreign partnership, foreign trust or foreign estate as those terms are defined in the Code
and regulations promulgated thereunder).

     (13) ERISA. LRC is not and will not become an “employee benefit plan” (as defined in
Section 3(3) of ERISA) which is subject to Title I of ERISA. The assets of LRC do not and
will not in the future constitute “plan assets” of one or more such plans within the meaning
of 29 C.F.R. Section 2510.3-101. LRC is not and will not become a “governmental plan” within
the meaning of Section 3(32) of ERISA. Except as could not reasonably be expected to have a
Material Adverse Effect, transactions by or with LRC are not subject to state statutes
regulating investments of and fiduciary obligations with respect to governmental plans. No
ERISA Termination Event has occurred with respect to any Plan, and LRC and its Subsidiaries
are, to the knowledge of LRC, in compliance with ERISA in all material respects. Neither LRC
nor its Subsidiaries are required to contribute to, or has any other absolute or contingent
liability in respect of, any Multiemployer Plan. As of the Effective Date no “accumulated
funding deficiency” (as defined in Section 412(a) of the Code) exists with respect to any
Plan, whether or not waived by the Secretary of the Treasury or his delegate, and there are
no Unfunded Benefit Liabilities with respect to any Plan.

     (14) Compliance With Laws. LRC and its Subsidiaries comply and will comply with all
Applicable Laws (including environmental laws and ERISA and the rules and regulations
thereunder), except (i) when the failure to do so does not have and could not reasonably be
expected to have a Material Adverse Effect, (ii) when the necessity of compliance is
contested in good faith by appropriate proceedings which do not have and could not
reasonably be expected to have a Material Adverse Effect, or (iii) as described in
subparagraph 2(E) regarding the late filing of Forms 10K and 10Q by LRC. Neither LRC nor
its Subsidiaries have received any notice asserting or describing a material failure on
the part of LRC or any Subsidiary to comply with Applicable Laws, other than failures
that have been fully rectified by LRC or the Subsidiary, as the case may be, in a manner
approved or accepted by Governmental Authorities responsible for the enforcement of the
Applicable Laws.

     (15) Payment of Taxes Generally. Except when the failure to do so does not have and
could not reasonably be expected to have a Material Adverse Effect (taking into account any
appropriate contest of taxes), LRC and its Subsidiaries have filed and will file all tax
declarations, reports and returns which are required by (and in the form required by)
Applicable Laws and have paid and will pay all taxes or other charges shown to be due and
payable on such declarations, reports and returns and all

 
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assessments made against it or its assets by any Governmental Authority; and no liens
have been filed or established by any Governmental Authority against LRC or its assets or
against any Subsidiary or its assets to secure the payment of taxes or assessments that are
past due or claimed to be past due.

     (16) Maintenance of Insurance Generally. Except when the failure to do so does not
have and could not reasonably be expected to have a Material Adverse Effect, LRC and its
Subsidiaries have maintained and will maintain insurance with respect to its properties and
businesses, with financially sound and reputable insurers, having coverages against losses
or damages of the kinds customarily insured against by reputable companies in the same or
similar businesses, such insurance being the types, and in amounts no less than the amounts,
which are customary for such companies under similar circumstances.

     (17) Franchises, Licenses, etc. Except when the failure to do so does not have and
could not reasonably be expected to have a Material Adverse Effect, LRC and its Subsidiaries
have and comply with, and will have and will comply with, all franchises, certificates,
licenses, permits and other authorizations from Governmental Authorities that are necessary
for the ownership, maintenance and operation of its properties and assets.

     (18) Labor. Neither LRC nor any of its Subsidiaries has experienced strikes, labor
disputes, slow downs or work stoppages due to labor disagreements that currently have or
could reasonably be expected to have a Material Adverse Effect, and to the knowledge of LRC
there are no such strikes, disputes, slow downs or work stoppages threatened against it or
against any Subsidiary. The hours worked and payment made to employees of LRC and its
Subsidiaries have not been in violation in any material respect of the Fair Labor Standards
Act or any other Applicable Laws dealing with such matters. All material payments due on
account of wages or employee health and welfare insurance and
other benefits from LRC or from any Subsidiary have been paid or accrued as liabilities
on its books.

     (19) Title to Properties Generally. Except when the failure to do so does not have and
could not reasonably be expected to have a Material Adverse Effect, LRC and its Subsidiaries
have and will have and maintain good and indefeasible fee simple title to or valid leasehold
interests in all of its real property and good title to or a valid leasehold interest in all
of its other material assets, as such properties and assets are reflected in the most recent
financial statements delivered to BNPPLC, other than properties or assets disposed of in the
ordinary course of business since such date.

     (20) Books and Records. LRC will keep proper books of record and account,

 
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containing complete and accurate entries of all its financial and business
transactions.

     (21) Visitation, Inspection, Etc. LRC will permit any representative of BNPPLC after
reasonable notice (unless a Default has occurred and is continuing, in which case no notice
shall be required) during regular business hours to visit and inspect any of LRC’s
properties, and to examine and make abstracts from any of its books and records and to
discuss with any of its officers, and with its independent public accountants, the affairs,
finances and accounts of LRC.

     (B) Further Assurances. LRC will, upon the request of BNPPLC, (i) execute,
acknowledge, deliver and record or file such further instruments and do such further acts as may be
reasonably necessary to carry out more effectively the purposes of the Operative Documents and to
subject to any of the Operative Documents any property intended by the terms thereof to be covered
thereby, including specifically, but without limitation, any renewals, additions, substitutions,
replacements or appurtenances to the Property; (ii) execute, acknowledge, deliver, procure and
record or file any document or instrument reasonably requested by BNPPLC to protect its rights in
and to the Property against the rights or interests of third persons; and (iii) provide such
certificates, documents, reports, information, affidavits and other instruments and do such further
acts as may be reasonably necessary to enable BNPPLC to comply with the requirements or requests of
any agency or authority having jurisdiction over it.

     (C) OFAC. None of LRC or any subsidiary or affiliate of LRC: (i) is a person named on
the list of Specially Designated Nationals or Blocked Persons maintained by the U.S. Department of
the Treasury’s Office of Foreign Assets Control available at
http://www.treas.gov/offices/eotffc/ofac/sdn/index.html, or as otherwise published from time to
time; or (ii) is (A) an agency of the government of a country, (B) an organization controlled
by a country, or (C) a person resident in a country that is subject to a sanctions program
identified on the list maintained by OFAC and available at
http://www.treas.gov/offices/eotffc/ofac/sanctions/index.html, or as otherwise published from time
to time, as such program may be applicable to such agency, organization or person; or (iii) derives
more than 15% of its assets or operating income from investments in or transactions with any such
country, agency, organization or person. Further, none of the proceeds from the Initial Advance or
any Construction Advance will be used to finance any operations, investments or activities in, or
make any payments to, any such country, agency, organization, or person.

     (D) Financial Statements; Required Notices; Certificates. Except as otherwise
described in the next subparagraph, prior to and throughout the Term of the Lease, LRC will deliver
to BNPPLC:

     (1) as soon as available and in any event within 60 days after the end of each of the
first three fiscal quarters of each fiscal year of LRC, the unaudited consolidated

 
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balance sheet of LRC and its Subsidiaries as of the end of such quarter and
consolidated unaudited statements of income, stockholders’ equity and cash flow of LRC and
its Subsidiaries for the period commencing at the end of the previous fiscal year and ending
with the end of such quarter, setting forth in comparative form figures for the
corresponding period in the preceding fiscal year, in the case of such statements of income,
stockholders’ equity and cash flow, and figures for the preceding fiscal year in the case of
such balance sheet, all in reasonable detail, in accordance with GAAP, and certified in a
manner acceptable to BNPPLC by a Responsible Financial Officer of LRC (subject to normal
year-end adjustments);

     (2) as soon as available and in any event within 120 days after the end of each fiscal
year of LRC, the consolidated balance sheet of LRC and its Subsidiaries as of the end of
such fiscal year and consolidated statements of income, stockholders’ equity and cash flow
of LRC and its Subsidiaries for the period commencing at the end of the previous fiscal year
and ending with the end of such fiscal year, setting forth in comparative form figures for
the preceding fiscal year, all in reasonable detail, in accordance with GAAP, and certified
in a manner acceptable to BNPPLC by independent public accountants of recognized national
standing reasonably acceptable to BNPPLC;

     (3) together with the financial statements furnished in accordance with subparagraph
2(D)(1) or 2(D)(2), a certificate of a Responsible Financial Officer of LRC in the form of
certificate attached hereto as Exhibit C (a) representing that no Event of Default
or material Default by LRC has occurred (or, if an Event of Default or material
Default by LRC has occurred, stating the nature thereof and the action which LRC has
taken or proposes to take to rectify it), and (b) confirming that LRC is complying with the
financial covenant set forth in subparagraph 3(A);

     (4) as soon as possible and in any event within five Business Days after the occurrence
of each Event of Default or material Default known to a Responsible Financial Officer of
LRC, a statement of LRC setting forth details of such Event of Default or material Default
and the action which LRC has taken and proposes to take with respect thereto;

     (5) promptly after the sending or filing thereof, copies of all such financial
statements, proxy statements, notices and reports which LRC or any Subsidiary sends to its
public stockholders, and copies of all reports and registration statements (without
exhibits) which LRC or any Subsidiary files with the Securities and Exchange Commission (or
any governmental body or agency succeeding to the functions of the Securities and Exchange
Commission) or any national securities exchange;

     (6) as soon as practicable and in any event within thirty days after a

 
Closing Certificate and Agreement (Livermore/Parcel 6) — Page 10

 

 

Responsible Financial Officer of LRC knows or has reason to know that any ERISA
Termination Event with respect to any Plan has occurred, a statement of a Responsible
Financial Officer of LRC describing such ERISA Termination Event and the action, if any,
which LRC proposes to take with respect thereto;

     (7) upon request by BNPPLC, a statement in writing certifying that the Operative
Documents are unmodified and in full effect (or, if there have been modifications, that the
Operative Documents are in full effect as modified, and setting forth such modifications)
and either stating that (to the best knowledge of LRC) no default exists under the Operative
Documents or specifying each such default; it being intended that any such statement by LRC
may be relied upon by any prospective purchaser or mortgagee of the Property or any Person
who may become a Participant; and

     (8) such other information respecting the condition or operations, financial or
otherwise, of LRC, of its Subsidiaries or of the Property as BNPPLC or BNPPLC’s Parent or
any Participant, through BNPPLC, may from time to time reasonably request.

Reports and financial statements required to be delivered pursuant to paragraphs (1), (2) and (5)
of this subparagraph 2(D) will be deemed to have been delivered on the date on which such reports,
or reports containing such financial statements, are posted and available for downloading (in a
“PDF” or other generally accepted electronic format) on LRC’s internet website at www.lamrc.com or
on the SEC’s internet website at www.sec.gov; provided, however, that after
being posted they remain available for downloading at the applicable website for at least 90 days.

BNPPLC is authorized to deliver a copy of any information or certificate delivered to it pursuant
to this subparagraph 2(D) to any Participant and to any regulatory body having jurisdiction over
BNPPLC, BNPPLC’s Parent or any Participant that requires or requests it.

     (E) Delay Permitted as to the Delivery of Current Financial Statements. So long as
LRC continues to defer the filing of financial statements to be included its Forms 10K and 10Q with
the SEC because of the current ongoing review by LRC’s board of directors (as previously disclosed
to BNPPLC), LRC may also defer the delivery of those financial statements to BNPPLC and the
Participants. However, no such deferral will excuse LRC from delivering a timely quarterly
certificate in the form attached as Exhibit C.

     (F) U.S. Patriot Act. LRC acknowledges that BNPPLC, BNPPLC’s Parent or any
Participant may be required, pursuant to the USA Patriot Act (Title III of Pub. L. 107-56 (signed
into law October 26, 2001)) (the “Patriot Act”), to obtain, verify, record and disclose to law
enforcement authorities information that identifies the LRC, including the name and address of

 
Closing Certificate and Agreement (Livermore/Parcel 6) — Page 11

 

 

LRC. LRC will provide to BNPPLC, BNPPLC’s Parent and Participants any such information they
may request pursuant to the Patriot Act, and LRC agrees that BNPPLC, BNPPLC’s Parent and
Participants may disclose such information to law enforcement authorities if the authorities make a
request or demand for disclosure pursuant to the Patriot Act. LRC also acknowledges that, in such
event none of BNPPLC, BNPPLC’s Parent or the Participants may be required or even permitted by the
Patriot Act to notify LRC of the request or demand for disclosure.

     (G) Omissions. None of LRC’s representations in the Operative Documents or in any
other document, certificate or written statement furnished to BNPPLC by or on behalf of LRC
contains any untrue statement of a material fact or omits a material fact necessary in order to
make the statements contained herein or therein (when taken in their entireties) not misleading.

3 Financial Covenants and Negative Covenants of LRC. LRC represents and covenants as
follows:

     (A) Financial Covenant — Minimum Liquidity. Throughout the period from the Effective
Date to the Designated Sale Date, the sum (without duplication of any item) of the unrestricted
cash, unencumbered cash investments and unencumbered marketable securities classified as short term
or long term investments according to GAAP of LRC and its Subsidiaries (determined on a
consolidated basis) will be no less than $300,000,000.

     (B) Negative Covenants. LRC will not, without the prior consent of BNPPLC in each
case, do or permit any of its material Subsidiaries to do any of the following:

     (1) Merger and Consolidation. Merge into or consolidate with or into another Person,
except that, subject to any other applicable restrictions in the Operative Documents
(including restrictions against sales or transfers of the Property):

     (a) any Subsidiary may merge or consolidate with any other Subsidiary, and any
Subsidiary may merge into LRC; and

     (b) LRC may merge or consolidate with any other corporation, if:

     1) LRC continues as the surviving corporation; and

     2) after giving effect to and immediately following such merger or
consolidation, no Default or Event of Default occurs or is continuing.

     (2) Change in Nature of Business. Make or do anything that would result in a material
change in the nature of the business of LRC and its Subsidiaries, taken as whole,

 
Closing Certificate and Agreement (Livermore/Parcel 6) — Page 12

 

 

as carried on at the Effective Date.

     (3) Sales, Etc. of Assets. Sell, lease, transfer or otherwise dispose of substantially
all or substantially all of its assets (in a single transaction or series of related
transactions), except that, subject to any other applicable restrictions in the Operative
Documents:

     (a) any Subsidiary may sell, lease, transfer or otherwise dispose of any of its
assets to LRC or to another Subsidiary; and

     (b) any Subsidiary may sell or otherwise dispose of all or substantially all of
its assets if after giving effect to the sale or other disposition, the financial
condition of LRC is equal to or better than LRC’s financial condition immediately
prior to the sale or other disposition and no Default or Event of Default occurs or
is continuing.

     (4) Multiemployer ERISA Plans. Incur any obligation to contribute to any
“multiemployer plan” as defined in Section 4001 of ERISA.

     (5) Prohibited ERISA Transaction. Enter into any transaction which would cause any of
the Operative Documents or any related documents executed or accepted by
BNPPLC (or any exercise of BNPPLC’s rights hereunder or thereunder) to constitute a
non-exempt prohibited transaction under ERISA.

4 Limited Representations and Covenants of BNPPLC

     (A) Concerning Accounting Matters.

