Document:

Exhibit 10.3 - Fund XII JV PSA

Exhibit 10.3
PURCHASE AND SALE OF JOINT VENTURE INTEREST AGREEMENT
THIS PURCHASE AND SALE OF JOINT VENTURE INTEREST AGREEMENT (“Agreement”) is made and entered into this 12th day of August, 2013, by and between Piedmont JV Partnership Interests, LLC, a Delaware limited liability company (“Purchaser”), and Wells Real Estate Fund XII, L.P., a Georgia limited partnership (“Seller”).  Purchaser and Seller may also be referred to herein as a “Venturer” and together as the “Venturers.”
RECITALS:
A.    Seller is the owner of approximately 44.988% in beneficial interests (the “Interest”) of Wells Fund XII – REIT Joint Venture, a joint venture partnership governed by the Georgia Uniform Partnership Act (the “Joint Venture”).

B.    Pursuant to Section 6.5(a) of that certain Joint Venture Partnership Agreement of the Joint Venture, dated as of April 10, 2000, between Seller and Wells Operating Partnership, L.P. (now known as Piedmont Operating Partnership, L.P.) (the “Joint Venture Agreement”), if one of the Venturers receives a bona fide offer from an unrelated third party for the sale of all or substantially all of the properties or last remaining property owned by the Venture at the time of such offer, which offer such Venturer wishes to accept (the “Accepting Venturer”), but the other Venturer does not wish to accept (the “Dissenting Venturer”), the Dissenting Venturer must elect within thirty days after receipt by such Dissenting Venturer of notice of such offer from the Accepting Venturer to either (i) purchase the Accepting Venturer's entire interest in the Joint Venture on the same terms and conditions as the third party offer to purchase the property or properties, or (ii) consent to the sale of such property or properties pursuant to such third party offer.  

C.    On June 13, 2013, Seller sent, and on June 17 Purchaser received, written notice to Purchaser of an offer (the “Offer”) Seller received from Encore Enterprises, Inc., dated June 12, 2013, to purchase the remaining properties located at 5301 Maryland Way, Brentwood, TN  37027 (the “Comdata Property”) and 4685 Investment Drive, Troy, MI  48098 (the “Investment Drive Property,” and together with the Comdata Property, the “Properties”) owned by the Joint Venture for an aggregate purchase price of $28,500,000 (the “Offer Price”), which notice provided that Seller approved the Offer and so was submitting such notice as the Accepting Venturer under the Joint Venture Agreement.  

D.    On July 15, 2013, Purchaser sent Seller written notice of its election to purchase Seller's entire interest in the Joint Venture, constituting the Interest, on the same terms and conditions as the Offer, and Seller acknowledged and agreed to Purchaser’s written notice of election on July 17, 2013.  

E.    Seller desires to sell and convey its Interest in the Joint Venture to Purchaser, and Purchaser desires to purchase and acquire from Seller, the Interest in the Joint Venture.

F.    Capitalized terms used herein that are not otherwise defined shall have the respective meanings set forth in Schedule 1.

NOW, THEREFORE, in consideration of the promises and the mutual covenants contained herein, the parties hereby agree as follows:
1.Purchase and Sale of the Interest.   For and in consideration of the sum of the Purchase Price (defined below) to be paid at or before the Closing Date (defined below) by Purchaser to Seller and other good and valuable consideration, the sufficiency of which is hereby acknowledged, and subject to the terms and 

conditions herein set forth, Seller hereby sells, assigns, transfers and delivers to Purchaser, and Purchaser purchases, accepts and acquires from Seller, the Interest, free and clear of all Liens and Claims.  
2.Closing Date.  The consummation of the purchase and sale of the Interest (the “Closing”) shall be effected by the exchange of original documents on August 12, 2013, or at such other time, date, and place as shall be mutually agreed to by the parties (the date of the Closing referred to herein as the “Closing Date”).  The parties acknowledge and agree that the consummation of the purchase and sale of the Interest shall be effective upon Closing.
3.Payment of Purchase Price.  The Purchase Price to be paid for the sale, transfer, conveyance, assignment and delivery of the Interest by Seller to Purchaser shall be an amount equal to $12,821,580 (the “Purchase Price”), payable at the Closing by wire transfer of immediately available funds.  
4.Effect of Purchase and Sale and Proration.  
4.1.    Effect of Purchase and Sale.  Effective upon the Closing, Seller shall cease to be a member of the Joint Venture, and Seller shall have no further rights, duties, or obligations with respect to the Joint Venture arising out of the Joint Venture Agreement, including but not limited to (i) administration of the Joint Venture and the Properties and (ii) all reporting requirements relating to the Joint Venture; except for (a) the filing requirements related to the federal and state tax returns for the period of the year 2013 up to and including the date of Closing, which returns Seller agrees to file by the statutory deadline and which returns shall be subject to Purchaser’s approval not to be unreasonably withheld, and (b) as otherwise set forth in this Agreement.  Except as set forth in Section 4.2 below, subsequent to the Closing, Seller shall have no further interest in the Joint Venture's capital, income, profits, losses, gains, allocations or distributions.  From and after the Closing Date, the portion of income, gain, Loss, deduction or credit allocable to the Interest on or after such date shall be credited or charged, as the case may be, to Purchaser and not to Seller.   
4.2.    Closing of Books; Cash Distributions.  The books, records and accounts of the Joint Venture and the Properties shall be prorated as of the day before the Closing Date, with the Purchaser being deemed the owner of the Interest effective as of the Closing Date and Seller being deemed the owner of the Interest prior to such time for the purposes of allocating items of income and expense between Seller and Purchaser.  Purchaser shall receive a credit at the Closing for any security deposits held pursuant to the leases in effect at the Properties (“Leases”).     
4.3.    Prorations and Adjustments.    The Purchase Price shall be adjusted for 44.988% of the following items of income and expense, or as otherwise expressly stated, which shall be prorated as of Closing.
4.3.1.    Rent.  All rents, charges, and other revenue of any kind (collectively, “Rents”) collected from the tenants under the Leases shall be prorated between Seller and Purchaser as of the day before the Closing Date.  Seller shall be entitled to 44.988% of all Rents collected and attributable to any period under the Leases to but not including the Closing Date.  The Purchaser shall be entitled to 100% of all Rents collected and attributable to any period under the Leases from and after the Closing Date.  With respect to the Rents due landlord under the Leases as of the Closing Date but not collected as of the Closing Date, Purchaser shall tender 44.988% of the same to Seller upon receipt (which obligation of Purchaser shall survive the Closing for a period of nine (9) months and not be merged therein); provided, however, that all Rents due landlord under the Leases collected by either Seller or Purchaser on or after the Closing Date shall first be applied to costs of collection, then to all amounts due under the Leases at the time of collection (i.e., current Rents due Purchaser as the current owner and landlord) with the balance (if any) payable 44.988% to Seller, but only to the extent of amounts delinquent and actually due Seller under this Section 4.3.1.  If Seller receives any Rents post Closing, Seller shall hold such Rents in trust for the benefit of Purchaser and shall promptly turn such Rents over to Purchaser for application as provided above.

