Document:

Unassociated Document

    EXHIBIT
      10.1

    

     

    

    

    

    

    

    To:
       David
      Warthen

    From: George
      Lichter

    Date: April
      21,
      2008

    

    

    

    Re:
      Appointment to InfoSearch Media, Inc. Board of
      Directors

    

    

     

    Dear
      David:

    

    

    We
      are
      pleased you will be joining InfoSearch Media Inc.’s Board of Directors. The
      Board believes your interest in our mission coupled with your business
      experience, relationships and strategic thinking will be of great benefit to
      the
      Board and to the Company. As discussed, in connection with your role as
      Director, the Board of Directors is granting you One Hundred Thousand (100,000)
      options to purchase common stock in the Company. These options are subject
      to
      the Company’s existing option plan and as it may be amended from time to time
      and will vest in Twelve (12) equal monthly amounts beginning June 1,
      2008.

    

    I
      look
      forward to working with you.

    

    

    

     

    
      	 	
              Regards,

            
	 	 	 
	 	
               

              InfoSearch
                Media, Inc.

            
	 	 	 
	 	
               

              By: 

            	
               

              /s/
                George Lichter 

            
	 	 	
              George
                Lichter, President & CEOPURCHASE
      AND SALE AGREEMENT

    1
      Wolverine Drive, Booneville, Mississippi 38829

     

    This
      Purchase and Sale Agreement (this “Agreement”)
      is
      entered into as of the Effective Date (defined below) between Wolverine
      Tube Inc., a
      Delaware corporation
      (“Seller”),
      and
ANIKA
      AND ASSOCIATES, INC.,
      a
      Michigan corporation
      (“Purchaser”).

     

    In
      consideration of the mutual covenants set forth herein and in consideration
      of
      the Earnest Money (defined below), whose receipt and sufficiency are
      acknowledged by Seller and Purchaser, the parties agree as follows:

     

    Section 1. Sale
      and Purchase.
      Seller
      shall sell, convey, and assign to Purchaser, and Purchaser shall purchase and
      accept from Seller, for the Purchase Price (defined below) and on and subject
      to
      the terms and conditions herein set forth, the following:

     

    (a) the
      tracts or parcels of land situated in Prentiss County, Mississippi, described
      in
Exhibit A,
      together with all rights and interests appurtenant thereto, including all of
      Seller’s right, title, and interest, if any, in and to adjacent streets, alleys,
      rights-of-way, and any adjacent strips and gores of real estate (the
“Land”);
      all
      improvements located on the Land,
      including without limitation, 152,688 building square feet
      (the
“Improvements”);
      and
      all rights, titles, and interests appurtenant to the Land and
      Improvements;

     

    (b) all
      tangible personal property and fixtures of any kind owned by Seller and attached
      to or used in connection with the ownership, maintenance, use, leasing, service,
      or operation of the Land or Improvements, but specifically excluding those
      items
      listed on Exhibit E hereto (“Excluded Equipment”) (the “Personalty”);

     

    (c) to
      the
      extent assignable by Seller, all (1) contracts
      or agreements, such as maintenance, service, or utility contracts (the
“Property
      Agreements”),
      to
      the extent Purchaser elects to take assignment thereof at the Closing Date,
      (2) warranties,
      guaranties, indemnities, and claims, (3) licenses,
      permits, or similar documents, (4) telephone
      exchanges and (5) plans,
      drawings, specifications, surveys, engineering reports, and other technical
      information. 

     

    The
      above
      listed items are herein collectively called the “Property”.
      All of
      the Property shall be sold, conveyed, and assigned to Purchaser at Closing
      (defined below) free and clear of all liens, claims, easements, and encumbrances
      whatsoever except for the Permitted Encumbrances (defined below).

     

    Section 2. Purchase
      Price.
      The
      price for which Seller shall sell, convey, and assign the Property to Purchaser,
      and which Purchaser shall pay to Seller, is two million one hundred four
      thousand three hundred and 00/100 ($2,104,300.00) Dollars (the “Purchase
      Price”),
      to be
      paid in cash or cash equivalents as set forth in Section 8(a)(1).