     (1) To permit LRC to determine the appropriate accounting for LRC’s relationship with
BNPPLC under FASB Interpretation No. 46, Consolidation of Variable Interest Entities
(Revised December 2003) (“FIN 46R”), BNPPLC represents that to the knowledge of BNPPLC the
fair value of the Property and of other properties, if any, leased to LRC by BNPPLC
(collectively, whether one or more, the “Properties Leased to LRC”) are, as of the Effective
Date, less than half of the total of the fair values of all assets of BNPPLC, excluding any
assets of BNPPLC held within a silo. Further, none of the Properties Leased to LRC are, as
of the Effective Date, held within a silo. Consistent with the directions of LRC (based
upon the current interpretation of FIN 46R by LRC and its auditors), and for purposes of
this representation only:

	 	•	 	“held within a silo” means, with respect to any asset or group
of assets leased by BNPPLC to a single lessee or group of
affiliated lessees, that BNPPLC has obtained funds in excess of 95%
of the

 
Closing Certificate and Agreement (Livermore/Parcel 6) — Page 13

 

 

fair value of the leased asset or group of assets to acquire or maintain
its investment in such asset or group of assets through non-recourse
financing or other contractual arrangements (such as targeted equity or
bank participations), the effect of which is to leave such asset or
group of assets (or proceeds thereof) as the only significant asset or
assets of BNPPLC at risk for the repayment of such funds;

	 	•	 	“fair value” means, with respect to any asset, the amount for
which the asset could be bought or sold in a current transaction
negotiated at arms length between willing parties (that is, other
than in a forced or liquidation sale);
	 
	 	•	 	with respect to the Properties Leased to LRC (regardless of how
BNPPLC accounts for the leases of the Properties Leased to LRC),
and with respect to other assets that are subject to leases
accounted for by BNPPLC as operating leases pursuant to Financial
Accounting Standards Board Statement 13 (“FAS 13”), fair value is
determined without regard to residual value guarantees,
remarketing agreements, non-recourse financings, purchase options or
other contractual arrangements, whether made by BNPPLC with LRC or
with other parties, that might otherwise impact the fair value of
such assets;
	 
	 	•	 	with respect to any assets, other than Properties Leased to LRC,
that are subject to leases accounted for by BNPPLC as leveraged
leases pursuant to FAS 13, fair value is determined on a gross
basis prior to the application of leveraged lease accounting,
recognizing that equity investments made by BNPPLC in its assets
subject to leveraged lease accounting should be grossed up in
applying this test (however, equity investments made by BNPPLC
through another legal entity should not be so grossed up in
applying this test);
	 
	 	•	 	with respect to any assets, other than Properties Leased to LRC,
that are subject to leases accounted for by BNPPLC as direct
financing leases pursuant to FAS 13, fair value is determined as
the sum of the fair values (considering current interest rates at
which similar loans would be made to borrowers with similar credit
ratings and for the same remaining maturities) of the corresponding
finance lease receivables and related unguaranteed

 
Closing Certificate and Agreement (Livermore/Parcel 6) — Page 14

 

 

residual values.

     (2) BNPPLC also represents that BNPPLC’s Parent is, as of the Effective Date, including
BNPPLC as a consolidated subsidiary in the audited financial statements issued by BNPPLC’s
Parent. BNPPLC’s Parent is joining in the execution of this Closing Certificate solely for
the purpose of:

	 	•	 	affirming this representation regarding BNPPLC’s status as a
consolidated subsidiary of BNPPLC’s Parent; and
	 
	 	•	 	evidencing its agreement to join with BNPPLC, if asked to do so,
in executing any certificate required by the next provision which
confirms this representation; provided that the certificate states
that BNPPLC’s Parent is executing such certificate solely for the
purpose of affirming that this representation continues to be true;
and, provided further, that this representation continues to be
true
as of the date of such certificate.

     (3) BNPPLC covenants that, no less often than once each calendar quarter prior to the
Designated Sale Date and otherwise as reasonably requested by LRC from time to time with
respect to any accounting period during which the Lease is or was in effect, BNPPLC will
provide to LRC confirmation of facts concerning BNPPLC and its assets as necessary to permit
LRC to determine the proper accounting for the Lease (including updates of the facts set
forth in clauses (1) and (2) above); except that BNPPLC will not be required by this
provision to (w) provide any information that is not in the possession or control of BNPPLC
or its Affiliates, (x) disclose the specific terms and conditions of its leases or other
transactions with other parties or the names of such parties, (y) make disclosures
prohibited by any law applicable to BNPPLC or BNPPLC’s Parent, or (z) disclose any other
information that is protected from disclosure by confidentiality provisions in favor of such
other parties or would be protected if their agreements with BNPPLC contained
confidentiality provisions similar in scope and substance to any confidentiality provisions
set forth in the Operative Documents for the benefit of LRC or its Affiliates. Without
limiting the foregoing, by delivery of a certificate in substantially the form attached
hereto as Exhibit D (signed by an officer of BNPPLC), BNPPLC will represent that
information provided by it pursuant to this clause is true and complete in all material
respects, but only to the knowledge of BNPPLC as of the date the certificate is provided and
subject to any exceptions or qualifications that BNPPLC may include in the certificate as
necessary to prevent any statement therein from being inaccurate. BNPPLC will endeavor to
provide such a certificate promptly as from time to time reasonably requested by LRC.
BNPPLC will also endeavor in good faith to notify LRC at least thirty days in advance of any
change in circumstances that

 
Closing Certificate and Agreement (Livermore/Parcel 6) — Page 15

 

 

would cause BNPPLC to no longer be able to make the representations set forth in
clauses (1) and (2) above, such as a divestiture by BNPPLC’s Parent of its direct or
indirect ownership interests in BNPPLC; but BNPPLC will not be liable for any failure to
provide such advance notice.

     (4) Although the representations required of BNPPLC by this subparagraph are intended
to cover facts, it is understood and agreed (consistent with subparagraph 4(C) of
the Lease) that BNPPLC has not made and will not make any representation or warranty as to
the proper accounting by LRC or its Affiliates of the Lease or as to other accounting
conclusions.

     (B) Other Limited Representations. BNPPLC represents that:

     (1) Entity Status. BNPPLC is a corporation duly incorporated , validly
existing and in good standing under the laws of Delaware.

     (2) Authority. The Constituent Documents of BNPPLC permit the execution, delivery and
performance of the Operative Documents by BNPPLC, and all actions and approvals necessary to
bind BNPPLC under the Operative Documents have been taken and obtained. Without limiting
the foregoing, the Operative Documents will be binding upon BNPPLC when signed on behalf of
BNPPLC by Lloyd G. Cox, Managing Director of BNPPLC or by Barry Mendelsohn, Director of
BNPPLC.

     (3) Solvency. BNPPLC is not “insolvent” on the Effective Date (that is, the sum of
BNPPLC’s absolute and contingent liabilities — including the obligations of BNPPLC under the
Operative Documents — does not exceed the fair market value of BNPPLC’s assets), and BNPPLC
has no outstanding liens, suits, garnishments or court actions which could render BNPPLC
insolvent or bankrupt. BNPPLC’s capital is adequate for the businesses in which BNPPLC is
engaged and intends to be engaged. BNPPLC has not incurred (whether by the Operative
Documents or otherwise), nor does BNPPLC intend to incur or believe that it will incur,
debts which will be beyond its ability to pay as such debts mature. No petition or answer
has been filed by or, to BNPPLC’s knowledge, against BNPPLC in bankruptcy or other legal
proceedings that seeks an assignment for the benefit of creditors, the appointment of a
receiver, trustee, custodian or liquidator with respect to BNPPLC or any significant portion
of BNPPLC’s property, a reorganization, arrangement, rearrangement, composition, extension,
liquidation or dissolution of BNPPLC or similar relief under the federal Bankruptcy Code or
any state law.

(As used in this provision and other provisions of the Operative Documents, “knowledge of
BNPPLC”, “BNPPLC’s knowledge” and words of like effect mean the present actual

 
Closing Certificate and Agreement (Livermore/Parcel 6) — Page 16

 

 

knowledge of Lloyd G. Cox and Barry Mendelsohn, the current officers of BNPPLC having
primary responsibility for the negotiation of the Operative Documents. As used in any
future certificate delivered by BNPPLC as required by this Agreement or any other Operative
Documents, “knowledge of BNPPLC”, “BNPPLC’s knowledge” and words of like effect will mean
the present actual knowledge of Lloyd G. Cox and Barry Mendelsohn, or their successors, as
the then current officers of BNPPLC having primary responsibility for the administration of
the Operative Documents.)

     (4) Pending Legal Proceedings. No judicial or administrative investigations, actions,
suits or proceedings are pending or, to the knowledge of BNPPLC, threatened against or
affecting BNPPLC by or before any court or other Governmental Authority. BNPPLC is not in
default with respect to any order, writ, injunction, decree or demand of any court or other
Governmental Authority in a manner that has or could reasonably be
expected to have a material adverse effect on BNPPLC or its ability to perform its
obligations under the Operative Documents.

     (5) No Default or Violation. The execution and performance by BNPPLC of the Operative
Documents do not and will not contravene or result in a breach of or default under any other
material agreement to which BNPPLC is a party or by which BNPPLC is bound or which affects
any assets of BNPPLC. Such execution and performance by BNPPLC do not contravene in any
material respect any law, order, decree, rule or regulation to which BNPPLC is subject.
Further, such execution and performance by BNPPLC will not result in the creation or
imposition of (or the obligation to create or impose) any lien, charge or encumbrance on, or
security interest in, any property of BNPPLC pursuant to the provisions of any such other
agreement.

     (6) Enforceability. The Operative Documents constitute the legal, valid and binding
obligations of BNPPLC enforceable in accordance with their terms, subject to the effect of
bankruptcy, insolvency, reorganization, receivership and other similar laws affecting the
rights of creditors generally.

     (7) Conduct of Business and Maintenance of Existence. So long as any of the Operative
Documents remains in force, BNPPLC will continue to engage in business of the same general
type as now conducted by it and will preserve, renew and keep in full force and effect its
corporate existence and its rights, privileges and franchises necessary or desirable in the
normal conduct of business.

     (8) Not a Foreign Person. BNPPLC is not a “foreign person” within the meaning of
Sections 1445 and 7701 of the Code (i.e. BNPPLC is not a non-resident alien, foreign
corporation, foreign partnership, foreign trust or foreign estate as those terms are defined
in the Code and regulations promulgated thereunder).

 
Closing Certificate and Agreement (Livermore/Parcel 6) — Page 17

 

 

Notwithstanding the foregoing, however or any other provision herein or in other Operative
Documents to the contrary, it is understood that LRC is not relying upon BNPPLC for any evaluation
of California or local Applicable Laws upon the transactions contemplated in the Operative
Documents, and BNPPLC makes no representation and will not make any representation that conditions
imposed by zoning ordinances or other state or local Applicable Laws to the purchase, ownership,
lease or operation of the Property have been satisfied.

     (C) No Implied Representations or Promises by BNPPLC. LRC acknowledges and agrees
that neither BNPPLC nor its representatives or agents have made any representations or promises
with respect to the Property or the transactions 
contemplated in the Operative Documents except as expressly set forth in the Operative
Documents, and no rights, easements or licenses are being acquired by LRC from BNPPLC by
implication or otherwise, except as expressly set forth in the other Operative Documents.

5 Usury Savings Provision. Notwithstanding anything to the contrary in any of the
Operative Documents, BNPPLC does not intend to contract for, charge or collect any amount of money
from LRC that constitutes interest in excess of the maximum nonusurious rate of interest, if any,
allowed by applicable usury laws (the “Maximum Rate”). BNPPLC and LRC agree that it is their intent
in the execution of the Lease, the Purchase Agreement and other Operative Documents to contract in
strict compliance with applicable usury laws, if any. In furtherance thereof, BNPPLC and LRC
stipulate and agree that none of the provisions of the Lease, the Purchase Agreement or the other
Operative Documents shall ever be construed to create a contract requiring compensation for the
use, forbearance or detention of money at a rate in excess of the Maximum Rate, and the provisions
of this paragraph shall control over all other provisions of this Agreement or other Operative
Documents which may be in apparent conflict herewith. All interest paid or agreed to be paid by
LRC to BNPPLC shall, to the extent permitted by applicable usury laws, be amortized, prorated,
allocated, and spread throughout the period that any principal upon which such interest accrues is
expected to be outstanding (including without limitation any renewal or extension of the term of
the Lease) so that the amount of interest included in such payments does not exceed the maximum
nonusurious amount permitted by applicable usury laws. If the Designated Sale Date is accelerated
and as a result thereof amounts paid by LRC to BNPPLC as interest are determined to exceed the
interest that would have accrued at the Maximum Rate for the period prior to the Designated Sale
Date, then BNPPLC shall, at its option, either refund to LRC the amount of such excess or credit
such excess as a Qualified Prepayment (and thus reduce the Lease Balance and other amounts, the
determination of which depend upon Qualified Prepayments credited to LRC) and thereby shall render
inapplicable any and all penalties of any kind provided by applicable usury laws as a result of
such excess interest. If BNPPLC receives money (or anything else) that is determined to constitute
interest and that would, but for this provision, increase the effective interest rate

 
Closing Certificate and Agreement (Livermore/Parcel 6) — Page 18

 

 

received by BNPPLC under or in connection with the Operative Documents to a rate in excess of the
Maximum Rate, then the amount determined to constitute interest in excess of the maximum
nonusurious interest shall, immediately following such determination, be returned to LRC or be
credited as a Qualified Prepayment, in which event any and all penalties of any kind under
applicable usury law shall be inapplicable. If BNPPLC does not actually receive, but shall
contract for, request or demand, a payment of money (or anything else) which is determined to
constitute interest and to increase the effective interest rate contracted for or charged to a rate
in excess of the Maximum Rate, BNPPLC shall be entitled, following such determination, to waive or
rescind the contractual claim, request or demand for the amount determined to exceed the
Maximum Rate, in which event any and all penalties of any kind under applicable usury law shall be
inapplicable. If at any time LRC should have reason to believe that the transactions evidenced by
the Operative Documents are in fact usurious, LRC shall promptly give BNPPLC notice of such
condition, after which BNPPLC shall have ninety days in which to make appropriate refund or other
adjustment in order to correct such condition if it in fact exists.

6 Obligations of LRC Under Other Operative Documents Not Limited by this Agreement. Except
as provided above in Paragraph 5, nothing contained in this Agreement will limit, modify or
otherwise affect any of LRC’s obligations under the other Operative Documents. Subject to
Paragraph 5, those obligations are intended to be separate, independent and in addition to, and not
in lieu of, those established by this Agreement.

7 Waiver of Jury Trial. Each of the parties hereto hereby waives its right to a jury
trial of any claim or cause of action based upon or arising out of this Agreement, the other
Operative Documents or any of the transactions contemplated hereby or thereby, including contract
claims, tort claims, breach of duty claims, and all other common law or statutory claims
(collectively, the “Claims”). If and to the extent that the foregoing waiver of the right to a
jury trial is unenforceable for any reason in such forum, each of the parties hereto hereby
consents to the adjudication of all Claims pursuant to judicial reference as provided in California
Code of Civil Procedure Section 638, and the judicial referee shall be empowered to hear and
determine all issues in such reference, whether fact or law. Each of the parties hereto represents
that each has reviewed this waiver and consent and each knowingly and voluntarily waives its jury
trial rights and consents to judicial reference following consultation with legal counsel on such
matters. In the event of litigation, a copy of this Agreement may be filed as a written consent to
a trial by the court or to judicial reference under California Code of Civil Procedure Section 638
as provided herein.

[The signature pages follow.]

 
Closing Certificate and Agreement (Livermore/Parcel 6) — Page 19

 

 

     IN WITNESS WHEREOF, this Closing Certificate and Agreement (Livermore/Parcel 6) is executed to
be effective as of December 18, 2007.

	 	 	 	 	 
	 	BNP PARIBAS LEASING CORPORATION, a 
Delaware
corporation

 	 
	 	By:  	/s/
Barry Mendelsohn 	 
	 	 	Barry Mendelsohn, Director 	 
	 	 	 	 
	 

 
Closing Certificate and Agreement (Livermore/Parcel 6) — Signature Page

 

 

[Continuation of signature pages for Closing Certificate and Agreement (Livermore/Parcel 6) dated
as of December 18, 2007]

	 	 	 	 	 
	 	LAM RESEARCH CORPORATION, a 
Delaware corporation
 	 
	 
	 	By:  	/s/
Roch LeBlanc 	 
	 	 	Roch LeBlanc, Treasurer 	 
	 	 	 	 
	 

 
Closing Certificate and Agreement (Livermore/Parcel 6) — Signature Page

 

 

[Continuation of signature pages for Closing Certificate and Agreement (Livermore/Parcel 6) dated
as of December 18, 2007]

The undersigned, BNP Paribas, joins in the execution of this Agreement solely for the purposes
stated in subparagraph 4(A), which concerns the status of BNPPLC as a consolidated subsidiary of
BNP Paribas.

	 	 	 	 	 
	 	BNP PARIBAS, a bank organized and existing under the
laws of France

 	 
	 	By:  	/s/
Barry Mendelsohn 	 
	 	 	Barry Mendelsohn, Director 	 
	 	 	 	 
	 

 
Closing Certificate and Agreement (Livermore/Parcel 6) — Signature Page

 

 

Exhibit A

Legal Description

PARCEL 6, AS SAID PARCEL IS SHOWN ON THE PARCEL MAP 7341 FILED IN BOOK 268 OF PARCEL MAPS AT PAGE
85, ALAMEDA COUNTY RECORDS.