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4.3.2.    Taxes.  All unpaid Taxes (as that term is defined at Schedule 1 to this Agreement) for the Properties and the Joint Venture payable during the current year and all prior years shall be prorated (on a cash basis) as of the Closing Date, regardless of the year for which Taxes are assessed.  In particular, the parties acknowledge and agree that each party will include its proportionate share of the income generated through the date of Closing and pay any income or other tax associated with such income on its separate tax returns.  
4.3.3.    Expenses.  Utility bills and charges payable with respect to the Properties, and other charges of tenants under the Leases, and operating expenses of the Properties.  
4.3.4.    Capital.  The parties agree that there are no additional capital costs set forth in the Leases.  
4.3.5.    Post Closing Adjustments.  All items of revenue and expense relating to the Properties, irrespective of whether such items are prorated at Closing in accordance with Section 4 and including but not limited to (i) gas, electricity or other utility charges which are not the direct obligation of tenants pursuant to the Leases, and (ii) any other operating expenses or other items which are customarily prorated between a purchaser and a seller in the office building market area in which the Properties are located, shall be reprorated after completion of the reconciliation of operating expenses with the tenants of the Properties for calendar year 2013, and such reconciliation shall be done pursuant to the terms of the applicable Leases.  Irrespective of whether such items are prorated at Closing in accordance with Section 4, after completion of all returns or upon the determination of or the receipt of bills or other demands for any Taxes or ad valorem real estate taxes, Purchaser shall prepare and present to Seller a calculation of the reproration of the Taxes or real estate taxes and other items with respect to the Properties or the Joint Venture.  Purchaser shall prepare and present to Seller a calculation of any item subject to reproration and shall furnish such statement to Seller for its review.  Purchaser shall provide Seller with appropriate backup materials related to the calculation.   Purchaser and Seller shall make the appropriate adjusting payment between them within thirty (30) days after presentment to Seller of Purchaser's calculation and appropriate back-up information.    
4.4.    Tax Matters.  Seller shall be responsible for preparing the final tax return of the Joint Venture and distributing associated K-1s to all partners.  All expenses associated with the filing of the Joint Venture's final Tax return shall be prorated based on the current Joint Venture ownership percentages of Seller and Purchaser through midnight of the day before Closing.
4.5.    Survival.   The provisions of this Section 4 shall survive the Closing and not be merged therein.  
5.Leases.  The Properties are subject to leases.  To the extent reasonably necessary or applicable, Seller and Purchaser each hereby agree to execute any and all assignment and assumption agreements, in form and substance reasonably acceptable to Seller and Purchaser, to evidence transfer of Seller's interest in the leases to Purchaser and Purchaser's assumption of the obligations in such leases as the sole owner of the Joint Venture.  
6.Representations and Warranties of Seller.  Seller represents and warrants to Purchaser that the following statements are true, complete and correct as of the date hereof:
6.1.    Organization; Validity; Authority; No Conflict.
6.1.1.     Seller is a limited partnership duly organized, validly existing and in good standing under the Laws of the State of Georgia and has full legal right, power and authority to enter into, execute and deliver this Agreement, to which Seller is a party, and to perform Seller's obligations thereunder, and to sell, assign, transfer and convey to Purchaser the Interest as herein provided.