     

    Section 3. Earnest
      Money.
      Within
      two business days after the Effective Date, Purchaser shall deliver to Fidelity
      National Title Insurance Company, 7025 Scottsdale Road, Scottsdale, Arizona,
      85253 Attention: Desha Jackson (480) 344-6400 (“Title
      Company”),
      either a cashier’s check or wire transfer in the amount ten thousand and 00/100
      ($10,000.00) Dollars which the Title Company shall immediately deposit for
      collection in an interest-bearing account at a federally insured banking
      institution. As used in this Agreement, the term “Earnest
      Money”
shall
      mean the amount deposited by Purchaser together with all interest earned thereon
      while in the custody of Title Company. Seller and Purchaser stipulate that
      Purchaser’s deposit of the Earnest Money is sufficient consideration to support
      this Agreement notwithstanding Purchaser’s rights under Section 5.

    
      
        
        

      

      
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    Section 4. Title
      Commitment, Survey, Documents and Information.

     

    (a) Purchaser,
      at its expense, shall obtain the following:

     

    (1) commitment
      for Title Insurance (the “Title
      Commitment”)
      from
      the Title Company setting forth the status of the title of the Land and
      Improvements and showing all liens, claims, encumbrances, easements,
      rights-of-way, encroachments, reservations, restrictions, and all other matters
      of record affecting the Land or Improvements; and

     

    (2) copies
      of
      all documents referred to in the Title Commitment (the “Title
      Commitment Documents”).

     

    (b) Purchaser
      shall obtain an as-built survey (the “Survey”)
      of the
      Land and the Improvements consisting of a plat and field notes prepared by
      a
      licensed surveyor. For purposes of the property description to be included
      in
      the Deed (defined below), the field notes prepared by the surveyor shall control
      any conflicts or inconsistencies with Exhibit A,
      and
      such field notes shall be incorporated herein by this reference upon their
      completion and approval by Purchaser. 

     

    (c) Within
      ten days after the Effective Date, Seller, at its expense, shall deliver to
      Purchaser: (1) 
      copies of all Property Agreements; and (2)  copies
      of all engineering and technical reports in the possession of Seller that
      concern the Land or Improvements, including any soils testing reports and
      reports of environmental or hazardous waste inspections or surveys. The
      documents described in this Section 4(c)
      are
      herein collectively called the “Documents”,
      and
      the information contained in the Documents is herein collectively called the
      “Information”.
      

     

    Section 5. Right
      of Inspection; Inspection Period.

     

    (a) Right
      of Inspection.

     

    (1) From
      the
      Effective Date through the Closing Date, Seller agrees that Purchaser and its
      authorized agents or representatives shall be entitled to enter upon the Land
      during normal business hours upon at least twenty-four (24) hours advance
      written notice to Seller (which notice shall describe the scope of due diligence
      Purchaser intends to conduct during Purchaser’s access to the Land) and make
      such reasonable, nondestructive investigations, studies and tests, including,
      without limitation, surveys and engineering studies, as Purchaser deems
      necessary or advisable; provided, however, that Purchaser shall not be permitted
      to conduct physical or invasive testing (including, without limitation, any
      environmental testing other than a Phase I study) without Seller’s prior
      written consent, which consent shall not be unreasonably withheld, conditioned
      or delayed.

     

    (2) Purchaser
      agrees that in conducting any inspections, investigations or tests of the
      Property and/or the Documents, Purchaser and its agents and representatives
      shall (A) not
      unreasonably interfere with the operation and maintenance of the Property,
      (B) 
      not injure or otherwise cause bodily harm to Seller, the property manager,
      or
      their respective guests, agents, invitees, contractors and employees;
(C) maintain
      comprehensive general liability insurance in terms and amounts reasonably
      acceptable to Seller covering any accident arising in connection with the
      presence of Purchaser, its agents and representatives on the Property;
(D) promptly
      pay when due the costs of all tests, investigations and examinations done with
      regard to the Property, (E) not
      permit any liens to attach to the Property or any part thereof by reason of
      the
      exercise of Purchaser’s rights hereunder, (F) fully
      restore the Property to the condition in which the same was found before any
      such inspection or tests were undertaken, and (G) afford
      Seller and its agents and representatives the opportunity to be present during
      any such inspection, investigation or test.