A.P.N. 903-0010-017

 

 

Exhibit B

Permitted Encumbrances

     1. The lien of supplemental taxes, if any, assessed pursuant to Chapter 3.5 commencing with
Section 75 of the California Revenue and Taxation Code.

     2. THE LAND LIES WITHIN THE BOUNDARIES OF PENDING ASSESSMENT DISTRICT NO. LL-821, AS DISCLOSED
BY AN ASSESSMENT DISTRICT MAP FILED JANUARY 6, 2003 IN BOOK 15, PAGE 69 OF MAPS OF ASSESSMENT AND
COMMUNITY FACILITIES DISTRICTS, RECORDED JANUARY 6, 2003 AS INSTRUMENT NO. 2003-006161 OF OFFICIAL
RECORDS.

     3. A waiver of any claims for damages by reason of the location, construction, landscaping or
maintenance of a contiguous freeway, highway, roadway or transit facility as contained in the
document recorded DECEMBER 17, 1948 as INSTRUMENT NO. AC95021 IN BOOK 5682, PAGE 186 of Official
Records.

     4. An offer of dedication for PUBLIC STORM DRAIN and incidental purposes, recorded NOVEMBER
23, 1998 as INSTRUMENT NO. 98-411265 of Official Records.

To:                    CITY OF LIVERMORE, A MUNICIPAL CORPORATION

     5. The terms and provisions contained in the document entitled “DEVELOPMENT AGREEMENT NO.
114-97, CAYETANO CORPORATE CAMPUS” recorded APRIL 2, 1999 as INSTRUMENT NO. 99- 140252 of Official
Records.

Document(s) declaring modifications thereof recorded DECEMBER 20, 1999 as INSTRUMENT NO. 99-449348
of Official Records.

Document(s) declaring modifications thereof recorded SEPTEMBER 25, 2000 as INSTRUMENT NO.
2000-289230 of Official Records.

Document(s) declaring modifications thereof recorded OCTOBER 30, 2003 as INSTRUMENT NO. 2003-649388
of Official Records.

Document(s) declaring modifications thereof recorded OCTOBER 18, 2005 as INSTRUMENT NO. 2005-449011
of Official Records.

In connection therewith all obligations under the Development Agreement have been satisfied with
the exception of an ongoing obligation under Section 6.4 of DA 114-97 to contribute to a program to
provide bus passes to employees of users of a property up to $500 per month as reiterated in a
letter dated October 18, 2007 from the Community Development Director of the City of Livermore.

 

 

     6. An easement for PUBLIC UTILITIES and incidental purposes, as dedicated in that
certain “Irrevocable Offer of Dedication” recorded SEPTEMBER 10, 1999 as INSTRUMENT NO. 99- 347151
of Official Records.

	 	 	 
	In Favor of:

	 	THE CITY OF LIVERMORE, A MUNICIPAL CORPORATION
	 
	 	 
	Affects:

	 	A PORTION SAID EASEMENT WAS ACCEPTED BY THE CITY OF LIVERMORE
BY “ACCEPTANCE OF IRREVOCABLE OFFER OF DEDICATION” RECORDED
FEBRUARY 3, 2003 AS INSTRUMENT NO. 2003-062803 OF OFFICIAL
RECORDS.

     7. An easement for SLOPE and incidental purposes, recorded as dedicated in that certain
“Irrevocable Offer of Dedication” recorded SEPTEMBER 10, 1999 as INSTRUMENT NO. 99- 347152 of
Official Records.

	 	 	 
	In Favor of:

	 	THE CITY OF LIVERMORE, A MUNICIPAL CORPORATION
	 
	 	 
	Affects:

	 	A WESTERLY PORTION SAID EASEMENT WAS ACCEPTED BY THE CITY OF
LIVERMORE BY “ACCEPTANCE OF IRREVOCABLE OFFER OF DEDICATION”
RECORDED FEBRUARY 3, 2003 AS INSTRUMENT NO. 2003-062802 OF
OFFICIAL RECORDS.

     8. The terms, provisions and easement(s) contained in the document entitled “DECLARATION OF
COVENANTS, CONDITIONS AND RESTRICTIONS REGARDING NO BUILD EASEMENT AREAS” recorded MAY 16, 2001 as
INSTRUMENT NO. 2001-166795 of Official Records.

A DOCUMENT ENTITLED .AMENDMENT TO AND PARTIAL TERMINATION OF DECLARATION OF COVENANTS, CONDITIONS
AND RESTRICTIONS REGARDING NO BUILD EASEMENT AREAS. RECORDED NOVEMBER 08, 2007 AS INSTRUMENT NO.
2007-390199 OF OFFICIAL RECORDS.

     9. Covenants, conditions, restrictions and easements in the document recorded JANUARY 10, 2002
as INSTRUMENT NO. 2002-017395 of Official Records, which provide that a violation thereof shall not
defeat or render invalid the lien of any first mortgage or deed of trust made in good faith and for
value, but deleting any covenant, condition or restriction indicating a preference, limitation or
discrimination based on race, color, religion, sex, handicap, familial status, national origin,
sexual orientation, marital status, ancestry, source of income or disability, to the extent such
covenants, conditions or restrictions violate Title 42, Section 3604(c), of the United States Codes
or Section 12955 of the California Government Code. Lawful restrictions under state and federal law
on the age of occupants in senior housing or housing for older persons shall not be construed as
restrictions based on familial status.
CONSENT TO THE DECLARATION OF COVENANTS, CONDITIONS AND

 

 

RESTRICTIONS FOR SHEA CENTER LIVERMORE,
EXECUTED BY KLA-TENCOR CORPORATION, A DELAWARE CORPORATION, RECORDED JANUARY 10, 2002 AS INSTRUMENT
NO. 2002-017396 OF OFFICIAL RECORDS.

NOTE: This title encumbrance is subject to and limited by the terms and provisions contained in
the document entitled “Memorandum of Agreement” which is being executed by BNPPLC and others
contemporaneously with BNPPLC’s acquisition of the Property from the Prior Owner and recorded in
the Official Records.

     10. An easement shown or dedicated on the map filed or recorded JANUARY 6, 2003 in BOOK 268,
PAGES 85 THROUGH 88 of MAPS

	 	 	 
	For:

	 	PUBLIC UTILITIES and incidental purposes.
	Affects:

	 	AS SHOWN ON SAID MAP)

     11. An easement shown or dedicated on the map filed or recorded JANUARY 6, 2003 in BOOK 268,
PAGES 85 THROUGH 88 of MAPS

	 	 	 
	For:

	 	PUBLIC UTILITIES AND SIDEWALK and incidental purposes.

     12. An easement shown or dedicated on the map filed or recorded JANUARY 6, 2003 in BOOK 268,
PAGES 85 THROUGH 88 of MAPS

	 	 	 
	For:

	 	PRIVATE LANDSCAPE and incidental purposes.

     13. Abutter=s rights of ingress and egress to or from PORTIONS OF COLLIER CANYON ROAD,
PORTOLA AVENUE AND GATEWAY AVENUE have been dedicated or relinquished on the filed Map.

     14. An easement for FLIGHT AND PASSAGE OF AIRCRAFT and incidental purposes, recorded JANUARY
6, 2003 as INSTRUMENT NO. 2003-006165 of Official Records.

	 	 	 
	In Favor of:

	 	THE CITY OF LIVERMORE, A MUNICIPAL CORPORATION
	Affects:

	 	A PORTION OF THE LAND

 
Exhibit B to Closing Certificate and Agreement (Livermore/Parcel 6) — Page 3

 

 

Exhibit C

Quarterly Certificate

BNP Paribas Leasing Corporation

12201 Merit Drive, Suite 860

Dallas, Texas 75251

Attention: Lloyd G. Cox, Managing Director

Gentlemen:

     This Certificate is furnished pursuant to subparagraph 2(D)(3) of the Closing Certificate and
Agreement (Livermore/Parcel 6) dated as of December 18, 2007 between Lam Research Corporation and
BNP Paribas Leasing Corporation (as amended, the “Closing Certificate”). Terms defined in the
Closing Certificate and used but not otherwise defined in this Certificate are intended to have the
respective meanings ascribed to them in the Closing Certificate.

     The undersigned, being a Responsible Financial Officer of Lam Research Corporation, represents
and certifies the following to BNP Paribas Leasing Corporation:

     (a) No Event of Default or material Default by LRC has occurred except as follows:

[If an Event of Default or material Default by LRC has occurred, insert a
description of the nature thereof and the action which LRC has taken or
proposes to take to rectify it; otherwise, insert the word “none”.]

     (b) The unrestricted cash, unencumbered cash investments and unencumbered marketable
securities classified as short term or long term investments according to GAAP of LRC and
its Subsidiaries (determined on a consolidated basis) are no less than $300,000,000, as
required by subparagraph 3(A) of the Closing Certificate.

     Executed this ______ day of ______, 20___.

[INSERT SIGNATURE BLOCK FOR A

RESPONSIBLE FINANCIAL OFFICER]

 

 

Exhibit D

Certificate of BNPPLC Re: Accounting

Lam Research Corporation

4300 Cushing Parkway

Fremont, California 94538

Attention: Roch LeBlanc, Treasurer

Gentlemen:

     This certificate is furnished pursuant to subparagraph 4(A) of the Closing Certificate and
Agreement (Livermore/Parcel 6) dated as of December 18, 2007 between BNP Paribas Leasing
Corporation and Lam Research Corporation (as amended, the “Closing Certificate”). Terms defined in
the Closing Certificate and used but not otherwise defined in this certificate are intended to have
the respective meanings ascribed to them in the Closing Certificate.

     BNP Paribas Leasing Corporation (“BNPPLC”) certifies that the following are true and complete
in all material respects, but only to the knowledge of BNPPLC as of the date hereof:

     (A) The facts disclosed in any financial statements or other documents listed in the
Annex attached to this certificate were (as of their respective dates) true and complete in
all material respects. Copies of such statements or other documents were provided by or behalf of
BNPPLC to LRC prior to the date hereof to permit LRC to determine the appropriate accounting for
LRC’s relationship with BNPPLC under FASB Interpretation No. 46, Consolidation of Variable Interest
Entities (Revised December 2003).

     (B) The fair value of the Property and of other properties, if any, leased to LRC by BNPPLC
(collectively, whether one or more, the “Properties Leased to LRC”) are, as of the date hereof,
less than half of the total of the fair values of all assets of BNPPLC, excluding any assets of
BNPPLC which are held within a silo. Further, none of the Properties Leased to LRC are, as of the
date hereof, held within a silo.

     Although the representations required of BNPPLC by this certificate are intended to cover
facts, it is understood and agreed (consistent with subparagraph 4(C) of the Lease) that
BNPPLC has not made and will not make any representation or warranty as to the proper accounting by
LRC or its Affiliates of the Lease or other Operative Documents or as to other accounting
conclusions.

     Executed this ______ day of ______, 20___.

 

 

	 	 	 	 	 
	 	BNP PARIBAS LEASING CORPORATION, a 
Delaware
corporation

 	 
	 	By:  	 	 
	 	 	Lloyd G. Cox, Managing Director 	 
	 	 	 	 
	 

 
Exhibit D to Closing Certificate and Agreement (Livermore/Parcel 6) — Page 2exv10w136

 

Exhibit 10.136

AGREEMENT REGARDING

PURCHASE AND REMARKETING OPTIONS

(LIVERMORE/PARCEL 6)

BETWEEN

LAM RESEARCH CORPORATION

(“LRC”)

AND

BNP PARIBAS LEASING CORPORATION

(“BNPPLC”)

December 18, 2007

 

 

TABLE OF CONTENTS

	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Page
	1	 	Additional Definitions	 	 	2	 
	 	 	“97-1/Default (100%)”	 	 	2	 
	 	 	“Adjusted Lease Balance”	 	 	2	 
	 	 	“Applicable Purchaser”	 	 	2	 
	 	 	“Balance of Unpaid Construction Period Losses”	 	 	2	 
	 	 	“BNPPLC’s Actual Out of Pocket Costs”	 	 	4	 
	 	 	“Break Even Price”	 	 	4	 
	 	 	“Committed Price”	 	 	4	 
	 	 	“Conditions to LRC’s Initial Remarketing Rights”	 	 	4	 
	 	 	“Cutoff Date”	 	 	4	 
	 	 	“Decision Not to Sell at a Loss”	 	 	4	 
	 	 	“Deemed Sale”	 	 	5	 
	 	 	“Extended Remarketing Period”	 	 	5	 
	 	 	“Fair Market Value”	 	 	5	 
	 	 	“Final Sale Date”	 	 	5	 
	 	 	“Initial Remarketing Notice”	 	 	5	 
	 	 	“Initial Remarketing Price”	 	 	5	 
	 	 	“Lease Balance”	 	 	5	 
	 	 	“LRC’s Extended Remarketing Right”	 	 	5	 
	 	 	“LRC’s Initial Remarketing Rights”	 	 	6	 
	 	 	“Make Whole Amount”	 	 	6	 
	 	 	“Maximum Remarketing Obligation”	 	 	6	 
	 	 	“Must Sell Price”	 	 	6	 
	 	 	“Notice of Sale”	 	 	7	 
	 	 	“Proposed Sale”	 	 	7	 
	 	 	“Proposed Sale Date”	 	 	7	 
	 	 	“Purchase Option”	 	 	7	 
	 	 	“Put Option”	 	 	7	 
	 	 	“Qualified Sale”	 	 	7	 
	 	 	“Sale Closing Documents”	 	 	7	 
	 	 	“Supplemental Payment”	 	 	8	 
	 	 	“Supplemental Payment Obligation”	 	 	8	 
	 	 	“Valuation Procedures”	 	 	8	 
	 
	2	 	LRC’s Options and Obligations on the Designated Sale Date	 	 	8	 
	 

	 	(A)
	 	Purchase Option; Initial Remarketing Rights; Supplemental Payment
Obligation
	 	 	8	 
	 

	 	(B)
	 	Designation of the Purchaser
	 	 	10	 
	 

	 	(C)
	 	Delivery of Property Related Documents If BNPPLC Retains the Property
	 	 	10	 
	 

	 	(D)
	 	Security for LRC’s Purchase Option
	 	 	10	 
	 
	3	 	LRC’s Rights, Options and Obligations After the Designated Sale Date	 	 	11	 
	 

	 	(A)
	 	LRC’s Obligation to Buy if Certain Conditions are Satisfied
	 	 	11	 
	 

	 	(B)
	 	LRC’s Extended Right to Remarket
	 	 	11	 

 

 

TABLE OF CONTENTS

(Continued)

	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Page
	 

	 	(C)
	 	Deemed Sale On the Second Anniversary of the Designated Sale Date
	 	 	12	 
	 

	 	(D)
	 	LRC’s Right to Share in Sales Proceeds Received By BNPPLC From any
Qualified Sale
	 	 	12	 
	 
	4	 	Transfers By BNPPLC After the Designated Sale Date	 	 	13	 
	 

	 	(A)
	 	BNPPLC’s Right to Sell
	 	 	13	 
	 

	 	(B)
	 	Survival of LRC’s Rights and the Supplemental Payment Obligation
	 	 	13	 
	 

	 	(C)
	 	Release and Quitclaim by LRC
	 	 	13	 
	 

	 	(D)
	 	Easements and Other Transfers in the Ordinary Course of Business
	 	 	14	 
	 
	5	 	Terms of Conveyance Upon Purchase	 	 	14	 
	 

	 	(A)
	 	Tender of Sale Closing Documents
	 	 	14	 
	 

	 	(B)
	 	Delivery of Escrowed Proceeds
	 	 	15	 
	 
	6	 	Survival and Termination of the Rights and Obligations of LRC and BNPPLC	 	 	15	 
	 

	 	(A)
	 	Election by LRC to Terminate the Supplemental Payment Obligation
Prior to the Completion Date
	 	 	15	 
	 

	 	(B)
	 	Status of this Agreement Generally
	 	 	15	 
	 

	 	(C)
	 	Automatic Termination of LRC’s Rights
	 	 	16	 
	 

	 	(D)
	 	Payment Only to BNPPLC
	 	 	16	 
	 

	 	(E)
	 	Preferences and Voidable Transfers
	 	 	16	 
	 

	 	(F)
	 	Remedies Under the Other Operative Documents
	 	 	17	 
	 
	7	 	Certain Remedies Cumulative	 	 	17	 
	 
	8	 	Attorneys’ Fees and Legal Expenses	 	 	17	 
	 
	9	 	Recording Memorandum	 	 	17	 
	 
	10	 	Successors and Assigns	 	 	17	 

(ii)

 

TABLE OF CONTENTS

(Continued)

Exhibits and Schedules

	 	 	 
	Exhibit A

	 	Legal Description
	 
	 	 
	Exhibit B

	 	Valuation Procedures
	 
	 	 
	Exhibit C

	 	Form of Deed With Limited Title Warranties
	 
	 	 
	Exhibit D

	 	Bill of Sale and Assignment
	 
	 	 
	Exhibit E

	 	Acknowledgment of Disclaimer of Representations and Warranties
	 
	 	 
	Exhibit F

	 	Secretary=s Certificate
	 
	 	 
	Exhibit G

	 	FIRPTA Statement
	 
	 	 
	Exhibit H

	 	Notice of Election to Terminate the Supplemental Payment Obligation

(iii)

 

AGREEMENT REGARDING

PURCHASE AND REMARKETING OPTIONS

(LIVERMORE/PARCEL 6)

     This AGREEMENT REGARDING PURCHASE AND REMARKETING OPTIONS (LIVERMORE/PARCEL 6) (this
“Agreement”), dated as of December 18, 2007 (the “Effective Date”), is made by and between BNP
PARIBAS LEASING CORPORATION (“BNPPLC”), a Delaware corporation, and LAM RESEARCH CORPORATION
(“LRC”), a Delaware corporation.