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6.1.2.    The execution and delivery of this Agreement by Seller, the performance by Seller of the transactions contemplated by this Agreement, or the transfer of Interest provided for herein will not (i) violate or conflict with any provisions of Law or Order applicable to Seller; (ii) require any consent or approval by or filing or notice with any Governmental or Regulatory Body; or (iii) violate or conflict with any agreement or understanding by which Seller or the Interest are bound.
6.1.3.    This Agreement has been duly executed and delivered by Seller and constitutes the valid and binding obligation of Seller enforceable against Seller in accordance with its terms.
6.2.    Title.  Seller is the sole lawful and beneficial owner of, and holds good, valid and indefeasible title to, 100% of the Interest, and at the Closing will transfer to Purchaser, good and valid title to the Interest, free and clear of any Lien.  Seller has taken no action that would allow any person to file a materialmens lien with respect to the Properties.
6.3.    General Tax Matters.  All Taxes with respect to the Interest that Seller is or was required by Law to withhold or collect have been duly withheld or collected and, to the extent required, have been paid to the proper Governmental or Regulatory Body or other Person, or to the extent applicable, will be paid on or before the date upon which such Taxes are required to be paid pursuant to applicable Law.  Seller (i) has timely filed all tax returns for the Joint Venture that are required to have been filed by it with all appropriate governmental agencies (and all such returns are complete and fairly reflect the Joint Venture’s operations for tax purposes in all material respects), and (ii) has timely paid all Taxes owned by the Joint Venture.  There are no unresolved questions or claims concerning the Joint Venture’s tax liability.  The Joint Venture’s tax returns have not been audited by any taxing authority.  There is no pending dispute with any taxing authority relating to any tax returns of the Joint Venture.  All final tax returns of the Joint Venture will be prepared by the Seller and filed by the statutory deadline.  
6.4.    Litigation.  There are no outstanding Orders by which Seller is bound, or any pending or to the Knowledge of Seller, threatened, which relate to or affect the Interest, nor to the Knowledge of Seller are there any facts or circumstances which are likely to give rise to any such Action or Proceeding.  Seller has not received written notice of any, and to the Knowledge of Seller there exist no,  pending or threatened suit, action or proceeding which affects the Interest.   No action, suit, claim, investigation or proceeding, whether legal or administrative or in mediation or arbitration, is pending or, to Sellers’ knowledge, threatened, at law or in equity, against Seller before or by any court or federal, state, municipal or other governmental department, commission, board, bureau, agency or instrumentality (i) which would prevent Seller from performing its obligations pursuant to this Agreement or consummating the transactions contemplated hereby, (ii) which relates to a claim or dispute under the Joint Venture partnership agreement, or (iii) which constitutes a claim by any Person to an interest in the profits or distributions of the Joint Venture partnerhship agreement.  In addition, there are no judgments, decrees or orders entered in a suit or proceeding against Seller, an adverse decision which might, or which judgment, decree or order does, adversely affect either Seller’s ability to perform its obligations pursuant to, or Purchaser’s rights under, this Agreement, or which seeks to restrain, prohibit, invalidate, set aside, rescind, prevent or make unlawful this Agreement or the carrying out of this Agreement or the transaction contemplated hereby.  
6.5.    No Brokers.  No real estate broker has been utilized to assist on this transaction, and no real estate commission will be paid by Seller.  Seller shall indemnify, defend and hold Purchaser harmless from claims of any brokers claiming by, through or under Seller.  
6.6.    No Bankruptcy.  Seller has not made a general assignment for the benefit of creditors, filed any voluntary petition in bankruptcy or suffered the filing of an involuntary petition by Seller’s creditors, suffered the appointment of a receiver to take possession of any of Seller’s assets, suffered the attachment or other judicial seizure of any of Seller’s assets, admitted in writing its inability to pay its debts as they come due or made an offer of settlement, extension or composition to its creditors generally.

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7.Representations and Warranties of Purchaser.  Purchaser represents and warrants to Seller that the following statements are true, complete and correct as of the date hereof:
7.1.    Organization; Validity; Authority; No Conflict.
7.1.1.    Purchaser is a limited liability company duly organized, validly existing and in good standing under the Laws of the State of Delaware and has full legal right, power and authority to enter into, execute and deliver this Agreement, to which it is a party, and to perform its obligations thereunder.    
7.1.2.    The execution and delivery of this Agreement by Purchaser, the performance by Purchaser of the transactions contemplated by this Agreement, or the transfer of Interest provided for herein will not (i) violate or conflict with any provisions of Law or Order applicable to Purchaser; (ii) require any consent or approval by or filing or notice with any Governmental or Regulatory Body; or (iii) violate or conflict with any agreement or understanding by which Purchaser or the Interest are bound.
7.1.3.    This Agreement has been duly executed and delivered by Purchaser and constitutes the valid and binding obligation of Purchaser enforceable against Purchaser in accordance with its terms.
7.2.    Litigation.  There are no outstanding Orders by which Purchaser is bound, or any pending or to the Knowledge of Purchaser, threatened, which relate to or affect the Interest, nor to the Knowledge of Purchaser are there any facts or circumstances which are likely to give rise to any such Action or Proceeding.
7.3.    No Brokers.  No real estate broker has been utilized to assist on this transaction, and no real estate commission will be paid by Purchaser.  Purchaser shall indemnify, defend and hold Seller harmless from claims of any brokers claiming by, through or under Purchaser.
8.Transaction Costs.  To the extent that Purchaser decides to conduct any due diligence in connection with its purchase of the Interest, all costs associated therewith (other than those costs expressly stated herein to be borne, in part, by Seller) shall be paid by Purchaser. Seller and Purchaser shall each be responsible for their own attorneys' fees.  The cost of any title searches, all costs to record documents and payment of any applicable transfer or other taxes to effect the conveyance of the Interest (and the Properties a portion of the ownership of which is effectively being conveyed via the sale and purchase of the Interest), as well as the cost of any escrow fees, shall be divided by Seller and Purchaser in accordance with their respective ownership interests in the Joint Venture.  
9.Conditions Precedent to the Closing.
9.1.    Conditions Precedent to Purchaser’s Obligation to Close.
9.1.1.    Conditions Precedent.  The obligations of Purchaser to enter into and complete the Closing are subject to the fulfillment at or prior to the Closing of the following conditions, any one or more of which may be waived in writing by Purchaser:  (i) each of the representations and warranties of Seller contained in this Agreement shall be true and correct as of the Closing; (ii) Seller shall have performed and complied with all of the agreements, covenants and obligations required under this Agreement to be performed or complied with by Seller prior to or at the Closing; (iii) all authorizations, consents, waivers and approvals as may be required to be obtained by Seller in connection with the consummation of the transactions contemplated by this Agreement shall have been obtained; (iv) all filings that are required to have been made by the parties with any Governmental or Regulatory Body in order to carry out the transactions contemplated by this Agreement shall have been made and all authorizations, consents and approvals from any Governmental or Regulatory Body required to carry out the transactions contemplated by this Agreement shall have been received and any applicable waiting periods shall have expired; and (v) there shall be in force no Order, Action or Proceeding by 