    
      
        
        

      

      
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    (3) Purchaser
      will indemnify, defend, and hold Seller and its partners, shareholders,
      officers, directors, agents, employees, property manager, controlling persons
      and affiliates (individually a “Seller
      Party”
and
      collectively the “Seller
      Parties”)
      harmless from all losses, costs, liens, claims, causes of action, liability,
      damages and expenses, including, without limitation, reasonable attorneys’ fees
      incurred by any Seller Party as a result of the entry upon or inspections,
      tests
      or investigations of the Property conducted by or on behalf of
      Purchaser.

     

    (b) Inspection
      Period; Termination Right.
      Notwithstanding
      anything to the contrary in this Agreement, Purchaser may terminate this
      Agreement for any reason or no reason in its sole discretion by giving written
      notice of termination to Seller and Title Company at any time during the period
      from the Effective Date until 5:00 p.m. Eastern time, on
      April 4,
      2008
      (the
“Inspection
      Period”).
      In
      addition, Purchaser may continue this Agreement by giving written notice of
      acceptance to Seller and Title Company (the “Acceptance
      Notice”)
      on or
      before the last day of the Inspection Period. If Purchaser timely delivers
      an
      Acceptance Notice, this Agreement shall continue in full force and effect,
      Purchaser shall be deemed to have waived its right to terminate this Agreement
      pursuant to this Section 5(b). If Purchaser does not timely deliver an
      Acceptance Notice, Purchaser shall be deemed to have elected to terminate this
      Agreement as of the last day of the Inspection Period. If Purchaser timely
      elects (or is deemed to have elected) to terminate this Agreement pursuant
      to
      this Section 5(b), the Earnest Money shall be disbursed according to
      Section 12(b) hereof and the parties shall have no further obligations
      hereunder except for obligations that expressly survive the termination
      hereof.

     

    Section 6. Title.
      Purchaser may, at any time during the Inspection Period, object in writing
      to
      any liens, encumbrances, and other matters reflected by the Title Commitment
      or
      Survey. All such matters to which Purchaser so objects shall be “Non-Permitted
      Encumbrances”;
      if no
      such objection notice is given during the Inspection Period, except as otherwise
      provided below, all matters reflected by the Survey and Title Commitment shall
      be “Permitted
      Encumbrances”.
      If,
      between the end of the Inspection Period and Closing, Purchaser receives notice
      of additional liens, encumbrances or other matters not reflected in the initial
      Title Commitment or Survey or otherwise becomes aware of such matters, Purchaser
      may submit a revised list adding additional Non-Permitted Exceptions. Seller
      may, but shall not be obligated to, at its sole cost and expense, cure, remove
      or insure around all Non-Permitted Exceptions and give Purchaser written notice
      thereof within five days after the Inspection Period expires or, if applicable,
      after delivery of any revised list; provided, however, Seller, at its sole
      cost
      and expense, shall be obligated to cure, remove or insure around by Closing
      all
      mortgages, deeds of trust, judgment liens, mechanic’s and materialmen’s liens,
      and other liens and encumbrances against the Property (other than liens for
      taxes and assessments which are not delinquent) which either secure indebtedness
      or can be removed by payment of a liquidated sum of money, whether or not
      Purchaser objects thereto during the Inspection Period, and all such matters
      shall be deemed Non-Permitted Exceptions. If Seller does not timely cause all
      of
      the Non-Permitted Exceptions to be removed, cured or otherwise omitted from
      Purchaser’s Title Commitment and timely deliver written notice thereof to
      Purchaser, Purchaser may, at any time and at its election, (1) terminate
      this Agreement and recover the Earnest Money by providing written notice of
      termination to Seller, and neither Purchaser nor Seller shall have any
      obligations under this Agreement except those that expressly survive the
      termination of this Agreement, (b) extend
      the Closing Date until three Business Days after Seller has caused all of the
      Non-Permitted Exceptions to be removed, cured or otherwise omitted from
      Purchaser’s Title Commitment, or (c) purchase
      the Property subject to the Non-Permitted Exceptions (other than liens that
      Seller is obligated to cure, remove or insure around), in which event the
      Non-Permitted Exceptions (other than liens that Seller is obligated to cure,
      remove or insure around) subject to which Purchaser elects to purchase the
      Property shall thereafter be Permitted Exceptions.