RECITALS

     Contemporaneously with the execution of this Agreement, BNPPLC and LRC are executing a Common
Definitions and Provisions Agreement (Livermore/Parcel 6) dated as of the Effective Date (the
“Common Definitions and Provisions Agreement”), which by this reference is incorporated into and
made a part of this Agreement for all purposes. As used in this Agreement, capitalized terms
defined in the Common Definitions and Provisions Agreement and not otherwise defined in this
Agreement are intended to have the respective meanings assigned to them in the Common Definitions
and Provisions Agreement.

     Contemporaneously with this Agreement, at the request of LRC BNPPLC is acquiring the Land
described in Exhibit A and any existing Improvements on the Land pursuant to the Existing
Contract.

     Also contemporaneously with this Agreement, BNPPLC and LRC are executing a Construction
Agreement (Livermore/Parcel 6) dated as of the Effective Date (the “Construction Agreement”) and a
Lease Agreement (Livermore/Parcel 6) dated as of the Effective Date (the “Lease”). Pursuant to
the Construction Agreement, BNPPLC is agreeing to provide funding for the construction of new
Improvements. When the term of the Lease commences, the Lease will cover the Land described in
Exhibit A and all Improvements on such Land. (As used herein, “Property” means (i) all of
BNPPLC’s interests, including those conveyed to it by the Prior Owner, in the Land and in the
Improvements and in all other real and personal property from time to time covered or to be covered
by the Lease and included within the “Property” as defined therein, and (ii) BNPPLC’s interest in
any Escrowed Proceeds yet to be applied as a Qualified Prepayment or to the cost of repairs to or
restoration of the Improvements or other property covered by the Lease; except that, for purposes
of this Agreement (but without limiting any provision of the other Operative Documents regarding
the application of Escrowed Proceeds), the Property will not include any condemnation or insurance
proceeds included in Escrowed Proceeds as a result of any Pre-lease Force Majeure Event, nor will
it include any right to receive any such condemnation or insurance proceeds in the future, unless
LRC itself or one of its Affiliates purchases the Property from BNPPLC as provided in subparagraphs
2(A)(1) or 3(A)

 

 

below.)

     LRC and BNPPLC have agreed on the terms and conditions upon which LRC may elect
to purchase or arrange for the purchase of the Property or may be obligated to purchase the
Property, and by this Agreement they desire to confirm all such terms and conditions.

AGREEMENTS

1 Additional Definitions. As used in this Agreement, the following terms have the
following respective meanings:

“97-1/Default (100%)” means a Default that results from (A) a failure of LRC to make any
payment required by any Operative Document, including (i) any 97-10/Prepayment payable as
provided in Paragraph 9 of the Construction Agreement, (ii) any other amounts
payable under the Construction Agreement because of Covered Construction Period Losses,
(iii) any payment of Rent required by the Lease or (iv) any Supplemental Payment required by
this Agreement on the Designated Sale Date, or (B) any Hazardous Substance Activities
occurring on or about the Land after the Completion Date and on or prior to the Cutoff Date,
or (C) any failure of LRC after the Completion Date and on or prior to the Cutoff Date to
insure, maintain, operate, repair or return the Property in accordance with all terms and
conditions of the Lease, or (D) any failure of LRC to apply insurance or condemnation
proceeds received by it with respect to the Property as required by the Operative Documents,
or (E) any breach by LRC of subparagraphs 1(B), (D), (E) or (G) of the Closing Certificate.
Except as provided in subparagraph 3(A), the characterization of any Default as a
97-1/Default (100%) will not affect the rights or remedies available to BNPPLC because of
the Default.

“Adjusted Lease Balance” means a dollar amount equal to the following (but not less than
zero):

	 	•	 	the Lease Balance, less
	 
	 	•	 	Pre-lease Force Majeure Losses (if any).

“Applicable Purchaser” means (1) the third party designated by LRC to purchase the Property
at any sale arranged by LRC as provided in this Agreement, or (2) the third party designated
by BNPPLC as the purchaser at any Qualified Sale not arranged by LRC.

“Balance of Unpaid Construction Period Losses” means, subject to the qualifications set
forth below in this definition, an amount equal to the sum of:

	 	(1)	 	the total Losses (if any) that have been incurred or suffered by BNPPLC or other
Interested Parties at any time and from time to time prior to the Completion Date

 

 

	 	 	 	(or, if no Completion Date occurs prior to the Designated Sale Date, then prior to
the Designated Sale Date) by reason of, in connection with or arising out of (A)
their ownership or alleged ownership of any interest in the Property or the payments
required by the Operative Documents, (B) the use or operation of the Property, (C)
the negotiation, administration or enforcement of the Operative Documents, (D) the
making of Funding Advances, (E) the Construction Project, (F) the breach by LRC of
this Agreement or any other Operative Document or any other document executed by LRC
in connection herewith, (G) any failure of the Property or LRC itself to comply with
Applicable Laws, (H) Permitted Encumbrances, (I) Hazardous Substance Activities,
including those occurring prior to Effective Date, or (J) any bodily or personal
injury or death or property damage occurring in or upon or in the vicinity of the
Property through any cause whatsoever; plus

	 	(2)	 	interest accruing at the Default Rate, compounded annually, on each payment of
any such Losses by BNPPLC or any other Interested Party from the date such payment was
made to the Designated Sale Date.

For purposes of computing the Balance of Unpaid Construction Period Losses, Losses as
described in clause (1) of this definition will include each reduction (if any) (i) in the
Carrying Costs added to the Outstanding Construction Allowance as provided in the
Construction Agreement, or (ii) in the Base Rent payable to BNPPLC as provided in the Lease,
that results from Pre-lease Force Majeure Losses. In other words, the Losses described in
clause (1) will include the additional (if any) Carrying Costs and Base Rent that would have
accrued if Pre-lease Force Majeure Losses were set at zero dollars ($0.00) in the formulas
set forth in the Construction Agreement and in the Lease for calculating Carrying Costs and
Base Rent, respectively.

Notwithstanding the foregoing, however, none of the following will be included in the
Balance of Unpaid Construction Period Losses: (i) amounts included in or paid by BNPPLC with
the proceeds of the Initial Advance (including Transaction Expenses); (ii) Losses paid or
reimbursed from Construction Advances (including Local Impositions, insurance premiums and
amounts paid by LRC prior to the Completion Date and reimbursed to it through Construction
Advances made pursuant to the Construction Agreement); (iii) any other Losses which LRC has
paid prior to the Designated Sale Date or for which LRC remains fully obligated to pay
pursuant to the other Operative Documents (including Covered Construction Period Losses paid
or payable by LRC pursuant to the Construction Agreement); and (iv) any decline in the value
of the Property, including any such decline that is attributable solely to a Pre-lease Force
Majeure Event and thus constitutes a Pre-lease Force Majeure Loss.

 
Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 3

 

 

Further, in the event BNPPLC or another Interested Party receives and is permitted to retain
insurance proceeds paid under any insurance policy maintained by LRC as reimbursement or
compensation for Losses that would otherwise be included in the Balance of Unpaid
Construction Period Costs, then the Balance of Unpaid Construction Period Costs and the
Losses described in clause (2) of this definition will be reduced pro tanto by the amount of
such insurance proceeds, effective as of the date such proceeds are paid to BNPPLC or the
other Interested Party.

“BNPPLC’s Actual Out of Pocket Costs” means the out-of-pocket costs and expenses, if any,
incurred by BNPPLC in connection with a sale of the Property under this Agreement or in
connection with the collection of payments due to it under this Agreement (including any
Breakage Costs; Attorneys’ Fees; appraisal costs; and income, transfer, withholding or other
taxes which do not constitute Excluded Taxes; but not including Excluded Taxes or costs of
removing any Lien Removable by BNPPLC).

     “Break Even Price” means an amount equal to:

	•	 	the Lease Balance, plus
	 
	•	 	BNPPLC’s Actual Out of Pocket Costs, and plus
	 
	•	 	an amount equal to the Balance of Unpaid Construction Period Losses (if any).

     “Committed Price” has the meaning indicated in subparagraph 3(B)(4).

“Conditions to LRC’s Initial Remarketing Rights” has the meaning indicated in subparagraph
2(A)(2)(a).

“Cutoff Date” means the later of the dates upon which (i) the Lease terminates or LRC’s
interests in the Property are sold at foreclosure as provided in Exhibit B attached
to the Lease, or (ii) LRC surrenders possession and control of the Property and ceases to
have the right to use and occupy the Land or Improvements under any of the Operative
Documents.

“Decision Not to Sell at a Loss” means a decision by BNPPLC not to sell the Property on the
Designated Sale Date to an Applicable Purchaser as provided in subparagraph 2(A)(2), despite
LRC’s satisfaction of the Conditions to LRC’s Initial Remarketing Rights.

“Deemed Sale” has the meaning indicated in subparagraph 3(C).

 
Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 4

 

 

“Extended Remarketing Period” means a period beginning on the Designated Sale Date and
ending on the Final Sale Date.

“Fair Market Value” has the meaning indicated in Exhibit B.

“Final Sale Date” means the earlier of:

	•	 	any date after the Designated Sale Date upon which BNPPLC conveys the Property to
consummate a sale of the Property to LRC because of BNPPLC’s exercise of the Put Option as
provided in subparagraph 3(A); or

	•	 	any date after the Designated Sale Date upon which BNPPLC conveys the Property to
consummate a Qualified Sale, or would have done so but for a material breach of this
Agreement by LRC (including any breach of its obligation to make any Supplemental Payment
required in connection with such Qualified Sale); or

	•	 	the second anniversary of the Designated Sale Date, which will be the date of a Deemed
Sale as provided in subparagraph 3(C) if no earlier date qualifies as the Final Sale Date
and the entire Property is not sold by BNPPLC to LRC or an Applicable Purchaser prior to
the second anniversary of the Designated Sale Date.

“Initial Remarketing Notice” means a notice delivered to BNPPLC by LRC prior to the
Designated Sale Date in which LRC confirms LRC’s decision to exercise LRC’s Initial
Remarketing Rights and the amount of the Initial Remarketing Price.

“Initial Remarketing Price” means the cash price set forth in an Initial Remarketing Notice
delivered by LRC to BNPPLC as the price for which LRC has arranged a sale of the Property on
the Designated Sale Date to an Applicable Purchaser which is not an Affiliate of LRC. Such
price may be any price negotiated by the Applicable Purchaser in good faith and on an arms length basis with LRC.

“Lease Balance” means the Lease Balance (as defined in the Common Definitions and Provisions
Agreement) on the Designated Sale Date, but computed without deduction for any Supplemental
Payment or other amount paid to BNPPLC pursuant to this Agreement on the Designated Sale
Date.

“LRC’s Extended Remarketing Right” has the meaning indicated in subparagraph 3(B).

“LRC’s Initial Remarketing Rights” has the meaning indicated in

 
Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 5

 

 

subparagraph 2(A)(2).

“Make Whole Amount” means the sum of the following:

     (1) the amount (if any) by which the Lease Balance exceeds the following, as
applicable: (a) any 97-10/Prepayment paid to BNPPLC on or before the Designated Sale Date,
or (b) any Supplemental Payment which was actually paid to BNPPLC on the Designated Sale
Date; together with interest on such excess computed at the Default Rate for the period
commencing on the Designated Sale Date and ending on the Final Sale Date; plus

     (2) any unpaid Base Rent or other amounts due to BNPPLC pursuant to the other Operative
Documents; plus

     (3) BNPPLC’s Actual Out of Pocket Costs; plus

     (4) an amount equal to the Balance of Unpaid Construction Period Losses (if any),
together with interest on thereon computed at the Default Rate for the period commencing on
the Designated Sale Date and ending on the Final Sale Date; plus

     (5) the amount, but not less than zero, by which (i) all Local Impositions, insurance
premiums and other Losses of every kind suffered or incurred by BNPPLC (whether or not
reimbursed in whole or in part by another Interested Party) with respect to the ownership,
operation or maintenance of the Property during the Extended Remarketing Period, exceeds
(ii) any rents or other sums collected by BNPPLC during such period from third parties as
consideration for any lease or other contracts made by
BNPPLC that authorize the use and enjoyment of the Property by such parties; together
with interest on such excess computed at the Default Rate for each day prior to the Final
Sale Date.

“Maximum Remarketing Obligation” means a dollar amount equal to 85.67% of the Adjusted Lease
Balance.

“Must Sell Price” means, with respect to any Proposed Sale arranged by LRC pursuant to
subparagraph 3(B), a cash price to BNPPLC equal to the Make Whole Amount, computed as of the
Proposed Sale Date applicable to such Proposed Sale, plus all reimbursements or payments by
BNPPLC to LRC that will be required by clause (4) of subparagraph 3(D) in connection with
the Proposed Sale.

“Notice of Sale” has the meaning indicated in subparagraph 3(B)(4).

 
Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 6

 

 

     “Proposed Sale” has the meaning indicated in subparagraph 3(B).

     “Proposed Sale Date” has the meaning indicated in subparagraph 3(B)(4).

     “Purchase Option” has the meaning indicated in subparagraph 2(A)(1).

     “Put Option” has the meaning indicated in subparagraph 3(A).

“Qualified Sale” means any (1) Deemed Sale as described in subparagraph 3(C), or (2) actual
sale (prior to any such Deemed Sale) of all or substantially all of the Property to an
Applicable Purchaser that occurs after the Designated Sale Date and that:

	•	 	results from LRC’s exercise of LRC’s Extended Remarketing Right as described in
subparagraph 3(B); or

	•	 	is approved in advance as a Qualified Sale by LRC; or

	•	 	is to a third party and, if it is completed by a conveyance from BNPPLC prior to six
months after the Designated Sale Date, is for a price not less than the least of the
following amounts:

	 	(a)	 	the lowest price at which BNPPLC will be obligated, pursuant to
clause (4) of subparagraph 3(D), to reimburse to LRC (i) the entire amount of
any Supplemental Payment theretofore made by LRC to BNPPLC, or (ii) if no such
Supplemental Payment has been made, but LRC has theretofore made a
97-10/Prepayment to BNPPLC, the entire amount of such 97-10/Prepayment; or
	 
	 	(c)	 	90% of the Fair Market Value of the Property.

“Sale Closing Documents” means the following documents, which BNPPLC must tender pursuant to
Paragraph 5(A) to consummate any sale of the Property pursuant to this Agreement: (1) a
Deed With Limited Title Warranties in the form attached as Exhibit C, (2) a Bill of
Sale and Assignment in the form attached as Exhibit D, (3) an Acknowledgment of
Disclaimer of Representations and Warranties in the form attached as Exhibit E, (4)
a Secretary’s Certificate in the form attached as Exhibit F, and (5) a certificate
concerning tax withholding in the form attached as Exhibit G.

“Supplemental Payment” has the meaning indicated in subparagraph 2(A)(3).

 
Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 7

 

 

“Supplemental Payment Obligation” has the meaning indicated in subparagraph 2(A)(3).

“Valuation Procedures” means procedures set forth in Exhibit B, which are to be
followed in the event a determination of the Fair Market Value of the Property is required
by this Agreement.