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or before any Governmental or Regulatory Body restraining, restricting, enjoining, prohibiting, invalidating or otherwise preventing (or seeking to prevent) the consummation of the transactions contemplated by this Agreement.   
9.1.2.    Closing and Conveyancing Documents.  Seller shall have executed and delivered to Purchaser such instruments and documents as may be reasonably requested by Purchaser in order to complete the transfer of the Interest to Purchaser (the “Conveyancing Documents”), including, without limitation:  
a)    the Partnership Certificate and all amendments thereto;
b)    Partnership Interest Assignment.  Duly executed instrument pursuant to which Seller assigns, transfers and conveys to Purchaser the Interest substantially in the form of Exhibit A attached hereto (the “Partnership Interest Assignment”);
c)    Non-Foreign Status Affidavit.  A non-foreign status affidavit substantially in the form of Exhibit B, as  required by Section 1445 of the Internal Revenue Code of 1986, as amended (the “Code”);
d)    Evidence of Authority.  (i) Documentation to establish to Purchaser’s reasonable satisfaction the due authorization of Seller’s sale of the Interest and Seller’s delivery of the documents required to be delivered by Seller pursuant to this Agreement (including, but not limited to, resolutions of Seller and incumbency certificates of Seller) and the due authorization of Seller to perform its obligations under this Agreement; and (ii) a certificate of Seller with respect to the authority to act on behalf of Seller of the individual executing on behalf of Seller all documents contemplated by this Agreement, which certificate shall be sufficient to cause the Title Company to issue or bring down the Joint Venture’s existing owner’s title policy to Purchaser;
e)    Seller’s Certificates.  A certificate of an officer of Seller certifying that all representations and warranties of such party contained in this Agreement are true and correct as of the Closing Date; 
f)    Settlement Statement.  An executed copy of the settlement statement prepared by Purchaser setting forth the amounts paid on behalf of and/or credited to each of Purchaser and Seller under this Agreement; and
g)    Other Items.  Seller shall have delivered to Purchaser a certificate of Seller, certifying that each of the conditions set forth in Section 9.1.1 above have been satisfied as of the Closing, and such other documents, instruments and assurances as counsel to Purchaser may reasonably request to evidence or establish the accuracy of the representations and warranties of Seller, the compliance by Seller with its covenants and agreements hereunder, and the satisfaction of the conditions to Purchaser’s obligations to complete the Closing.
9.2.    Conditions Precedent to Seller’s Obligation to Close.
9.2.1.    Conditions Precedent.  The obligations of Seller to enter into and complete the Closing are subject to the fulfillment at or prior to the Closing, of the following conditions, any one or more of which may be waived in writing by Seller:  (i) each of the representations and warranties of Purchaser contained in this Agreement and the Conveyancing Documents shall be true and correct as of the Closing; (ii) Purchaser shall have performed and complied with all of the agreements, covenants and obligations required under the Agreement and the Conveyancing Documents to be performed or complied with by Purchaser prior to or at the Closing; and (iii) Purchaser shall have delivered the consideration as specifically defined in Section 3.

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9.2.2.    Conveyancing Documents.  Purchaser shall have executed and delivered to Seller the Conveyancing Documents to which it is a party.
9.2.3.    Other Items.  Purchaser shall have delivered to Seller a certificate of Purchaser, certifying that each of the conditions set forth in Section 9.2.1 above have been satisfied as of the Closing, and such other documents, instruments and assurances as counsel to Seller may reasonably request to evidence or establish the accuracy of the representations and warranties of Purchaser, the compliance by Purchaser with its covenants and agreements hereunder, and the satisfaction of the conditions to Seller’s obligations to complete the Closing.
10.Indemnification.  
10.1.    Indemnification.  Each party shall indemnify and hold harmless the other party, and each of its Affiliates, directors, officers, employees, attorneys, agents and representatives (collectively, the “Indemnitees”) in respect of any and all claims, losses, damages, liabilities, penalties, interest, costs and expenses (including, without limitation, any attorneys’, accountants’ and consultants’ fees and other expenses) reasonably incurred by Indemnitees, in connection with (i) any breach of any representation or warranty made by such other party or any other provision of this Agreement without giving effect to the terms “material,” “materiality,” “material adverse effect,” or terms of similar meaning; (ii) any breach of any covenant, agreement or undertaking made by such other party in this Agreement; (iii) any fraud or willful misconduct of such other party; and (iv) any criminal liabilities arising out of acts or omissions of such other party prior to the Closing Date.
10.2.    Indemnification Limitations.  Notwithstanding anything to the contrary herein, neither party shall have any obligation for any losses, damages, liabilities, penalties, interest, or costs and expenses totaling Twenty-Five Thousand Dollars ($25,000.00) per Property (the “Cumulative Floor”) or less.  Any losses, damages, liabilities, penalties, interest, or costs and expenses in excess of the Cumulative Floor will be paid from the first dollar, but at all times will be subject to a maximum equal to Four Hundred Sixteen Thousand One Hundred Thirty-Nine Dollars ($416,139.00) for the Comdata Property and a maximum equal to Two Hundred Twenty-Four Thousand Nine Hundred Forty Dollars ($224,940.00) for the Investment Drive Property (collectively, the “Cap”).  Neither the Cumulative Floor nor the Cap shall be applicable in instances of intentional fraud or misrepresentation.  
10.3.    General Partners Obligation.  The Seller's General Partners have joined in the execution of this Agreement for the purpose of evidencing their agreement to be bound by the provisions of Section 6, Representations and Warranties of Seller, and Section 10, Indemnification, of this Agreement.      
11.Miscellaneous.
11.1.    Entire Agreement.  This Agreement shall constitute the entire agreement between the parties relating to the purchase and sale of Seller’s ownership interest in the Interest, and supersedes and cancels all previous negotiations, understandings and agreements between the parties regarding the subject matter hereof.  No conditions, use of trade, course of dealing, understanding or agreement purporting to vary, explain or supplement the terms of this Agreement shall be binding unless hereafter made in writing and signed by Purchaser and Seller.
11.2.    Choice of Law.  This Agreement shall be interpreted in accordance with the Laws of the State of Georgia, without regard to the conflict of laws principles thereof.
11.3.    Waiver.  No waiver of any of the terms or conditions of this Agreement shall be effective or binding unless such waiver is in writing and is signed by both of the parties, nor shall this Agreement be changed, modified, discharged or terminated other than in accordance with its terms, in whole or in part, except by a writing signed by both of the parties.  Waiver by any party of any term, provision or condition of this 