    
      
        
        

      

      
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    In
      the
      event that the Title Company does not issue at Closing, or unconditionally
      commit at Closing to issue, to Purchaser, an extended coverage owner’s title
      policy in accordance with the Title Commitment, insuring Purchaser’s title to
      the Property in the amount of the Purchase Price, subject only to the standard
      exceptions and exclusions from coverage contained in such policy and the
      Permitted Exceptions (the “Title
      Policy”),
      Purchaser shall have the right to terminate this Agreement, in which case the
      Earnest Money shall be immediately returned to Purchaser and the parties hereto
      shall have no further rights or obligations, other than those that by their
      terms survive the termination of this Agreement.

     

    Section 7. Representations,
      Warranties, and Covenants.

     

    (a) Seller.
      Seller
      represents and warrants to, and covenants with, Purchaser that:

     

    (1) Seller
      is
      a Delaware corporation, has been duly organized, is validly existing, is in
      good
      standing in the state in which it was formed, and is qualified to do business
      in
      the state in which the Real Property is located. Seller has the full right,
      power and authority and has obtained any and all consents required to enter
      into
      this Agreement and to consummate or cause to be consummated the transactions
      contemplated hereby. This Agreement has been, and all of the documents to be
      delivered by Seller at the Closing will be, authorized and duly executed and
      delivered by Seller and constitute, or will constitute, as appropriate, the
      legal, valid and binding obligation of Seller, enforceable in accordance with
      their terms.

     

    (2) There
      is
      no agreement to which Seller is a party or that is binding on Seller which
      is in
      conflict with this Agreement. There is no action or proceeding pending or,
      to
      Seller’s knowledge, threatened against Seller or relating to the Property, which
      challenges or impairs Seller’s ability to execute or perform its obligations
      under this Agreement or against or with respect to the Property. Seller has
      not
      committed or obligated itself in any manner whatsoever to sell, lease or
      encumber the Property or any interest therein to any other party, except as
      provided in the Leases with respect to the lease of space in the Improvements.
      No rights of first offer or rights of first refusal regarding the Property
      exist
      under the organizational documents of Seller or under any agreement by which
      Seller or the Property is or may be bound or affected.

     

    (3) All
      bills
      and other payments due with respect to the ownership, operation, and maintenance
      of the Property have been paid or will be paid prior to Closing in the ordinary
      course of business.

     

    (4) From
      the
      Effective Date until the Closing Date, Seller shall: (A) maintain
      and operate the Property in substantially the same manner as Seller has
      heretofore done; (B) continue
      all Property Agreements and insurance policies or contracts relative to the
      Property in full force and effect and neither cancel, amend, nor renew any
      of
      the same other than in the ordinary course of Seller’s business; (C) not
      commit or permit to be committed any physical waste to the Property; and
(D) not,
      without the prior written consent of Purchaser (which consent shall not be
      unreasonably withheld or delayed by Purchaser prior to the expiration of the
      Inspection Period and which consent shall be deemed given by Purchaser if within
      five days after Seller’s request Seller does not receive written notice from
      Purchaser disapproving such agreement, instrument or action), enter into any
      Lease or other agreement or instrument or take any action that would encumber
      the Property after Closing, that would bind Purchaser or the Property after
      Closing, or that would be outside the normal scope of maintaining and operating
      the Property.

    
      
        
        

      

      
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    (5) The
      Documents and all other documents delivered by Seller to Purchaser pursuant
      to
      this Agreement are and shall be true and complete in all material respects
      and,
      to the best of Seller’s knowledge, the Information and any other information
      contained therein is and shall be true and complete in all material
      respects.

     

    (6) Seller
      is
      not aware of, and has not received, any notices from any insurance companies,
      governmental agencies or authorities or from any other parties (A) of any
      conditions, defects or inadequacies with respect to the Property (including
      health hazards or dangers, nuisance or waste), which, if not corrected, would
      result in termination of insurance coverage or increase its costs therefor,
      (B) with respect to any violation of any applicable zoning, building,
      health, environmental, traffic, flood control, fire safety, handicap or other
      law, code, ordinance, rule or regulation (collectively, the “Legal
      Requirements”),
      (C) of any pending or threatened condemnation proceeding with respect to
      the Property, or (D) of any proceedings which could cause the change,
      redefinition or other modification of the zoning classification of the Property.
      Seller shall immediately notify Purchaser of any violations or conditions of
      which Seller receives notice (whether written or oral).