2 LRC’s Options and Obligations on the Designated Sale Date.

     (A) Purchase Option; Initial Remarketing Rights; Supplemental Payment Obligation.
Whether or not an Event of Default has occurred and is continuing, but subject to Paragraph 6
below:

     (1) LRC will have the right (the “Purchase Option”) to purchase or cause an Affiliate
of LRC, as the Applicable Purchaser, to purchase the Property on the Designated Sale Date.
If LRC exercises the Purchase Option, the purchase price for the Property will equal the
Lease Balance, and on the Designated Sale Date LRC must pay any Base Rent or other amounts
then due under the other Operative Documents.

     (2) If LRC does not exercise the Purchase Option, LRC will have the following rights
(collectively, “LRC’s Initial Remarketing Rights”):

     (a) First, LRC will have the right to designate a third party, other
than an Affiliate of LRC, as the Applicable Purchaser and to cause such Applicable
Purchaser to purchase the Property on the Designated Sale Date for a cash price
equal to the Initial Remarketing Price. Such right, however, will be subject to the
conditions (the “Conditions to LRC’s Initial Remarketing Rights”) that (i) LRC
deliver an Initial Remarketing Notice to BNPPLC within the thirty days prior to the
Designated Sale Date, (ii) on the Designated Sale Date the Applicable Purchaser
tenders to BNPPLC a payment equal to the Initial Remarketing Price, and (iii) LRC
itself tenders to BNPPLC the Supplemental Payment, if any, which will be required by
subparagraph 2(A)(3) in the event BNPPLC completes the sale to the Applicable
Purchaser, together with any Base Rent or other amounts then due under the other
Operative Documents. Further, notwithstanding the satisfaction of the Conditions to
LRC’s Initial Remarketing Rights on the Designated Sale Date, if the Break Even
Price exceeds the sum of the following: (1) any cash price actually tendered
directly to BNPPLC by the Applicable Purchaser on the Designated Sale Date, and (2)
any Supplemental Payment actually paid to BNPPLC by LRC on the Designated Sale Date
as described

 
Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 8

 

 

below, then BNPPLC may affirmatively elect to decline any tender of the
purchase price from the Applicable Purchaser and retain the Property rather than
sell it pursuant to this subparagraph 2(A)(2) by making a Decision Not to Sell at a
Loss.

     (b) Second, if LRC elects to cause and does cause an Applicable Purchaser who
is not an Affiliate of LRC to purchase the Property on the Designated Sale Date and
the cash payment actually received by BNPPLC from
the Applicable Purchaser as the purchase price exceeds the Break Even Price,
then BNPPLC will pay the excess to LRC or as otherwise required by Applicable Law.

     (3) If for any reason whatsoever BNPPLC does not receive a cash price (calculated
prior to any netting of expenses of BNPPLC) for the Property on the Designated Sale Date
equal to or in excess of the Break Even Price in connection with a sale made pursuant to
subparagraph 2(A)(1) or subparagraph 2(A)(2)(a), then LRC will have the obligation (the
“Supplemental Payment Obligation”) to pay to BNPPLC on the Designated Sale Date a
supplemental payment (the “Supplemental Payment”) equal to the amount by which the Break
Even Price exceeds any such cash price actually received by BNPPLC on the Designated Sale
Date; provided, however, unless LRC exercises the Purchase Option, if such excess is greater
than the Maximum Remarketing Obligation, the Supplemental Payment will be limited to an
amount equal to the Maximum Remarketing Obligation.

Without limiting the generality of the foregoing, LRC must (unless excused by subparagraph
6(A) below) make the Supplemental Payment even if BNPPLC does not sell the Property to LRC
or an Applicable Purchaser on the Designated Sale Date because of (A) a Decision Not to Sell
at a Loss, or (B) a failure of LRC to exercise, or a decision by LRC not to exercise, the
Purchase Option or LRC’s Initial Remarketing Rights, or (C) a failure of LRC or any
Applicable Purchaser to tender the price required by the forgoing provisions on the
Designated Sale Date following any exercise of or attempt by LRC to exercise the Purchase
Option or LRC’s Initial Remarketing Rights.

LRC acknowledges that it is undertaking the Supplemental Payment Obligation in consideration
of the rights afforded to it by this Agreement, but that such obligation is not contingent
upon any exercise by LRC of such rights or upon any purchase of the Property by LRC or an
Applicable Purchaser. If any Supplemental Payment due according to this subparagraph
2(A)(3) is not actually paid to BNPPLC on the Designated Sale Date, then LRC must pay
interest on the past due amount computed at the Default Rate.

 
Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 9

 

 

LRC also acknowledges that payment of a Supplemental Payment will not excuse it from
its obligation to pay any Base Rent or other amounts due under any of the other Operative
Documents.

     (B) Designation of the Purchaser. To give BNPPLC the opportunity before the Designated
Sale Date to prepare the Sale Closing Documents, LRC must, by a notice to BNPPLC given at least ten
days prior to the Designated Sale Date, specify irrevocably, unequivocally and with particularity
any party who will purchase the Property because of LRC’s exercise of its Purchase Option or of
LRC’s Initial Remarketing Rights. If LRC fails to do so, BNPPLC may postpone the delivery of the
Sale Closing Documents until a date after the Designated Sale Date and not more than ten days after
LRC finally does so specify a party, but such postponement will not relieve or postpone the
obligation of LRC to make a Supplemental Payment on the Designated Sale Date as provided in
subparagraph 2(A)(3).

     (C) Delivery of Property Related Documents If BNPPLC Retains the Property. Unless LRC
or its Affiliate or another Applicable Purchaser purchases the Property pursuant to subparagraph
2(A), promptly after the Designated Sale Date LRC must deliver and assign to BNPPLC all plans and
specifications for the Property previously prepared for LRC or otherwise available to LRC
(including those prepared in connection with the construction contemplated by the Construction
Agreement), together with all other files, documents and permits of LRC (including any Existing
Space Leases and subleases then in force) which may be necessary or useful to any future owner’s or
occupant’s use of the Property. Without limiting the foregoing, LRC will transfer or arrange the
transfer to BNPPLC of all utility, building, health and other operating permits required by any
municipality or other governmental authority having jurisdiction over the Property for uses of the
Property permitted by the Lease or for any remaining construction required to complete the
Improvements contemplated by the Construction Agreement if neither LRC nor any Affiliate or other
Applicable Purchaser purchases the Property pursuant to subparagraph 2(A).

     (D) Security for LRC’s Purchase Option. If (contrary to the intent of the
parties as expressed in subparagraph 4(C) of the Lease) it is determined that LRC is not,
under applicable state law as applied to the Operative Documents, the equitable owner of the
Property and the borrower from BNPPLC in a financing arrangement, but rather is a tenant under the
Lease with an option to purchase from BNPPLC as provided in subparagraph 2(A)(1), then the parties
intend that the Purchase Option be secured by a lien against and security interest in the Property.
Accordingly, BNPPLC does hereby grant to LRC a lien against and security interest in the Property,
including all rights, title and interests of BNPPLC from time to time in and to the Land and
Improvements, in order to secure (1) BNPPLC’s obligation to convey the Property to LRC or an
Affiliate designated by it if LRC exercises the Purchase Option and tenders payment of the Lease
Balance and any required Supplemental Payment to

 
Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 10

 

 

BNPPLC on the Designated Sale Date as provided herein, and (2) LRC’s right to recover any
damages from BNPPLC caused by a breach of such obligation, including any such breach caused by a
rejection or termination of this Agreement in any bankruptcy or insolvency proceeding instituted by
or against BNPPLC, as debtor. LRC may enforce such lien and security interest judicially after any
such breach by BNPPLC, but not otherwise.

3 LRC’s Rights, Options and Obligations After the Designated Sale Date.

     (A) LRC’s Obligation to Buy if Certain Conditions are Satisfied. Regardless of any
prior Decision Not to Sell at a Loss or any prior receipt by BNPPLC of any Notice of Sale from LRC,
BNPPLC will have the option (the “Put Option”) to require LRC to purchase the Property upon demand
at any time after the Designated Sale Date for a cash price equal to the Make Whole Amount if:

     (1) BNPPLC has not already conveyed the Property to consummate a sale of the Property
to LRC or an Applicable Purchaser pursuant to other provisions of this Agreement; and

     (2) a 97-1/Default (100%) occurs or is continuing on or after the Designated Sale Date;
and

     (3) BNPPLC notifies LRC of BNPPLC’s exercise of the Put Option within two years
following the Designated Sale Date.

     (B) LRC’s Extended Right to Remarket. If the Property is not sold to LRC or an
Applicable Purchaser on the Designated Sale Date pursuant to this Agreement, LRC will have the
right (“LRC’s Extended Remarketing Right”) during the Extended Remarketing Period to arrange a sale
of the Property to an Applicable Purchaser, other than an Affiliate of LRC, for a price equal to or
in excess of the Must Sell Price (a “Proposed Sale”). LRC’s Extended Remarketing Right will,
however, be subject to all of the following conditions:

     (1) BNPPLC has not exercised the Put Option as provided in subparagraph 3(A) or already
contracted with another Applicable Purchaser to convey the Property in connection with a
Qualified Sale.

     (2) LRC’s Extended Remarketing Right is not terminated pursuant to subparagraph 6(C)
because of LRC’s failure to pay any required Supplemental Payment.

     (3) LRC’s Extended Remarketing Right is not terminated pursuant to subparagraph 6(C)
because of LRC’s failure to pay any required 97-10/Prepayment.

 
Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 11

 

 

     (4) LRC must have provided a notice to BNPPLC (a “Notice of Sale”) setting forth
(i) the date proposed by LRC as the Final Sale Date (the “Proposed Sale Date”), which must
be no sooner than thirty days after BNPPLC’s receipt of the Notice of Sale and no later than
the last Business Day of the Extended Remarketing Period, (ii) the full legal name of the
Applicable Purchaser and such other information as is needed to prepare the Sale Closing
Documents, and (iii) the cash price that will be tendered to BNPPLC for the Property (the
“Committed Price”).

     (5) The Committed Price must be no less than the Must Sell Price, computed as of the
Proposed Sale Date.

     (C) Deemed Sale On the Second Anniversary of the Designated Sale Date. If no date
prior to the second anniversary of the Designated Sale Date qualifies as the Final Sale Date, then
on the second anniversary of the Designated Sale Date BNPPLC will, for purposes of the next
subparagraph, be deemed to have sold the Property (a “Deemed Sale”) to an Applicable Purchaser at a
Qualified Sale for a net cash price equal to its Fair Market Value as determined as of the
Designated Sale Date.

     (D) LRC’s Right to Share in Sales Proceeds Received By BNPPLC From any Qualified Sale.
BNPPLC must apply the cash proceeds received by BNPPLC from any Qualified Sale (regardless of
whether the sale is arranged by LRC as provided in subparagraph 3(B) or by BNPPLC itself), or
deemed to be received in connection with any Deemed Sale, in the following order of priority:

     (1) first, to pay or reimburse to BNPPLC BNPPLC’s Actual Out of Pocket Costs, if any,
incurred in connection with the Qualified Sale;

     (2) second, to pay or reimburse to BNPPLC any local taxes and impositions and costs of
utilities, maintenance, operations, insurance premiums, uninsured losses and business park
fees suffered or incurred by BNPPLC with respect to the ownership, operation or maintenance
of the Property after the Designated Sale Date, together with
interest on such amounts computed at the Default Rate from the date paid or incurred to
the date reimbursed from sales proceeds;

     (3) third, to pay to BNPPLC an amount equal to the difference, if any, computed by
subtracting (i) the aggregate payments, if any, previously paid by LRC to BNPPLC as a
97-10/Prepayment or as a Supplemental Payment, from (ii) the Adjusted Lease Balance;

     (4) fourth, to reimburse LRC for any 97-10/Prepayment or Supplemental

 
Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 12

 

 

Payment previously made by LRC to BNPPLC and to pay interest accruing thereon to LRC
during the period from the date LRC previously paid such 97-10/Prepayment or Supplemental
Payment, as the case may be, to the date of reimbursement, computed at a floating per annum
rate equal to LIBID; and

     (5) last, if any such cash proceeds exceed all the payments and reimbursements that are
required or may be required as described in the preceding clauses of this subparagraph,
BNPPLC may retain the excess.

If, however, BNPPLC completes any sale and conveyance of the Property after the Extended
Remarketing Period expires or is terminated, BNPPLC will not be required by this subparagraph to
share any proceeds of the sale or conveyance with LRC or any other party claiming through or under
LRC. Furthermore, unless and except to the extent required pursuant to clause (4) of this
subparagraph from cash proceeds received by BNPPLC from any Qualified Sale or deemed to be received
in connection with a Deemed Sale, no interest on any 97-10/Prepayment or Supplemental Payment will
be paid to LRC.

4 Transfers By BNPPLC After the Designated Sale Date.

     (A) BNPPLC’s Right to Sell. At any time after the Designated Sale Date, if the
Property has not already been sold and conveyed by BNPPLC pursuant to Paragraph 2 or Paragraph 3,
BNPPLC will have the right to sell the Property or offer the Property for sale to any unrelated
third party on any terms believed to be appropriate by BNPPLC in its sole good faith business
judgment.

     (B) Survival of LRC’s Rights and the Supplemental Payment Obligation. If the
Property is not sold on the Designated Sale Date, and if BNPPLC completes a sale or other
transfer of the Property after the Designated Sale Date, other than a Qualified Sale, the
Supplemental Payment Obligation will survive in favor of BNPPLC’s successors and assigns with
respect to the Property (unless it has been terminated as provided in subparagraph 6(A) below); and
BNPPLC’s successors and assigns will take the Property subject to LRC’s rights under Paragraph 3,
all on the same terms and conditions as would have applied to BNPPLC itself if BNPPLC had not
transferred or sold the Property. Without limiting the foregoing, any purchaser that acquires the
Property from BNPPLC during the Extended Remarketing Period, other than at a Qualified Sale, will
be obligated to distribute proceeds of a subsequent Qualified Sale of the Property as described in
the subparagraph 3(D) in the same manner and to the same extent that BNPPLC itself would have been
obligated if not for the sale by BNPPLC to the purchaser.

     (C) Release and Quitclaim by LRC. If requested by BNPPLC at the time of or
after

 
Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 13

 

 

any Qualified Sale, LRC will execute in favor of the purchaser at the Qualified Sale (or, if
the Qualified Sale is a Deemed Sale, in favor of BNPPLC) a quitclaim and release in recordable form
of all of LRC’s rights, titles and interests in the Property. If, however, LRC has not already
received the share (if any) of the proceeds of the Qualified Sale to which it is entitled by reason
of clause (3) of subparagraph 3(D), LRC may condition the delivery of such quitclaim and release
upon receipt of its share of such proceeds.

     (D) Easements and Other Transfers in the Ordinary Course of Business. No “Permitted
Transfer” described in clause (5) (the last clause) of the definition thereof in the Common
Definitions and Provisions Agreement will constitute a Qualified Sale if it covers less than all or
substantially all of BNPPLC’s then existing interests in the Property. Any such Permitted Transfer
of less than all or substantially all of BNPPLC’s then existing interests in the Property will not
be prohibited by this Agreement during the Extended Remarketing Period or otherwise; provided,
however, any such Permitted Transfer not made in the ordinary course of business, will be made
subject to LRC’s rights under Paragraph 3. Thus, for example, if the Property is not sold by BNPPLC
to an Applicable Purchaser on the Designated Sale Date, then at any time after the Designated Sale
Date BNPPLC may in the ordinary course of business convey a utility easement or a lease of space in
the Improvements free from LRC’s rights under Paragraph 3, although following the conveyance of the
lesser estate, LRC’s rights under Paragraph 3 will continue during the Extended Remarketing Period
as to BNPPLC’s remaining interest in the Land and the Improvements.

5 Terms of Conveyance Upon Purchase.

     (A) Tender of Sale Closing Documents. As necessary to consummate any sale of the
Property to LRC or an Applicable Purchaser pursuant to this Agreement, BNPPLC must, subject to any
postponement permitted by subparagraph 2(B), promptly after the tender of the purchase price and
any other payments to BNPPLC required pursuant to Paragraph 2 or Paragraph 3, as applicable, convey
the Property to LRC or the Applicable Purchaser, as the case may be, by BNPPLC’s execution,
acknowledgment (where appropriate) and delivery of the Sale Closing Documents. Such conveyance by
BNPPLC will be subject to the Permitted Encumbrances and any other encumbrances that do not
constitute Liens Removable by BNPPLC, and such conveyance will not include the rights of BNPPLC or
other Interested Parties under the indemnities provided in the Operative Documents. The costs,
both foreseen and unforeseen, of any purchase by LRC or an Applicable Purchaser will be the
responsibility of the purchaser to the extent (if any) not included in any Break Even Price or Make
Whole Amount actually paid to BNPPLC. If for any reason BNPPLC fails to tender the Sale Closing
Documents as required by this subparagraph 5(A), BNPPLC will have the right and obligation to cure
such failure at any time before thirty days after receipt of a demand for such cure from LRC.