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Agreement shall not be construed to be a waiver of any other term, provision or condition, nor shall such waiver be deemed a subsequent waiver of the same term, provision or condition.
11.4.    Survivability.  In the event any provision in this Agreement shall be deemed invalid, illegal or unenforceable, the validity, legality and enforceability of the remaining provisions hereof shall not in any way be affected or impaired thereby.  Except as otherwise provided herein, the representations, warranties, covenants and indemnification obligations contained in this Agreement shall survive the Closing for a period of nine (9) months.  
11.5.    Assignment. Neither party shall in any way sell, transfer, assign or otherwise dispose of this Agreement or any of the rights, privileges, duties and obligations granted or imposed upon it under this Agreement; provided, however, that Purchaser shall have the right to assign this Agreement to an entity controlled by or under common control with Purchaser. Any attempted or actual sale, transfer, assignment, or disposal, in whole or in part, of this Agreement, other than in accordance herewith, will be void and have no effect.
11.6.    Counterparts.  This Agreement may be executed in multiple counterparts, each of which shall be deemed an original and all of which together shall constitute one and the same instrument.
11.7.    Binding Effect.  This Agreement shall be binding upon and shall inure to the benefit of the parties and their respective successors and permitted assigns.
11.8.    Dispute Resolution.  Any controversy arising out of or related to this Agreement or the breach thereof shall be resolved by binding arbitration in Gwinnett County or the City of Norcross, Georgia, in accordance with the Rules of Mediation and Arbitration as then in effect and administered by the American Mediation Association, and judgment entered upon the award rendered may be enforced by appropriate judicial action.  The arbitration panel shall consist of three members.  The arbitration panel shall allocate between the parties, as the panel deems just and equitable, all fees and expenses of the arbitration, including forum and tribunal fees and expenses, reasonable attorney’s fees of both parties, any costs of producing witnesses and any other reasonable costs or expenses incurred by either party.  The arbitration panel shall render a decision within 30 days following the close of presentation by the parties of their cases and any rebuttal.
11.9.    Confidentiality.  Seller and Purchaser each acknowledge and agree that all aspects of this transaction before or on the date of this Agreement with respect to the terms and conditions of this Agreement shall be kept confidential and shall not be disclosed directly or indirectly to any third parties without the prior written consent of the other party, unless otherwise required by applicable law.  Purchaser acknowledges that Seller will be legally obligated to publicly disclose this transaction in periodic reports on Form 10-K and Form 10-Q and current reports on Form 8-K that Seller files with the Securities and Exchange Commission.  Seller acknowledges that Purchaser may become legally obligated to make a private and/or public announcement of this transaction.  In all such cases, to the extent possible, notification to the other party will precede any such public announcement or filing and, to the extent practical, the disclosing party will cooperate with the other party in wording the announcement.  The confidentiality obligations contained herein shall survive the termination or expiration of this Agreement for a period of eighteen (18) months.  
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IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as of the date first above written.
SELLER:
WELLS REAL ESTATE FUND XII, L.P.
A Georgia Limited Partnership

By:    Wells Partners, L.P.
A Georgia Limited Partnership
(As General Partner)

By:    Wells Capital, Inc.
A Georgia Corporation
(As General Partner)

By:     /s/ DOUGLAS P. WILLIAMS         
Douglas P. Williams
Senior Vice President

By:     /s/ LEO F. WELLS, III            
Leo F. Wells, III
General Partner

PURCHASER:
PIEDMONT JV PARTNERSHIP INTERESTS, LLC
A Delaware Limited Liability Company

By:    Piedmont Operating Partnership, L.P., a Delaware Limited Partnership, its sole member

By:    Piedmont Office Realty Trust, Inc. 
a Maryland corporation
(Its General Partner)

By:    /s/ ROBERT E. BOWERS    
Robert E. Bowers
Executive Vice President
        
    

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JOINDER

Wells Partners, L.P., a Georgia limited partnership, and Leo F. Wells, III, together all of the general partners of Wells Real Estate Fund XII, L.P., each hereby jointly and severally join in that certain Purchase and Sale of Joint Venture Interest Agreement, dated as of August 12, 2013, (the “Purchase Agreement”), by and between Piedmont JV Partnership Interests, LLC, a Delaware limited liability company (“Purchaser”), and Wells Real Estate Fund XII, L.P., a Georgia limited partnership (“Seller”), for the sole purpose of guaranteeing the obligations of Seller under Section 6, Representations and Warranties of Seller, and Section 10, Indemnification, of the Purchase Agreement.   

By:    Wells Partners, L.P.
A Georgia Limited Partnership
(As General Partner)

By:    Wells Capital, Inc.
A Georgia Corporation
(As General Partner)

By:     /s/ DOUGLAS P. WILLIAMS         
Douglas P. Williams
Senior Vice President

By:     /s/ LEO F. WELLS, III            
Leo F. Wells, III
General Partner

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SCHEDULE 1
DEFINITIONS
As used in this Agreement, the following terms have the following meanings unless the context otherwise requires:
1.“Action or Proceeding” means any action, suit, proceeding or arbitration by any Person or any investigation or audit by any Governmental or Regulatory Body.
2.“Affiliates” means when used in reference to a specified Person, any other Person that directly, or indirectly through one or more intermediaries, controls or is controlled by or is under common control with the specified Person, and in the case of the Purchaser, includes but is not limited to officers and directors of the general partner of the Purchaser.
3.“Claim” means any pending contest, claim, demand, assessment, action, cause of action, litigation, notice or demand involving any Person.
4.“Governmental or Regulatory Body” means any court, tribunal, arbitrator or any government or political subdivision thereof, whether federal, state, or county, or any agency, authority, official or instrumentality of any such government or political subdivision.
5.“Knowledge” a Person will be deemed to have “Knowledge” of a particular fact or other matter if (i) such Person is actually aware of such fact or other matter, or (ii) a prudent individual could be expected to discover or otherwise become aware of such fact or other matter in the course of conducting a reasonable investigation concerning the existence of such fact or other matter.  
6. “Law” means any law, statute, rule, regulation, ordinance and other pronouncement having the effect of law of the United States or any state, county, city or other political subdivision or of any Governmental or Regulatory Body.
7.“Lien” means any lien, pledge, hypothecation, mortgage, security interest, Claim, lease, charge, option, right of first refusal, easement, servitude, transfer restriction under any stockholder or similar agreement, encumbrance or any other restriction or limitation whatsoever. 
8.“Loss” means any and all claims, losses, costs, expenses (including, without limitation, reasonable expenses of investigation and reasonable attorneys’ fees and expenses in connection with any action, suit or proceeding), liabilities and damages (including, without limitation, special, consequential, punitive and other similar damages).
9.“Order” means any writ, judgment, decree, injunction or similar order of any Governmental or Regulatory Body, in each case whether preliminary or final.
10.“Person” means any individual, corporation, partnership, firm, joint venture, association, joint-stock company, trust, unincorporated organization, Governmental or Regulatory Body or other entity.
11.“Tax” and “Taxes” mean all taxes, charges, fees, levies or other assessments imposed by any federal, state, local or foreign taxing authority, whether disputed or not, including, without limitation, income, capital, estimated, excise, property, sales, transfer, withholding, employment, payroll, and franchise taxes and such terms shall include any interest, penalties or additions attributable to or imposed on or with respect to such assessments, but specifically excluding ad valorem real estate taxes.
12.“Title Company” means Fidelity National Title.  