     

    (7) To
      Seller’s knowledge, Seller has no obligation to any, governmental or
      quasi-governmental entities or any other person or entity which commitment
      relates to the Property and would survive Closing and be a binding obligation
      of
      the Purchaser thereafter, in each case to pay or contribute property or money
      or
      to construct, install or maintain any improvements on or off the Property
      (except as may be disclosed in (A) a document of public record or (B) the
      information provided by Seller to Purchaser prior to the expiration of the
      Inspection Period).

     

    (8) To
      Seller’s knowledge, the Property has not been the site of any activity that
      would violate any past or present environmental law or regulation of any
      governmental body or agency having jurisdiction over the Property. Specifically,
      but without limitation, (A) solid waste, petroleum, or petroleum products
      have not been handled or stored on the Property such that they may have leaked
      or spilled onto the Property or contaminated the Property in any material way,
      (B) there is no on-site material contamination resulting from activities on
      the
      Property or adjacent tracts, and (C) the Property contains no “hazardous
      materials” which shall mean any petroleum products, flammables, explosives,
      radioactive materials, asbestos, radon, or other hazardous waste including
      substances defined as “hazardous substances”, “hazardous materials”, or “toxic
      substances” in the Comprehensive Environmental Response, Compensation and
      Liability Act of 1980, the Hazardous Materials Transportation Act, and the
      Resources Conversation and Recovery Act, and any other material or substance
      whose use, storage, handling or disposal is regulated by any law or regulation.
      To Seller’s knowledge, there are not storage tanks located on the Property
      (either above or below ground), and the Property has not been used as a landfill
      or site for disposal of garbage or refuse.

     

    (9) Seller
      has no knowledge of any fact or condition existing regarding the presence of,
      testing for, or remediation of, mildew, mold or mold spores on the
      Property.

     

    (10) Seller
      has no knowledge of any fact or condition existing which would result or could
      result in the termination or reduction of the current access from the Property
      to the existing highways and roads that provide access to the Property, or
      of
      any reduction in or to sewer or other utility services presently serving the
      Property.

     

    (11) Seller
      is
      neither a “foreign person” nor a “foreign corporation” as those terms are
      defined in Section 1445 of the Internal Revenue Code of 1986, as
      amended.

    
      
        
        

      

      
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    (12) To
      Seller’s knowledge, the Property is now in full compliance with all Legal
      Requirements. To Seller’s knowledge, there are no petitions, actions, hearings,
      planned or contemplated, relating to or affecting the zoning or use of the
      Property or any contiguous property. Seller
      has a waste-water permit and the appropriate business licenses and permits
      necessary to operate the facility as it is used currently by Seller.
      Seller
      hereby agrees to indemnify and hold harmless the Purchaser against any loss,
      cost or damage arising from the inaccuracy of the above representation and
      to
      pay all reasonable costs of obtaining any such licenses, permits or
      authorizations if such licenses, permits or authorizations are required by
      applicable Legal Requirements on the date hereof to own and operate the Property
      in accordance with its current operations.

     

    (13) There
      is
      no pending or, to Seller’s knowledge, threatened, judicial, municipal or
      administrative proceedings with respect to, or in any manner affecting the
      Property or in which Seller is or will be a party, including proceedings for
      or
      involving tenant evictions, collections, condemnations, eminent domain, alleged
      building code, zoning or environmental violations, or personal injuries or
      property damage alleged to have occurred on the Property or by reason of the
      construction of any improvements thereon or the use and operation of the
      Property or any present plan or study by any governmental authority, agency
      or
      employee thereof which in any way challenges, affects or would challenge or
      affect the continued authorization of the ownership, construction, use, leasing,
      management, maintenance, and operation of the Property.

     

    (14) All
      of
      the information concerning Seller and the Property and all reports, contracts,
      or other items obtained by Purchaser in connection with the Property are true,
      complete and correct in all respects and fairly present the information set
      forth in a manner that is not misleading, and Seller has not omitted any
      information required to be included in order to make the information furnished
      not misleading.

     

    (15) Seller
      is
      currently in compliance with, and shall at all times during the term of this
      Agreement (including any extension thereof) remain in compliance with, the
      regulations of the Office of Foreign Asset Control (“OFAC”)
      of the
      Department of the Treasury (including those named on OFAC’s Specially Designated
      and Blocked Persons List) and any statute, executive order (including the
      September 24, 2001, Executive Order Blocking Property and Prohibiting
      Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism),
      or other governmental action relating thereto.