 
Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 14

 

 

     (B) Delivery of Escrowed Proceeds. BNPPLC may deliver any Escrowed Proceeds
constituting Property directly to LRC or to any Applicable Purchaser purchasing the Property
pursuant to this Agreement notwithstanding any prior actual or attempted conveyance or assignment
by LRC, voluntary or otherwise, of any right to receive the same; BNPPLC will not be responsible
for the proper distribution or application by LRC or any Applicable Purchaser of any such Escrowed
Proceeds; and any such payment of Escrowed Proceeds to LRC or an Applicable Purchaser will
discharge any obligation of BNPPLC to deliver the same to all Persons claiming an interest therein.

6 Survival and Termination of the Rights and Obligations of LRC and BNPPLC.

     (A) Election by LRC to Terminate the Supplemental Payment Obligation Prior to the
Completion Date. By delivery of a notice to BNPPLC in the form attached as Exhibit H,
LRC may terminate its Supplemental Payment Obligation, but only prior to the Completion Date and
only if at the time of such exercise (1) LRC has given (and not rescinded) a Notice of LRC’s Intent
to Terminate as provided in the Construction Agreement, or (2) BNPPLC has given any
FOCB Notice as provided in the Construction Agreement. (If for any reason LRC does not
provide to BNPPLC a notice terminating the Supplemental Payment Obligation as described in the
preceding sentence prior to the Completion Date, then without any notice or other action by the
parties to this Agreement, LRC will cease to have any right to terminate the Supplemental Payment
Obligation.) If LRC does send a notice to BNPPLC in the form attached as Exhibit H, such
notice will (as provided therein) constitute an irrevocable and absolute waiver by LRC of LRC’s
rights to purchase the Property or to cause any of its Affiliates to purchase the Property pursuant
to this Agreement. However, no such notice will terminate BNPPLC’s right to exercise the Put
Option, which BNPPLC may exercise if LRC fails to make a 97-10/Prepayment required by the
Construction Agreement.

     (B) Status of this Agreement Generally. Except as expressly provided in the
preceding subparagraph or other provisions of this Agreement, this Agreement will not terminate;
nor will LRC have any right to terminate this Agreement; nor will LRC be entitled to any reduction
of the Break Even Price, the Make Whole Amount or any payment required under this Agreement; nor
will any of the obligations of LRC to BNPPLC under Paragraph 2 or Paragraph 3 be excused by reason
of (i) any damage to or the destruction of all or any part of the Property from whatever cause,
(ii) the taking of the Property or any portion thereof by eminent domain or otherwise for any
reason, (iii) the prohibition, limitation or restriction of LRC’s use or development of all or any
portion of the Property or any interference with such use by governmental action or otherwise, (iv)
any eviction of LRC or of anyone claiming through or under LRC, (v) any default or breach on the
part of BNPPLC under this Agreement or any other Operative Document or any other agreement to which
BNPPLC and LRC are parties, (vi) the

 
Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 15

 

 

inadequacy in any way whatsoever of the design, construction, assembly or installation of any
improvements, fixtures or tangible personal property included in the Property (it being understood
that BNPPLC has not made, does not make and will not make any representation express or implied as
to the adequacy thereof), (vii) any latent or other defect in the Property or any change in the
condition thereof or the existence with respect to the Property of any violations of Applicable
Laws, or (viii) LRC’s prior acquisition or ownership of any interest in the Property, or (ix) any
other cause, whether similar or dissimilar to the foregoing, any existing or future law to the
contrary notwithstanding. It is the intention of the parties hereto that the obligations of LRC
under this Agreement (including the obligation to make any Supplemental Payment as provided in
Paragraph 2) be separate from and independent of BNPPLC’s obligations under this Agreement or any
other agreement between BNPPLC and LRC.

     (C) Automatic Termination of LRC’s Rights. If LRC fails to pay the full amount of any
97-10/Prepayment required by the Construction Agreement or any Supplemental Payment required by
subparagraph 2(A)(3) on the date it is due, then the Purchase Option, LRC’s Initial Remarketing
Rights, LRC’s Extended Remarketing Right and all other rights of LRC under this Agreement, will
terminate automatically. If, however, prior to the Designated Sale Date LRC effectively terminates
the Supplemental Payment Obligation pursuant to subparagraph 6(A) by the delivery of a notice to
BNPPLC in the form attached as Exhibit H, so that LRC is excused from the obligation to
make any Supplemental Payment pursuant to subparagraph 2(A)(3), then LRC’s Extended Remarketing
Right will not terminate pursuant to this subparagraph 6(C) because of LRC’s failure to pay a
Supplemental Payment, but rather will survive the delivery of such notice. In any event, no
termination of LRC’s rights as described in this subparagraph will limit BNPPLC’s rights or
remedies, including its right to sue LRC for any 97-10/Prepayment or other amounts due from LRC
pursuant to any of the other Operative Documents, or BNPPLC’s right to exercise the Put Option.

     (D) Payment Only to BNPPLC. Except as provided in this subparagraph, all amounts
payable under this Agreement by LRC and, if applicable, by an Applicable Purchaser must be paid
directly to BNPPLC. If paid to other parties, such payments will not be effective for purposes of
this Agreement.

     (E) Preferences and Voidable Transfers. If any payment to BNPPLC by an
Applicable Purchaser is held to constitute a preference or a voidable transfer under Applicable
Laws, or must for any other reason be refunded by BNPPLC to the Applicable Purchaser or to another
Person, and if such payment to BNPPLC reduced or had the effect of reducing a payment required of
LRC by this Agreement (e.g., the Supplemental Payment) or increased or had the effect of increasing
any sale proceeds paid over to LRC pursuant to subparagraph 2(A)(2)(b) or pursuant to subparagraph
3(D), then LRC must pay to BNPPLC upon demand an amount equal to the reduction of the payment
required of LRC or to the

 
Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 16

 

 

increase of the excess sale proceeds paid to LRC, as applicable, and this Agreement will
continue to be effective or will be reinstated as necessary to permit BNPPLC to enforce its right
to collect such amount from LRC.

     (F) Remedies Under the Other Operative Documents. No repossession of or re-entering
upon the Property or exercise of any other remedies available to BNPPLC under the other Operative
Documents will terminate LRC’s rights or obligations under this Agreement, all of
which will survive BNPPLC’s exercise of remedies under the other Operative Documents. LRC
acknowledges that the consideration for this Agreement is separate from and independent of the
consideration for the Construction Agreement, the Lease, the Closing Certificate and other
agreements executed by the parties, and LRC’s obligations under this Agreement will not be affected
or impaired by any event or circumstance that would excuse LRC from performance of its obligations
under such other Operative Documents.

7 Certain Remedies Cumulative. No right or remedy herein conferred upon or reserved to
BNPPLC is intended to be exclusive of any other right or remedy BNPPLC has with respect to the
Property, and each and every right and remedy of BNPPLC will be cumulative and in addition to any
other right or remedy given to it under this Agreement or now or hereafter existing in its favor at
law or in equity. In addition to other remedies available under this Agreement, either party may
obtain a decree compelling specific performance of any of the other party’s agreements hereunder.

8 Attorneys’ Fees and Legal Expenses. If either party commences any legal action or other
proceeding because of any breach of this Agreement by the other party, then the party prevailing in
such action or proceeding shall be entitled to recover all Attorneys’ Fees incurred by it in
connection therewith from the other party, whether or not such controversy, claim or dispute is
prosecuted to a final judgment. Any Attorneys’ Fees incurred by the party prevailing in enforcing
a judgment in its favor under this Agreement shall be recoverable separately from such judgment,
and the obligation for such Attorneys’ Fees is intended to be severable from other provisions of
this Agreement and not to be merged into any such judgment.

9 Recording Memorandum. Contemporaneously with the execution of this Agreement, the
parties will execute and record a memorandum of this Agreement for purposes of effecting
constructive notice to all Persons of LRC’s rights hereunder, including the lien granted to it in
subparagraph ? above.

 
Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 17

 

 

10 Successors and Assigns. The terms, provisions, covenants and conditions hereof will be
binding upon LRC and BNPPLC and their respective permitted successors and assigns and will inure to
the benefit of LRC and BNPPLC and all permitted transferees, mortgagees, successors and assignees
of LRC and BNPPLC with respect to the Property; except that (A) the rights of BNPPLC hereunder will
not pass to LRC or any Applicable Purchaser or any subsequent owner claiming through LRC or an
Applicable Purchaser, (B) BNPPLC will not assign this Agreement or any rights hereunder except
pursuant to a Permitted Transfer, and (C) LRC will not assign this Agreement or any rights
hereunder without the prior written consent of BNPPLC.

[The signature pages follow.]

 
Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 18

 

 

     IN WITNESS WHEREOF, this Agreement Regarding Purchase and Remarketing Options is executed to
be effective as of December 18, 2007.

	 	 	 	 	 
	 	BNP PARIBAS LEASING CORPORATION, a 

Delaware corporation

 	 
	 	By:  	/s/
Barry Mendelsohn 	 
	 	 	Barry Mendelsohn, Director 	 
	 	 	 	 
	 

 
Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Signature Page

 

 

[Continuation of signature pages for Agreement Regarding Purchase and Remarketing Options dated as
of December 18, 2007]

	 	 	 	 	 
	 	LAM RESEARCH CORPORATION, a 

Delaware corporation

 	 
	 	By:  	/s/
Roch LeBlanc 	 
	 	 	Roch LeBlanc, Treasurer 	 
	 	 	 	 
	 

 
Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Signature Page

 

 

Exhibit A

Legal Description

PARCEL 6, AS SAID PARCEL IS SHOWN ON THE PARCEL MAP 7341 FILED IN BOOK 268 OF PARCEL MAPS AT PAGE
85, ALAMEDA COUNTY RECORDS.

A.P.N. 903-0010-017

 

 

Exhibit B

Valuation Procedures

     This Exhibit explains the procedures to be used to determine Fair Market Value of the Property
if such a determination is required by this Agreement. In such event, either party may invoke the
procedures set out herein prior to the date the determination will be needed so as to minimize any
postponement of any payment, the amount of which depends upon Fair Market Value. In the event such
a payment becomes due before the required determination of Fair Market Value is complete, such
payment will be postponed until the determination is complete. But in that event, when the
required determination is complete, the payment will be made together with interest thereon,
computed at a rate equal to the Prime Rate, accruing over the period the payment was postponed.

     If any determination of Fair Market Value is required, LRC and BNPPLC will attempt in good
faith to reach a written agreement upon the Fair Market Value without unnecessary delay, and either
party may propose such an agreement to the other. If, however, for any reason whatsoever, they do
not execute such an agreement within seven days after the first such proposed agreement is offered
by one party to the other, then the determination will be made by independent appraisers in
accordance with the following procedures:

1. Definitions and Assumptions. For purposes of the determination, Fair Market Value will
be defined as follows, and all appraisers or others involved in the determination will be
instructed to use the following definition:

     “Fair Market Value” means the most probable net cash price, as of a specified
date, for which the Property should sell after reasonable exposure in a competitive
market under all conditions requisite to a fair sale, with the buyer and seller each
acting prudently, knowledgeably, and for self-interest, and assuming that neither is
under undue duress.

In addition, the appraisers or others making the determination will be instructed to assume that
ordinary and customary brokerage fees, title insurance costs and other sales expenses will be
incurred and deducted in the calculation of such net cash price. Such appraisers or others making
the determination will also be instructed to assume that the value of the Property (or applicable
portion thereof) is neither enhanced nor reduced by any lease to another tenant that BNPPLC may
have executed subsequent to the termination or expiration of the Lease (a “Replacement Lease”).
In other words, rather than determine value in light of actual rents generated or to be generated
by any such Replacement Lease, the Property (or applicable portion thereof) will be valued in light
of the most probable rent that it should bring in a competitive and open market (in this section, a
“Fair Market Rental”), taking into account:

     (i) the actual physical condition of the Property 1 ;
and

 

 

     (ii) that a reasonable period of time may be required to market the
Property (or applicable portion thereof) for lease and make it ready for use
or occupancy before it is leased at a Fair Market Rental.

2. Initial Selection of Appraisers; Appraiser’s Agreement as to Value. After having failed
to reach a written agreement upon Fair Market Value as described in the second paragraph of this
Exhibit, either party may deliver a notice to the other demanding the appointment of appraisers
(the “Initial Appraisal Notice”) pursuant to this Exhibit. In such event:

     (a) Within fifteen days after the Initial Appraisal Notice is delivered, LRC and BNPPLC must
each appoint an independent property appraiser who has experience appraising commercial properties
in California and notify the other party of such appointment, including the name of the appointed
appraiser (a “Notice of Appointment”).

     (b) If the appraiser appointed by LRC and the appraiser appointed by BNPPLC agree in writing
upon the Fair Market Value (an “Appraiser’s Agreement As To Value”), such agreement will be binding
upon LRC and BNPPLC. Both LRC and BNPPLC will instruct their respective appraisers to attempt in
good faith to quickly reach an Appraiser’s Agreement As To Value. Neither appraiser will be
required to produce a formal appraisal prior to reaching an Appraiser’s Agreement As To Value.

3. Selection of a Third Appraiser. If the two appraisers fail to deliver an Appraiser’s
Agreement As to Value within thirty days following the later of the dates upon which LRC or BNPPLC
delivers its Notice of Appointment, then either party (LRC or BNPPLC) may deliver another notice to
the other (a “Second Appraisal Notice”), demanding that the two appraisers appoint a third
independent property appraiser to help with the determination of Fair Market Value. Immediately
after the Second Appraisal Notice is delivered, each of the first two appraisers must act promptly,
reasonably and in good faith to try to reach agreement upon the third appraiser. If, however, the
two appraisers fail to reach agreement upon a third appraiser within ten days after the Second
Appraisal Notice is delivered:

     (a) LRC and BNPPLC will each cause its respective appraiser to deliver, no later than
fifteen days after the delivery of the Second Appraisal Notice, an unqualified written promise
addressed to both of LRC and BNPPLC: (i) to act promptly, reasonably and in good faith in trying to
reach agree upon the third appraiser, and (ii) to propose and consider proposals of persons as the
third appraiser on the basis of objectivity and competence, not on the basis of such persons’
relationships with the other appraisers or with LRC or BNPPLC, and not on the basis of preferences
expressed by LRC or BNPPLC.

	(b)	 	If, despite the delivery of the promises described in the preceding subsection,
the two

 
Exhibit B to Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 2

 

 

appraisers fail to reach agreement upon a third appraiser within thirty days after the Second
Appraisal Notice is delivered, then each of the first two appraisers must immediately submit its
top choice for the third appraiser to the then highest ranking officer of the California Bar
Association who will agree to help and who has no attorney/client or other significant relationship
to either LRC or BNPPLC. Such officer will have complete discretion to select the most objective
and competent third appraiser from between the choice of each of the first two appraisers, and will
do so within ten days after such choices are submitted to him.

4. Resolution of Issues by the Third Appraiser. If a third appraiser is selected under the
procedure set out above:

     (a) No later than thirty days after a third appraiser is selected, each of the first two
appraisers must submit (and LRC and BNPPLC will each cause its appointed appraiser to submit) his
best estimate of Fair Market Value, together with a written report supporting such estimate. (Such
report need not be in the form of a formal appraisal, and may contain any qualifications the
submitting appraiser deems necessary under the circumstances. Any such qualifications, however,
may be considered by the third appraiser for purposes of the selection required by the next
subsection.)

     (b) After receipt of the two estimates required by the preceding subsection, and no later than
forty-five days after the third appraiser is selected, he must (i) choose one or the other of the
two estimates of Fair Market Value submitted by the first two appraisers as being the more accurate
in his opinion, and (ii) notify LRC and BNPPLC of which estimate he chose. The third appraiser
will not be asked or allowed to specify an amount as Fair Market Value that is different than an
estimate provided by one of the other two appraisers (either by averaging the two estimates or
otherwise). The estimate of Fair Market Value thus chosen by the third appraiser as being the more
accurate will be binding upon LRC and BNPPLC.