11

Exhibit A
JOINT VENTURE PARTNERSHIP INTEREST ASSIGNMENT AND PARTNERSHIP AMENDMENT

THIS JOINT VENTURE PARTNERSHIP INTEREST ASSIGNMENT AND PARTNERSHIP AMENDMENT (this “Instrument”), is entered into on August 12, 2013, by and between Piedmont JV Partnership Interests, LLC, a Delaware limited liability company (“Purchaser”), and Wells Real Estate Fund XII, L.P., a Georgia limited partnership (“Seller”).

This Instrument is delivered pursuant to Section 9.1.2(b) of that certain Purchase and Sale of Joint Venture Interest Agreement by and between Seller and Purchaser (the “Agreement”).
Seller hereby represents and warrants to Purchaser that Seller is the holder of approximtely 44.988% in beneficial interest (the “Interest”) of Wells Fund XII – REIT Joint Venture, a joint venture partnership governed by the Georgia Uniform Partnership Act (the “Joint Venture”).  Pursuant to the Agreement, Purchaser is acquiring all of Seller’s right, title and interest in and to the Interest.  
For and in consideration of the execution and delivery of the Agreement and Purchaser's payment of the Purchase Price (as defined in the Agreement), and other good and valuable consideration, the receipt of which is hereby acknowledged, Seller does hereby irrevocably and unconditionally sell, assign, transfer, convey and deliver all of Seller’s right, title and interest in and to the Interest to Purchaser, its successors and assigns, free and clear of all liens, liabilities, and other indebtedness or claims of any third party, and Seller shall forever warrant and defend Purchaser's title thereto.  Purchaser hereby accepts the Interest from Seller and takes the Interest subject only to the obligations of an owner thereof that first accrue or first arise from and after the date of this Instrument.  Seller further irrevocably constitutes and appoints Purchaser as attorney to transfer the Interest, with full power of substitution.
As of the date of this Instrument, Purchaser is hereby admitted, without any further action by any person or party to the Joint Venture, as a Venturer in the Joint Venture as a successor Venturer.   Purchaser agrees to be bound by the terms of that certain Joint Venture Partnership Agreement of the Joint Venture, dated as of April 10, 2000, between Seller and Wells Operating Partnership, L.P. (now known as Piedmont Operating Partnership, L.P.).  Seller hereby acknowledges and agrees (i) that upon execution hereof and without any further action by any person or party to the Joint Venture, Seller shall cease to be a member of the Joint Venture and shall have no further rights, duties or obligation with respect to the Joint Venture arising out of the Joint Venture partnership agreement, and (ii) that as of the date hereof, Seller shall have no further interest in the Joint Venture’s capital, income, profits, loses, gains allocations or distributions.  
Seller shall indemnify and hold harmless Purchaser from any liability, damages, causes of action, expenses and reasonable attorneys’ fees incurred by Purchaser and arising out of or in connection with the rights and obligations of Seller under the Joint Venture partnership agreement, to the extent arising from events, facts or circumstances occurring prior to the date hereof.   Purchaser shall indemnify and hold harmless Seller from any liability, damages, causes of action, expenses and reasonable attorneys’ fees incurred by Seller and arising out of or in connection with the rights and obligations of Purchsaser under the Joint Venture partnership agreement, to the extent arising from events, facts or circumstances occurring after the date hereof.
The provisions of this Instrument shall be binding upon, and shall inure to the benefit of, the parties hereto and their respective successors and assigns.    
This Instrument shall be governed by and shall be construed in accordance with the laws of the State of Georgia without application of principles of conflicts of laws.

A-1

IN WITNESS WHEREOF, Seller and Purchaser have caused this Joint Venture Interest Assignment and Partnership Amendment to be duly executed as of the 12th day of  August, 2013.

SELLER:
WELLS REAL ESTATE FUND XII, L.P.
A Georgia Limited Partnership

By:    Wells Partners, L.P.
A Georgia Limited Partnership
(As General Partner)

By:    Wells Capital, Inc.
A Georgia Corporation
(As General Partner)

By:     /s/ DOUGLAS P. WILLIAMS     
Douglas P. Williams
Senior Vice President

By:     /s/ LEO F. WELLS, III            
Leo F. Wells, III
General Partner

PURCHASER:
PIEDMONT JV PARTNERSHIP INTERESTS, LLC
A Delaware Limited Liability Company

By:    Piedmont Operating Partnership, L.P., a Delaware Limited Partnership, its sole member

By:    Piedmont Office Realty Trust, Inc. 
a Maryland corporation
(Its General Partner)

By:                    
        
    

A-2

Consented to and agreed to by:
PIEDMONT OPERATING PARTNERSHIP, L.P. 
(formerly known as Wells Operating Partnership, L.P.),
a Delaware limited partnership

                By:  Piedmont Office Realty Trust, Inc., 
(formerly known as Wells Real Estate Investment Trust, Inc.)
                a Maryland corporation, its sole general partner

                                By:___________________________
                                Name:
                                Title:

A-3

Exhibit B
Wells Real Estate Fund XII, L.P.