     

    (b) Purchaser.
      Purchaser represents and warrants to, and covenants with, Seller
      that:

     

    (1) Purchaser
      has full right, power, and authority to execute and deliver this Agreement
      and
      to consummate the purchase and sale transactions provided for herein without
      obtaining any further consents or approvals from, or the taking of any other
      actions with respect to, any third parties. This Agreement, when executed and
      delivered by Seller and Purchaser, will constitute the valid and binding
      agreement of Purchaser, enforceable against Purchaser in accordance with its
      terms.

     

    (2) To
      Purchaser’s knowledge there are no actions, suits, claims, assessments, or
      proceedings pending or threatened that could materially adversely affect
      Purchaser’s ability to perform hereunder.

    
      
        
        

      

      
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    (c) Survival.
      The
      representations and warranties set forth in Section 7(a)
      shall
      not be deemed to be merged into or waived by the instruments of Closing, but
      shall survive the Closing for a period of two (2) years (the “Survival
      Period”).
      Each
      party shall have the right to bring an action against the other on the breach
      of
      a representation or warranty hereunder, but only on the following conditions:
      the party bringing the action for breach first learns of the breach after
      Closing and gives written notice of such breach to the other party before the
      end of the Survival Period and files such action within two years following
      the
      Closing Date. The provisions of this Section 7(c)
      shall
      survive the Closing. Any breach of a representation or warranty that occurs
      prior to Closing shall be governed by Section 12.

     

    (d) Condition
      of the Property.
      Purchaser acknowledges that Purchaser will have the opportunity to independently
      and personally inspect the Property and that Purchaser has entered into this
      Agreement based upon its ability to make such examination and inspection. The
      Property is to be sold to and accepted by Purchaser at Closing in its then
      present condition, “AS
      IS, WITH ALL FAULTS, AND WITHOUT ANY WARRANTY WHATSOEVER, EXPRESS OR
      IMPLIED”,
      except
      for the express representations and warranties of Seller contained in
Section 7(a)
      and in any documents executed by Seller at Closing.
      

     

    Section 8. Closing.
      The
      closing (the “Closing”)
      of the
      sale of the Property by Seller to Purchaser shall occur on or
      before
      April 7, 2008 (the
      “Closing
      Date”).
      Time
      is of the essence with regard to the Closing Date. At the Closing the following,
      which are mutually concurrent conditions, shall occur:

     

    (a) Purchaser,
      at its expense, shall deliver or cause to be delivered to Seller the
      following:

     

    (1) immediately
      available cash funds in the amount of the Purchase Price as specified in
Section 2,
      adjusted in accordance with this Agreement;

     

    (2) Four
      counterparts of a Bill of Sale, Assignment and Assumption of Leases and
      Contracts for the Property in the form of Exhibit C
      (the
“Bill
      of Sale”),
      duly
      executed by Purchaser;

     

    (3) evidence
      satisfactory to Seller and Title Company that the person executing the Closing
      documents on behalf of Purchaser has full right, power, and authority to do
      so.

     

    (b) Seller,
      at its expense, shall deliver or cause to be delivered to Purchaser the
      following:

     

    (1) One
      Special Warranty Deed (the “Deed”)
      in the
      form of Exhibit B,
      fully
      executed and acknowledged by Seller, conveying to Purchaser the Land and
      Improvements, subject only to the Permitted Encumbrances;

     

    (2) Four
      counterparts of the Bill of Sale, duly executed by Seller;

     

    (3) certificate
      in the form of Exhibit
      D
      meeting
      the requirements of 1445 of the Internal Revenue Code of 1986, executed and
      sworn to by Seller;

     

    (4) Owner
      policy of title insurance in the amount of the Purchase Price issued by Title
      Company, insuring that Purchaser is the owner of the Land and Improvements
      subject only to the Permitted Encumbrances and the standard printed exceptions
      included in an
      ALTA
      standard
      form owner policy of title insurance; however, the standard exception for taxes
      shall be limited to the year in which the Closing occurs, and subsequent years
      and subsequent assessments for prior years due to change in land usage or
      ownership;