5. Criteria For Selecting Appraisers; Cost of Appraisals. All appraisers selected for the
appraisal process set out in this Exhibit will be disinterested, reputable, qualified appraisers
with the designation of MAI or equivalent and with at least five years experience in appraising
commercial properties comparable to the Property. LRC and BNPPLC will each bear the expense of the
appraiser appointed by it, and the expense of the third appraiser and of any officer of the
California Bar Association who participates in the appraisal process described above will be shared
equally by LRC and BNPPLC.

6. Time is of the Essence; Defaults.

     (a) All time periods and deadlines specified in this Exhibit are of the essence.

     (b) Each party must cause the appraiser appointed by it (as set forth in Section 2(a))

 
Exhibit B to Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 3

 

 

to comply in a timely manner with the requirements of this Exhibit applicable to such
appraiser. Accordingly, if an appraiser appointed by one of the parties as provided in Section
2(a) fails to comply in a timely manner with any provision of this Exhibit, such failure will be
considered a default by the party who appointed such appraiser.

     (c) Any breach of or default under this Exhibit by either party will be construed
as a breach of the Agreement Regarding Purchase and Remarketing Options to which this
Exhibit is attached.

 
Exhibit B to Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 4

 

 

Exhibit C

Form of Deed

RECORDING REQUESTED BY

AND WHEN RECORDED MAIL TO:

	 	 	 	 	 
	NAME:	 	[LRC or the Applicable Purchaser]	 	 
	ADDRESS:
	 	 	 	 
	 

	 	 	 	 
	ATTN:
	 	 	 	 
	 

	 	 	 	 
	CITY:
	 	 	 	 
	 

	 	 	 	 
	STATE:
	 	 	 	 
	 

	 	 	 	 
	Zip:
	 	 	 	 
	 

	 	 	 	 

DEED WITH LIMITED TITLE WARRANTIES

     BNP Paribas Leasing Corporation (“Grantor”), a Delaware corporation, for and in consideration
of the sum of Ten Dollars ($10.00) and other valuable consideration paid to Grantor by [LRC or the
Applicable Purchaser] (hereinafter called “Grantee”), the receipt and sufficiency of which are
hereby acknowledged, does hereby GRANT, SELL, CONVEY, ASSIGN and DELIVER to Grantee (1) the land
described in Annex A attached hereto and hereby made a part hereof, and (2) all other rights,
titles and interests of Grantor in and to (a) such land, (b) the buildings and other improvements
situated on such land, (c) any fixtures and other property affixed thereto and (d) the adjacent
streets, alleys and rights-of-way (all of the property interests conveyed hereby being hereinafter
collectively referred to as the “Property”); however, this conveyance is made by Grantor and
accepted by Grantee subject to all general or special assessments due and payable after the date
hereof, all encroachments, variations in area or in measurements, boundary line disputes, roadways
and other matters not of record which would be disclosed by a current survey and inspection of the
Property, and the encumbrances listed in Annex B attached hereto and made a part hereof
(collectively, the “Permitted Encumbrances”).

     TO HAVE AND TO HOLD the Property, together with all and singular the rights and appurtenances
thereto belonging unto Grantee, its successors and assigns, forever, and Grantor does hereby bind
Grantor and Grantor’s successors and assigns to warrant and forever defend all and singular the
said premises unto Grantee, its successors and assigns against every person whomsoever lawfully
claiming, or to claim the same, or any part thereof by, through or under Grantor, but not
otherwise; subject, however, to the Permitted Encumbrances. Except as expressly set forth in the
preceding sentence, Grantor makes no warranty of title, express or implied.

 

 

     Grantee hereby assumes the obligations (including any personal obligations) of Grantor, if
any, created by or under, and agrees to be bound by the terms and conditions of, the Permitted
Encumbrances to the extent that the same concern or apply to the land or improvements conveyed by
this Deed.

[Signature pages follow.]

 
Exhibit C to Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 2

 

 

IN WITNESS WHEREOF, Grantor and Grantee have signed this Deed to be effective as of                     ,
20     .

	 	 	 	 	 
	 	BNP PARIBAS LEASING CORPORATION,
a 
Delaware corporation

 	 
	 	By:  	 	 
	 	 	Lloyd G. Cox, Managing Director 	 
	 	 	 	 

	 	 	 	 	 	 	 
	STATE OF                     

	 	 	)	 	 	 
	 

	 	 	)	 	 	SS
	COUNTY OF                     

	 	 	)	 	 	 

On                     , 20     , before me                                         , a Notary Publi
c in and for the
County and State aforesaid, personally appeared                                         , who is personally known
to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is
subscribed to the within instrument and acknowledged to me that he/she executed the same in his/her
authorized capacity and that by his/her signature on such instrument the person, or the entity upon
behalf of which the person acted, executed the instrument.

WITNESS, my hand and official seal.

 

 
Exhibit C to Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 3

 

 

[Continuation of signature pages to Deed dated to be effective as of                     , 20     .]

	 	 	 	 	 
	[LRC or the Applicable Purchaser]

 	 	 
	By:  	 	 	 
	 	Name:  	 	 	 
	 	Title:  	 	 	 
	 

	 	 	 	 	 	 	 
	STATE OF                     

	 	 	)	 	 	 
	 

	 	 	)	 	 	SS
	COUNTY OF                     

	 	 	)	 	 	 

On                     , 20     , before me                                         , a Notary Publi
c in and for the
County and State aforesaid, personally appeared                                         , who is personally known
to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is
subscribed to the within instrument and acknowledged to me that he/she executed the same in his/her
authorized capacity and that by his/her signature on such instrument the person, or the entity upon
behalf of which the person acted, executed the instrument.

WITNESS, my hand and official seal.

 

 
Exhibit C to Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 4

 

 

Annex A

LEGAL DESCRIPTION

[DRAFTING NOTE: TO THE EXTENT THAT THE “LAND” COVERED BY THE LEASE BECAUSE OF ADJUSTMENTS
FOR WHICH LRC REQUESTS BNPPLC’S CONSENT OR APPROVAL AS PROVIDED IN THE CLOSING CERTIFICATE, SO TOO
WILL THE DESCRIPTION OF THE LAND BELOW CHANGE. ANY SUCH CHANGES WILL BE INCORPORATED INTO THE
DESCRIPTION BELOW AND THIS “DRAFTING NOTE” WILL BE DELETED BEFORE THE ASSIGNMENT TO WHICH THIS
DESCRIPTION IS ATTACHED IS ACTUALLY EXECUTED AND DELIVERED.]

PARCEL 6, AS SAID PARCEL IS SHOWN ON THE PARCEL MAP 7341 FILED IN BOOK 268 OF PARCEL MAPS AT PAGE
85, ALAMEDA COUNTY RECORDS.

A.P.N. 903-0010-017

 
Exhibit C to Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 5

 

 

Annex B

Permitted Encumbrances

[DRAFTING NOTE: BEFORE THIS ASSIGNMENT IS ACTUALLY EXECUTED AND DELIVERED BY BNPPLC: ALL
PERMITTED ENCUMBRANCES LISTED IN EXHIBIT B TO THE CLOSING CERTIFICATE WILL BE SET OUT BELOW, IN
ADDITION TO THE ITEMS ALREADY LISTED. ALSO, IF ANY ENCUMBRANCES (OTHER THAN “LIENS REMOVABLE BY
BNPPLC”) ARE IDENTIFIED IN ADDITION TO THOSE DESCRIBED BELOW OR IN EXHIBIT B TO THE CLOSING
CERTIFICATE, SUCH ADDITIONAL ENCUMBRANCES WILL BE ADDED TO THE LIST BELOW. AFTER SUCH ADJUSTMENTS
ARE MADE, THIS “DRAFTING NOTE” WILL BE DELETED. THE ADDITIONAL ENCUMBRANCES TO BE LISTED BELOW
WOULD INCLUDE ANY NEW ENCUMBRANCES APPROVED BY BNPPLC AS “PERMITTED ENCUMBRANCES” FROM TIME TO TIME
OR BECAUSE OF XYZ’s REQUEST FOR BNPPLC’S CONSENT OR APPROVAL TO AN ADJUSTMENT.]

     This conveyance is subject to all encumbrances not constituting a “Lien Removable by BNPPLC”
(as defined in the Common Definitions and Provisions Agreement incorporated by reference into the
Lease Agreement referenced in the last item of the list below), including the following matters to
the extent the same are still valid and in force:

     1. The lien of supplemental taxes, if any, assessed pursuant to Chapter 3.5 commencing with
Section 75 of the California Revenue and Taxation Code.

     2. THE LAND LIES WITHIN THE BOUNDARIES OF PENDING ASSESSMENT DISTRICT NO. LL-821, AS DISCLOSED
BY AN ASSESSMENT DISTRICT MAP FILED JANUARY 6, 2003 IN BOOK 15, PAGE 69 OF MAPS OF ASSESSMENT AND
COMMUNITY FACILITIES DISTRICTS, RECORDED JANUARY 6, 2003 AS INSTRUMENT NO. 2003-006161 OF OFFICIAL
RECORDS.

     3. A waiver of any claims for damages by reason of the location, construction, landscaping or
maintenance of a contiguous freeway, highway, roadway or transit facility as contained in the
document recorded DECEMBER 17, 1948 as INSTRUMENT NO. AC95021 IN BOOK 5682, PAGE 186 of Official
Records.

     4. An offer of dedication for PUBLIC STORM DRAIN and incidental purposes, recorded NOVEMBER
23, 1998 as INSTRUMENT NO. 98-411265 of Official Records.

	 	 	 
	To:

	 	CITY OF LIVERMORE, A MUNICIPAL CORPORATION

 
Exhibit C to Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 6

 

 

     5. The terms and provisions contained in the document entitled “DEVELOPMENT AGREEMENT NO.
114-97, CAYETANO CORPORATE CAMPUS” recorded APRIL 2, 1999 as INSTRUMENT NO. 99- 140252 of Official
Records.

Document(s) declaring modifications thereof recorded DECEMBER 20, 1999 as INSTRUMENT NO. 99-449348
of Official Records.

Document(s) declaring modifications thereof recorded SEPTEMBER 25, 2000 as INSTRUMENT NO.
2000-289230 of Official Records.

Document(s) declaring modifications thereof recorded OCTOBER 30, 2003 as INSTRUMENT NO. 2003-649388
of Official Records.

Document(s) declaring modifications thereof recorded OCTOBER 18, 2005 as INSTRUMENT NO. 2005-449011
of Official Records.

In connection therewith all obligations under the Development Agreement have been satisfied with
the exception of an ongoing obligation under Section 6.4 of DA 114-97 to contribute to a program to
provide bus passes to employees of users of a property up to $500 per month as reiterated in a
letter dated October 18, 2007 from the Community Development Director of the City of Livermore.

     6. An easement for PUBLIC UTILITIES and incidental purposes, as dedicated in that certain
“Irrevocable Offer of Dedication” recorded SEPTEMBER 10, 1999 as INSTRUMENT NO. 99- 347151 of
Official Records.

	 	 	 
	In Favor of:

	 	THE CITY OF LIVERMORE, A MUNICIPAL CORPORATION
	 
	 	 
	Affects:

	 	A PORTION SAID EASEMENT WAS ACCEPTED BY THE CITY OF LIVERMORE
BY “ACCEPTANCE OF IRREVOCABLE OFFER OF DEDICATION” RECORDED
FEBRUARY 3, 2003 AS INSTRUMENT NO. 2003-062803 OF OFFICIAL
RECORDS.

     7. An easement for SLOPE and incidental purposes, recorded as dedicated in that certain
“Irrevocable Offer of Dedication” recorded SEPTEMBER 10, 1999 as INSTRUMENT NO. 99- 347152 of
Official Records.

	 	 	 
	In Favor of:

	 	THE CITY OF LIVERMORE, A MUNICIPAL CORPORATION
	 
	 	 
	Affects:

	 	A WESTERLY PORTION SAID EASEMENT WAS ACCEPTED BY THE CITY OF LIVERMORE BY
“ACCEPTANCE OF IRREVOCABLE

 
Exhibit C to Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 7

 

 

	 	 	 
	 

	 	OFFER OF DEDICATION” RECORDED FEBRUARY 3, 2003 AS INSTRUMENT NO. 2003-062802
OF OFFICIAL RECORDS.

     8. The terms, provisions and easement(s) contained in the document entitled “DECLARATION OF
COVENANTS, CONDITIONS AND RESTRICTIONS REGARDING NO BUILD EASEMENT AREAS” recorded MAY 16, 2001 as
INSTRUMENT NO. 2001-166795 of Official Records.

A DOCUMENT ENTITLED .AMENDMENT TO AND PARTIAL TERMINATION OF DECLARATION OF COVENANTS, CONDITIONS
AND RESTRICTIONS REGARDING NO BUILD EASEMENT AREAS. RECORDED NOVEMBER 08, 2007 AS INSTRUMENT NO.
2007-390199 OF OFFICIAL RECORDS.

     9. Covenants, conditions, restrictions and easements in the document recorded JANUARY 10, 2002
as INSTRUMENT NO. 2002-017395 of Official Records, which provide that a violation thereof shall not
defeat or render invalid the lien of any first mortgage or deed of trust made in good faith and for
value, but deleting any covenant, condition or restriction indicating a preference, limitation or
discrimination based on race, color, religion, sex, handicap, familial status, national origin,
sexual orientation, marital status, ancestry, source of income or disability, to the extent such
covenants, conditions or restrictions violate Title 42, Section 3604(c), of the United States Codes
or Section 12955 of the California Government Code. Lawful restrictions under state and federal law
on the age of occupants in senior housing or housing for older persons shall not be construed as
restrictions based on familial status.

CONSENT TO THE DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR SHEA CENTER LIVERMORE,
EXECUTED BY KLA-TENCOR CORPORATION, A DELAWARE CORPORATION, RECORDED JANUARY 10, 2002 AS INSTRUMENT
NO. 2002-017396 OF OFFICIAL RECORDS.

NOTE: This title encumbrance is subject to and limited by the terms and provisions contained in
the document entitled “Memorandum of Agreement” which is being executed by BNPPLC and others
contemporaneously with BNPPLC’s acquisition of the Property from the Prior Owner and recorded in
the Official Records.

     10. An easement shown or dedicated on the map filed or recorded JANUARY 6, 2003 in BOOK 268,
PAGES 85 THROUGH 88 of MAPS

	 	 	 
	For:

	 	PUBLIC UTILITIES and incidental purposes.
	Affects:

	 	AS SHOWN ON SAID MAP)

     11. An easement shown or dedicated on the map filed or recorded JANUARY 6, 2003

 
Exhibit C to Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 8

 

 

in BOOK 268, PAGES 85 THROUGH 88 of MAPS

	 	 	 
	For:

	 	PUBLIC UTILITIES AND SIDEWALK and incidental purposes.

     12. An easement shown or dedicated on the map filed or recorded JANUARY 6, 2003 in BOOK 268,
PAGES 85 THROUGH 88 of MAPS

	 	 	 
	For:

	 	PRIVATE LANDSCAPE and incidental purposes.

     13. Abutter=s rights of ingress and egress to or from PORTIONS OF COLLIER CANYON ROAD,
PORTOLA AVENUE AND GATEWAY AVENUE have been dedicated or relinquished on the filed Map.

     14. An easement for FLIGHT AND PASSAGE OF AIRCRAFT and incidental purposes, recorded JANUARY
6, 2003 as INSTRUMENT NO. 2003-006165 of Official Records.

	 	 	 
	In Favor of:

	 	THE CITY OF LIVERMORE, A MUNICIPAL CORPORATION
	Affects:

	 	A PORTION OF THE LAND

     15. [ADD EXCEPTION FOR THE LEASE, ALTHOUGH WITH THE UNDERSTANDING THAT IT MAY BE TERMINATED BY
AGREEMENT WITH THE GRANTEE IMMEDIATELY AFTER DELIVERY OF THIS DEED.]

 
Exhibit C to Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 9

 

 

Exhibit D

BILL OF SALE AND ASSIGNMENT

     Reference is made to: (1) that certain Agreement Regarding Purchase and Remarketing Options
(Livermore/Parcel 6) dated as of December 18, 2007, (the “Purchase Agreement”) between BNP Paribas
Leasing Corporation (“Assignor”), a Delaware corporation, and Lam Research Corporation, a Delaware
corporation, and (2) that certain Lease Agreement (Livermore/Parcel 6) dated as of December 18,
2007 (the “Lease”) between Assignor, as landlord, and Lam Research Corporation, a Delaware
corporation, as tenant. (Capitalized terms used and not otherwise defined in this document are
intended to have the meanings assigned to them in the Common Definitions and Provisions Agreement
(Livermore/Parcel 6) incorporated by reference into both the Purchase Agreement and Lease.)