CERTIFICATION OF NON-FOREIGN STATUS
[Pursuant to I.R.C. § 1445 and Treas. Reg. § 1.1445‐2T(b)(2)]

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. To inform the transferee that withholding of tax is not required upon the disposition of a U.S. real property interest by Wells Real Estate Fund XII, L.P. ("Transferor"), 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's U.S. employer identification number is 58-2438242; and

3.    Transferor's office address is 6200 The Corners Parkway, Norcross, Georgia 30092-3365.

I understand that this certification 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 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.

Date: August 12, 2013

Wells Real Estate Fund XII, L.P.

By:    Wells Partners, L.P.
A Georgia Limited Partnership
(As General Partner)

By:    Wells Capital, Inc.
A Georgia Corporation
(As General Partner)

By:     /s/ Douglas P. Williams         
Douglas P. Williams
Senior Vice President

By:     /s/ Leo F. Wells, III            
Leo F. Wells, III
General Partner

B-1ex10-1.htm

LBSR                                                                              Interest free if paid in full within 3 months

$555,000 PROMISSORY NOTE

FOR VALUE RECEIVED, Liberty Star Uranium & Metals Corp., a Nevada corporation (the “Borrower”) with at least 798,887,451 common shares issued and outstanding, promises to pay to JMJ Financial or its Assignees (the “Lender”) the Principal Sum along with the Interest Rate and any other fees according to the terms herein.  This Note will become effective only upon execution by both parties and delivery of the first payment of Consideration by the Lender (the “Effective Date”).

The Principal Sum is $555,000 (five hundred fifty five thousand) plus accrued and unpaid interest and any other fees.  The Consideration is $500,000 (five hundred thousand) payable by wire (there exists a $55,000 original issue discount (the “OID”)).  The Lender shall pay $150,000 of Consideration upon closing of this Note.  The Lender may pay additional Consideration to the Borrower in such amounts and at such dates as Lender may choose in its sole discretion, up to an additional $150,000 above the initial $150,000.  Thereafter, the Lender may pay additional Consideration to the Borrower only by mutual agreement up to a total Consideration of $500,000.    THE PRINCIPAL SUM DUE TO LENDER SHALL BE PRORATED BASED ON THE CONSIDERATION ACTUALLY PAID BY LENDER (PLUS AN APPROXIMATE 10% ORIGINAL ISSUE DISCOUNT THAT IS PRORATED BASED ON THE CONSIDERATION ACTUALLY PAID BY THE LENDER AS WELL AS ANY OTHER INTEREST OR FEES) SUCH THAT THE BORROWER IS ONLY REQUIRED TO REPAY THE AMOUNT FUNDED AND THE BORROWER IS NOT REQUIRED TO REPAY ANY UNFUNDED PORTION OF THIS NOTE.  The Maturity Date is one year from the Effective Date of each payment (the “Maturity Date”) and is the date upon which the Principal Sum of this Note, as well as any unpaid interest and other fees, shall be due and payable.  The Conversion Price is 70% of the average of the three lowest closing prices in the 20 trading days previous to the conversion (In the case that conversion shares are not deliverable by DWAC an additional 10% discount will apply; and if the shares are ineligible for deposit into the DTC system and only eligible for Xclearing deposit an additional 5% discount shall apply;  in the case of both an additional cumulative 15% discount shall apply).  Unless otherwise agreed in writing by both parties, at no time will the Lender convert any amount of the Note into common stock that would result in the Lender owning more than 4.99% of the common stock outstanding.

1.      ZERO Percent Interest for the First Three Months.  The Borrower may repay this Note at any time on or before 90 days from the Effective Date, after which the Borrower may not make further payments on this Note prior to the Maturity Date without written approval from Lender.  If the Borrower repays the Note on or before 90 days from the Effective Date, the Interest Rate shall be ZERO PERCENT (0%). If Borrower does not repay the Note on or before 90 days from the Effective Date, a one-time Interest charge of 12% shall be applied to the Principal Sum.  Any interest payable is in addition to the OID, and that OID (or prorated OID, if applicable) remains payable regardless of time and manner of payment by Borrower.

2.      Conversion. The Lender has the right, at any time from 180 days after the date of each payment of Consideration, at its election, to convert all or part of the outstanding and unpaid Principal Sum and accrued interest (and any other fees) attributable to such payment of Consideration into shares of fully paid and non-assessable shares of common stock of the Borrower as per this conversion formula:  Number of shares receivable upon conversion equals the dollar conversion amount divided by the Conversion Price.  Conversions may be delivered to Borrower by method of Lender’s choice (including but not limited to email, facsimile, mail, overnight courier, or personal delivery), and all conversions shall be cashless and not require further payment from the Lender.  If no objection is delivered from Borrower to Lender regarding any variable or calculation of the conversion notice within 24 hours of delivery of the conversion notice, the Borrower shall have been thereafter deemed to have irrevocably confirmed and irrevocably ratified such notice of conversion and waived any objection thereto.  The Borrower shall deliver the shares from any conversion to Lender (in any name directed by Lender) within 3 (three) business days of conversion notice delivery.

3.      Conversion Delays.  If Borrower fails to deliver shares in accordance with the timeframe stated in Section 2, Lender, at any time prior to selling all of those shares, may rescind any portion, in whole or in part, of that particular conversion attributable to the unsold shares and have the rescinded conversion amount returned to the Principal Sum with the rescinded conversion shares returned to the Borrower (under Lender’s and Borrower’s expectations that any returned conversion amounts will tack back to the original date of the Note).  In addition, for each conversion, in the event that shares are not delivered by the fourth business day (inclusive of the day of conversion), a penalty of $2,000 per day will be assessed for each day after the third business day (inclusive of the day of the conversion) until share delivery is made; and such penalty will be added to the Principal Sum of the Note (under Lender’s and Borrower’s expectations that any penalty amounts will tack back to the original date of the Note).

4.      Reservation of Shares.  At all times during which this Note is convertible, the Borrower will reserve from its authorized and unissued Common Stock to provide for the issuance of Common Stock upon the full conversion of this Note.  The Borrower will at all times reserve at least 150,000,000 shares of Common Stock for conversion.

5.      This Section 5 intentionally left blank

6.      This Section 6 intentionally left blank

7.      Default.  The following are events of default under this Note: (i) the Borrower shall fail to pay any principal under the Note when due and payable (or payable by conversion) thereunder; or (ii) the Borrower shall fail to pay any interest or any other amount under the Note when due and payable (or payable by conversion) thereunder; or (iii) a receiver, trustee or other similar official shall be appointed over the Borrower or a material part of its assets and such appointment shall remain uncontested for twenty (20) days or shall not be dismissed or discharged within sixty (60) days; or (iv) the Borrower shall become insolvent or generally fails to pay, or admits in writing its inability to pay, its debts as they become due, subject to applicable grace periods, if any; or (v) the Borrower shall make a general assignment for the benefit of creditors; or (vi) the Borrower shall file a petition for relief under any bankruptcy, insolvency or similar law (domestic or foreign); or (vii) an involuntary proceeding shall be commenced or filed against the Borrower; or (viii) the Borrower shall lose its status as “DTC Eligible” or the borrower’s shareholders shall lose the ability to deposit (either electronically or by physical certificates, or otherwise) shares into the DTC System; or (ix) the Borrower shall become delinquent in its filing requirements as a fully-reporting issuer registered with the SEC.

  

  

8.      Remedies.  In the event of any default, the outstanding principal amount of this Note, plus accrued but unpaid interest, liquidated damages, fees and other amounts owing in respect thereof through the date of acceleration, shall become, at the Lender’s election, immediately due and payable in cash at the Mandatory Default Amount.  The Mandatory Default Amount means the greater of (i) the outstanding principal amount of this Note, plus all accrued and unpaid interest, liquidated damages, fees and other amounts hereon, divided by the Conversion Price on the date the Mandatory Default Amount is either demanded or paid in full, whichever has a lower Conversion Price, multiplied by the VWAP on the date the Mandatory Default Amount is either demanded or paid in full, whichever has a higher VWAP, or (ii) 150% of the outstanding principal amount of this Note, plus 100% of accrued and unpaid interest, liquidated damages, fees and other amounts hereon.  Commencing five (5) days after the occurrence of any event of default that results in the eventual acceleration of this Note, the interest rate on this Note shall accrue at an interest rate equal to the lesser of 18% per annum or the maximum rate permitted under applicable law.  In connection with such acceleration described herein, the Lender need not provide, and the Borrower hereby waives, any presentment, demand, protest or other notice of any kind, and the Lender may immediately and without expiration of any grace period enforce any and all of its rights and remedies hereunder and all other remedies available to it under applicable law.  Such acceleration may be rescinded and annulled by Lender at any time prior to payment hereunder and the Lender shall have all rights as a holder of the note until such time, if any, as the Lender receives full payment pursuant to this Section 8.  No such rescission or annulment shall affect any subsequent event of default or impair any right consequent thereon.  Nothing herein shall limit Lender’s right to pursue any other remedies available to it at law or in equity including, without limitation, a decree of specific performance and/or injunctive relief with respect to the Borrower’s failure to timely deliver certificates representing shares of Common Stock upon conversion of the Note as required pursuant to the terms hereof.

9.      No Shorting.  Lender agrees that so long as this Note from Borrower to Lender remains outstanding, Lender will not enter into or effect “short sales” of the Common Stock or hedging transaction which establishes a net short position with respect to the Common Stock of Borrower.  Borrower acknowledges and agrees that upon delivery of a conversion notice by Lender, Lender immediately owns the shares of Common Stock described in the conversion notice and any sale of those shares issuable under such conversion notice would not be considered short sales.

10.      Assignability.  The Borrower may not assign this Note.  This Note will be binding upon the Borrower and its successors and will inure to the benefit of the Lender and its successors and assigns and may be assigned by the Lender to anyone of its choosing without Borrower’s approval.

11.      Governing Law.  This Note will be governed by, and construed and enforced in accordance with, the laws of the State of Florida, without regard to the conflict of laws principles thereof.  Any action brought by either party against the other concerning the transactions contemplated by this Agreement shall be brought only in the state courts of Florida or in the federal courts located in Miami-Dade County, in the State of Florida.  Both parties and the individuals signing this Agreement agree to submit to the jurisdiction of such courts.

12.      Delivery of Process by Lender to Borrower.  In the event of any action or proceeding by Lender against Borrower, and only by Lender against Borrower, service of copies of summons and/or complaint and/or any other process which may be served in any such action or proceeding may be made by Lender via U.S. Mail, overnight delivery service such as FedEx or UPS, email, fax, or process server, or by mailing or otherwise delivering a copy of such process to the Borrower at its last known attorney as set forth in its most recent SEC filing.

13.      Attorney Fees. In the event any attorney is employed by either party to this Note with regard to any legal or equitable action, arbitration or other proceeding brought by such party for the enforcement of this Note or because of an alleged dispute, breach, default or misrepresentation in connection with any of the provisions of this Note, the prevailing party in such proceeding will be entitled to recover from the other party reasonable attorneys' fees and other costs and expenses incurred, in addition to any other relief to which the prevailing party may be entitled.

14.      Opinion of Counsel. In the event that an opinion of counsel is needed for any matter related to this Note, Lender has the right to have any such opinion provided by its counsel.  Lender also has the right to have any such opinion provided by Borrower’s counsel.

15.      Notices.  Any notice required or permitted hereunder (including Conversion Notices) must be in writing and either personally served, sent by facsimile or email transmission, or sent by overnight courier.  Notices will be deemed effectively delivered at the time of transmission if by facsimile or email, and if by overnight courier the business day after such notice is deposited with the courier service for delivery.

[Signature Page to Follow]

  

2

  

 

	
Borrower:

	  	
Lender:

	  	  	  
	
/s/ James Briscoe

	  	
/s/ signed

	
James Briscoe

	  	
JMJ Financial

	
Liberty Star Uranium & Metals Corp

	  	
Its Principal

	
Chief Executive Officer

	  	  
	  	  	  
	
Date:  August 13, 2013

	  	
August 14, 2013

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

[Signature Page to $555,000 Promissory Note]

 

  

3

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