     As contemplated by the Purchase Agreement, Assignor hereby sells, transfers and assigns unto
[LRC or the Applicable Purchaser], a                      (“Assignee”), all of Assignor’s right, title and
interest in and to the following property, if any, to the extent such property is assignable:

	 	(a)	 	the Lease;
	 
	 	(b)	 	any pending or future award made because of any condemnation affecting the
Property or because of any conveyance to be made in lieu thereof, and any unpaid award
for damage to the Property and any unpaid proceeds of insurance or claim or cause of
action for damage, loss or injury to the Property; and
	 
	 	(c)	 	all other personal or intangible property included within the definition of
“Property” as set forth in the Purchase Agreement, including but not limited to any of
the following transferred to Assignor by the tenant pursuant to Paragraph 6 of
the Lease or otherwise acquired by Assignor, at the time of the execution and delivery
of the Lease and Purchase Agreement or thereafter, by reason of Assignor’s status as
the owner of any interest in the Property: (1) any goods, equipment, furnishings,
furniture, chattels and tangible personal property of whatever nature that are located
on the Property and all renewals or replacements of or substitutions for any of the
foregoing; (ii) the rights of Assignor, existing at the time of the execution of the
Lease and Purchase Agreement or thereafter arising, under Permitted Encumbrances; and
(iii) any general intangibles, other permits, licenses, franchises, certificates, and
other rights and privileges related to the Property that Assignee would have acquired
if Assignee had itself acquired the interest of Assignor in and to the Property instead
of Assignor.

Provided, however, excluded from this conveyance and reserved to Assignor are any rights or
privileges of Assignor under the following: (1) the indemnities set forth in the Construction
Agreement and the Lease, whether such rights are presently known or unknown, including rights

 

 

of the Assignor to be indemnified against environmental claims of third parties as provided in the
Construction Agreement and the Lease which may not presently be known, all of which indemnities
will survive the deliver of this Bill of Sale and Assignment and other documents required by the
Purchase Agreement, (2) provisions in the Lease that establish the right of Assignor to recover any
accrued unpaid rent under the Lease which may be outstanding as of the date hereof, (3) agreements
between Assignor and any Participant or any of Assignor’s Affiliates, or (4) any other instrument
being delivered to Assignor contemporaneously herewith pursuant to the Purchase
Agreement.[Drafting Note: The following sentence will be included unless the Property is
being sold to LRC or an Affiliate pursuant to subparagraph 2(A)(1) or 3(A) of the Purchase
Agreement: Also excluded from this conveyance and reserved to Assignor are (i) the right to
retain Escrowed Proceeds, if any, that consist of condemnation or insurance proceeds resulting from
a Pre-lease Force Majeure Event, and (ii) any right to receive future payments of any such
condemnation or insurance proceeds.].

     Assignor does for itself and its successors covenant and agree to warrant and defend the title
to the property assigned herein against the just and lawful claims and demands of any person
claiming under or through a Lien Removable by Assignor, but not otherwise.

     Assignee hereby assumes and agrees to keep, perform and fulfill Assignor’s obligations, if
any, relating to any permits or contracts (including the Lease), under which Assignor has rights
being assigned herein.

[Signature pages follow.]

 
Exhibit D to Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 2

 

 

IN WITNESS WHEREOF, Assignor and Assignee have signed this Bill of Sale and Assignment to be
effective as of                     , 20     .

	 	 	 	 	 
	 	BNP PARIBAS LEASING CORPORATION, a 
Delaware
corporation

 	 
	 	By:  	 	 
	 	 	Lloyd G. Cox, Managing Director 	 
	 	 	 	 

	 	 	 	 	 	 	 
	STATE OF                     

	 	 	)	 	 	 
	 

	 	 	)	 	 	SS
	COUNTY OF                     

	 	 	)	 	 	 

On                     , 20     , before me                                         , a Notary Publi
c in and for the
County and State aforesaid, personally appeared                                         , who is personally known
to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is
subscribed to the within instrument and acknowledged to me that he/she executed the same in his/her
authorized capacity and that by his/her signature on such instrument the person, or the entity upon
behalf of which the person acted, executed the instrument.

WITNESS, my hand and official seal.

 

 
Exhibit D to Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 3

 

 

[Continuation of signature pages to Bill of Sale and Assignment dated to be effective as of
                    , 20     .]

	 	 	 	 	 
	[LRC or the Applicable Purchaser]

 	 	 
	By:  	 	 	 
	 	Name:  	 	 	 
	 	Title:  	 	 	 
	 

	 	 	 	 	 	 	 
	STATE OF                     

	 	 	)	 	 	 
	 

	 	 	)	 	 	SS
	COUNTY OF                     

	 	 	)	 	 	 

On                     , 20     , before me                                         , a Notary Publi
c in and for the
County and State aforesaid, personally appeared                                         , who is personally known
to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is
subscribed to the within instrument and acknowledged to me that he/she executed the same in his/her
authorized capacity and that by his/her signature on such instrument the person, or the entity upon
behalf of which the person acted, executed the instrument.

WITNESS, my hand and official seal.

 

 
Exhibit D to Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 4

 

 

Exhibit E

ACKNOWLEDGMENT OF DISCLAIMER

OF REPRESENTATIONS AND WARRANTIES

     THIS ACKNOWLEDGMENT OF DISCLAIMER OF REPRESENTATIONS AND WARRANTIES (this “Certificate”) is
made as of                               ,           , by [LRC or the Applicable Purchaser], a                           
    
(“Assignee”).

     Contemporaneously with the execution of this Certificate, BNP Paribas Leasing Corporation
(“Assignor”), a Delaware corporation, is executing and delivering to Assignee (1) a Deed With
Limited Title Warranties, and (2) a Bill of Sale and Assignment (the foregoing documents and any
other documents to be executed in connection therewith are herein called the “Conveyancing
Documents” and any of the properties, rights or other matters assigned, transferred or conveyed
pursuant thereto are herein collectively called the “Subject Property”).

     Notwithstanding any provision contained in the Conveyancing Documents to the contrary,
Assignee acknowledges that Assignor makes no representations or warranties of any nature or kind,
whether statutory, express or implied, with respect to environmental matters or the physical
condition of the Subject Property, and Assignee, by acceptance of the Conveyancing Documents,
accepts the Subject Property “AS IS,” “WHERE IS,” “WITH
ALL FAULTS” and without any such representation or warranty by Grantor as to
environmental matters, the physical condition of the Subject Property, compliance with subdivision
or platting requirements or construction of any improvements. Without limiting the generality of
the foregoing, Assignee hereby further acknowledges and agrees that warranties of merchantability
and fitness for a particular purpose are excluded from the transaction contemplated by the
Conveyancing Documents, as are any warranties arising from a course of dealing or usage of trade.
Assignee hereby assumes all risk and liability (and agrees that Assignor will not be liable for any
special, direct, indirect, consequential, or other damages) resulting or arising from or relating
to the ownership, use, condition, location, maintenance, repair, or operation of the Subject
Property, except for damages proximately caused by (and attributed by any applicable principles of
comparative fault to) the Established Misconduct of Assignor. As used in the preceding sentence,
“Established Misconduct” is intended to have, and be limited to, the meaning given to it in the
Common Definitions and Provisions Agreement (Livermore/Parcel 6) incorporated by reference into the
Agreement Regarding Purchase and Remarketing Options dated as of December 18, 2007 between Assignor
and Lam Research Corporation, pursuant to which Agreement Assignor is delivering the Conveyancing
Documents.

     The provisions of this Certificate will be binding on Assignee, its successors and assigns and
any other party claiming through Assignee. Assignee hereby acknowledges that Assignor is entitled
to rely and is relying on this Certificate.

[Signature page follows.]

 

 

IN WITNESS WHEREOF, Assignor and Assignee have signed this Acknowledgment of Disclaimer to be
effective as of                     , 20     .

	 	 	 	 	 
	[LRC or the Applicable Purchaser]

 	 	 
	By:  	 	 	 
	 	Name:  	 	 	 
	 	Title:  	 	 	 

	 	 	 	 	 	 	 
	STATE OF                     

	 	 	)	 	 	 
	 

	 	 	)	 	 	SS
	COUNTY OF                     

	 	 	)	 	 	 

On                     , 20     , before me                               , a Notary Public in and for the
County and State aforesaid, personally appeared                                         , who is personally known
to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is
subscribed to the within instrument and acknowledged to me that he/she executed the same in his/her
authorized capacity and that by his/her signature on such instrument the person, or the entity upon
behalf of which the person acted, executed the instrument.

WITNESS, my hand and official seal.

 

 
Exhibit E to Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 2

 

 

Exhibit F

SECRETARY’S CERTIFICATE

     The undersigned, [Secretary or Assistant Secretary] of BNP Paribas Leasing Corporation
(“BNPPLC”), a Delaware corporation, hereby certifies as follows:

     1. That he is the duly, elected, qualified and acting Secretary [or Assistant Secretary] of
the Corporation and has custody of the corporate records, minutes and corporate seal.

     2. That the following named persons have been properly designated, elected and assigned to the
office in BNPPLC as indicated below; that such persons hold such office at this time and that the
specimen signature appearing beside the name of such officer is his or her true and correct
signature.

[The following blanks must be completed with the names and signatures of the officers who will be
signing the Sale Closing Documents on behalf of BNPPLC.]

	 	 	 	 	 
	Name	 	Title	 	Signature
	 
	 	 	 	 
	 

	 	 
	 	 
	 
	 	 	 	 
	 

	 	 
	 	 

     3. That the resolutions attached hereto and made a part hereof were duly adopted by the Board
of Directors of BNPPLC in accordance with BNPPLC’s Articles of Incorporation and Bylaws. Such
resolutions have not been amended, modified or rescinded and remain in full force and effect.

     IN WITNESS WHEREOF, I have hereunto signed my name and affixed the seal of the Corporation on
this           , day of                     , 20     .

[signature and title]

 

 

CORPORATE RESOLUTIONS OF

BNP PARIBAS LEASING CORPORATION

[DRAFTING NOTE: INSERT HERE COPIES OF RESOLUTIONS ADOPTED BY THE BOARD OF DIRECTORS OF
BNPPLC SUFFICIENT TO AUTHORIZE THE DELIVERY OF SALE CLOSING DOCUMENTS. SUCH RESOLUTIONS MAY BE AS
FOLLOWS:

     WHEREAS, pursuant to that certain Agreement Regarding Purchase and Remarketing Options
(Livermore/Parcel 6) (herein called the “Purchase Agreement”) dated as of December 18, 2007, by and
between BNP Paribas Leasing Corporation (“BNPPLC”) and Lam Research Corporation (“LRC”) , BNPPLC
agreed to sell and Purchaser agreed to purchase or cause the Applicable Purchaser (as defined in
the Purchase Agreement) to purchase the Corporation’s interest in the property (the “Property”)
located in                     , California, more particularly described therein.

     NOW THEREFORE, BE IT RESOLVED, that the Board of Directors of BNPPLC, in its best business
judgment, deems it in the best interest of BNPPLC and its shareholders that BNPPLC convey the
Property to LRC or the Applicable Purchaser pursuant to and in accordance with the terms of the
Purchase Agreement.

     RESOLVED FURTHER, that the proper officers of BNPPLC, and each of them, are hereby authorized
and directed in the name and on behalf of BNPPLC to cause BNPPLC to fulfill its obligations under
the Purchase Agreement.

     RESOLVED FURTHER, that the proper officers of BNPPLC, and each of them, are hereby authorized
and directed to take or cause to be taken any and all actions and to prepare or cause to be
prepared and to execute and deliver any and all deeds, assignments and other documents, instruments
and agreements that are necessary, advisable or appropriate, in such officer’s sole and absolute
discretion, to carry out the intent and to accomplish the purposes of the foregoing resolutions. ]

 
Exhibit F to Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 2

 

 

Exhibit G

CERTIFICATION OF NON-FOREIGN STATUS

     Section 1445 of the Internal Revenue Code provides that a transferee of a U.S. real property
interest must withhold tax if the transferor is a foreign person. Sections 18805, 18815 and 26131
of the California Revenue and Taxation Code, as amended, provide that a transferee of a California
real property interest must withhold income tax if the transferor is a nonresident seller.

     To inform [LRC or the Applicable Purchaser] (“Transferee”) that withholding of tax is not
required upon the disposition of a California real property interest by BNP PARIBAS LEASING
CORPORATION (“Transferor”), a Delaware corporation, the undersigned hereby certifies the following
on behalf of Transferor:

1. Transferor is not a foreign corporation, foreign partnership, foreign trust, or foreign estate
(as those terms are defined in the Internal Revenue Code and Income Tax Regulations);

2. Transferor is not a disregarded entity (as defined in Section 1.1445-2(b)(2)(iii) of the Income
Tax Regulations);

3. Transferor’s U.S. employer identification number is 75-2252918; and

4. Transferor’s office address is:

BNP Paribas Leasing Corporation

12201 Merit Drive, Suite 860

Dallas, Texas 75251

Attention: Lloyd G. Cox, Managing Director

Transferor understands that this Certification of Non-Foreign Status may be disclosed to the
Internal Revenue Service by Transferee and that any false statement contained herein could be
punished by fine, imprisonment, or both.

Under penalties of perjury I declare that I have examined this Certification of Non-Foreign Status
and to the best of my knowledge and belief it is true, correct and complete, and I further
declare that I have authority to sign this document on behalf of the Transferor.

     Dated:                     , 20     .

	 	 	 	 	 
	 	 	 
	 	
 	 
	 	Lloyd G. Cox, Managing Director of Transferor. 	 
	 	 	 
	 

 

 

Exhibit H

Notice of Election to Terminate the Supplemental Payment Obligation

and Irrevocable Release and Waiver of the Right to Purchase

[Date]

BNP Paribas Leasing Corporation

12201 Merit Drive, Suite 860

Dallas, Texas 75251

Attention: Lloyd G. Cox, Managing Director

     Re: Agreement Regarding Purchase and Remarketing Options (Livermore/Parcel 6) dated as of
December 18, 2007 (the “Purchase Agreement”), between Lam Research Corporation (“LRC”), a Delaware
corporation, and BNP Paribas Leasing Corporation (“BNPPLC”), a Delaware corporation

Gentlemen:

     Capitalized terms used in this letter are intended to have the meanings assigned to them in
the Purchase Agreement referenced above. This letter will constitute a notice given pursuant to
subparagraph 6(A) of the Purchase Agreement. As provided in that subparagraph, LRC irrevocably
elects to terminate the Supplemental Payment Obligation effective immediately, subject only to the
conditions described below. In addition, LRC irrevocably waives and releases its rights to
purchase or cause an Affiliate of LRC to purchase the Property granted to it by the Purchase
Agreement. Because of such waiver and release, the Purchase Option is terminated and so are all
rights of LRC under subparagraphs 2(A) of the Purchase Agreement.

     LRC acknowledges that this notice will not be effective to terminate the Supplemental Payment
Obligation if it is not received by BNPPLC prior to the Completion Date.

     LRC also acknowledges that even if no prior 97-10/Meltdown Event has occurred, the delivery of
this notice is in and of itself a 97-10/Meltdown Event under and as defined in the Construction
Agreement. Therefore, after receipt of this notice BNPPLC will be entitled to demand and receive a
97-10/Prepayment on and subject to the terms and conditions of Paragraph 9 of the Construction
Agreement. Further, if LRC fails to make a 97-10/Prepayment required by the Construction
Agreement, BNPPLC may and exercise the Put Option as provided in subparagraph 3(A) of the Purchase
Agreement.

     LRC also acknowledges that its right to terminate the Supplemental Payment Obligation
is subject to the condition precedent that: (1) LRC must have given (and not rescinded) a Notice of
LRC’s Intent to Terminate as provided in the Construction Agreement, or (2) BNPPLC must have given
any FOCB Notice as provided in the Construction Agreement. Accordingly, if neither

 

 

of the notices described in the preceding sentence have been given, the Supplemental Payment
Obligation will not terminate by reason of this notice.

     Finally, LRC acknowledges that because the delivery of this notice constitutes a
97-10/Meltdown Event, BNPPLC will have the right at any time for any reason or no reason to
terminate the Lease by notice to LRC.

	 	 	 	 	 
	 	LAM RESEARCH CORPORATION,
a 
Delaware corporation

 	 
	 	By:  	 	 
	 	 	Roch LeBlanc, Treasurer 	 
	 	 	 	 
	 

Exhibit H to Agreement Regarding Purchase and Remarketing

Options (Livermore/Parcel 6) — Page 2

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