    
      
        
        

      

      
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    (5) evidence
      satisfactory to Purchaser and the Title Company that the persons executing
      and
      delivering the Closing documents on behalf of Seller have full right, power
      and
      authority to do so;
      and

     

    (c) Seller
      and Purchaser agree to adjust, as of June 30, 2008 at 11:59 p.m., the following
      (collectively, the “Proration
      Items”):
      real
      estate and personal property taxes and assessments (subject to the terms of
      Section 8(d)
      below)
      and
      utility bills (except as hereinafter provided). Seller will be charged and
      credited for the amount of all of the Proration Items relating to the period
      up
      to and including the Closing Date, and Purchaser will be charged and credited
      for all of the Proration Items relating to the period after the Closing Date.
      Such preliminary estimated Closing prorations shall be set forth on a
      preliminary closing statement to be prepared by Seller or Title Company and
      submitted to Purchaser for Purchaser’s approval prior to the Closing Date (the
“Closing
      Statement”).
      The
      Closing Statement, once agreed upon, shall be signed by Purchaser and Seller
      and
      delivered to Title Company for purposes of making the preliminary proration
      adjustment at Closing subject to the final cash settlement provided for below.
      The preliminary proration shall be paid at Closing by Purchaser to Seller (if
      the preliminary prorations result in a net credit to Seller) or by Seller to
      Purchaser (if the preliminary prorations result in a net credit to Purchaser)
      by
      increasing or reducing the cash to be delivered by Purchaser in payment of
      the
      Purchase Price at the Closing. If the actual amounts of the Proration Items
      are
      not known as of the Closing Date, the prorations will be made at Closing on
      the
      basis of the best evidence then available; thereafter, when actual figures
      are
      received (not to exceed 120 days after Closing), re-prorations will be made
      on
      the basis of the actual figures, and a final cash settlement will be made
      between Seller and Purchaser. No prorations will be made in relation to
      insurance premiums, and Seller’s insurance policies will not be assigned to
      Purchaser. Final readings and final billings for utilities will be made if
      possible as of the Closing Date, in which event no proration will be made at
      Closing with respect to utility bills. Seller will be entitled to all deposits
      presently in effect with the utility providers, and Purchaser will be obligated
      to make its own arrangements for deposits with the utility providers. The
      provisions of this Section 8(c)
      will
      survive the Closing for one year. 

     

    (d) All
      ad
      valorem real estate and personal property taxes with respect to the Property
      (to
      the extent not prorated in Section 8(c)
      above)
      shall
      be prorated as of June 30, 2008 on 11:59 p.m. on a cash basis for the calendar
      year in which the Closing occurs, regardless of the year for which such taxes
      are assessed.

     

    (e) Purchaser
      shall receive a credit against the Purchase Price at Closing for all payments
      due or owing under any Property Agreements for periods prior to the Closing
      Date, which amounts shall be prorated as of June 30, 2008 at 11:59 p.m. If
      Seller has paid any amounts under any Property Agreements for periods after
      11:59 p.m. of the day immediately preceding the Closing Date, Purchaser shall
      pay such amounts to Seller at Closing in addition to the Purchase
      Price.

     

    (f) Seller
      shall pay (1) one-half
      of any escrow fees or similar charges of the Title Company, and (2) the
      cost of obtaining any other items required to be delivered by Seller to
      Purchaser at Closing as provided herein.

     

    (g) Purchaser
      shall pay (1) the
      base premium for the owner’s title policy and any charges for endorsements or
      deletions to the owner’s title policy, (2) any
      charges for any title policy in favor of Purchaser’s lender, (3) the
      cost of the Survey, and (4) the
      cost of obtaining any other items required to be delivered by Purchaser to
      Seller at Closing as provided herein.

    
      
        
        

      

      
        8

        
          

        

      

      
        
        

      

    

    (h) Title
      Company shall return the Earnest Money to Purchaser or, at Purchaser’s option,
      apply the Earnest Money to the cash portion of the Purchase Price.

     

    (i) Upon
      completion of the Closing, Seller shall deliver to Purchaser possession of
      the
      Property, subject to the Permitted Encumbrances.

     

    (j) Purchaser
      and Seller shall have executed a triple-net lease agreement containing the
      usual
      clauses pursuant to which the Seller shall lease for a period extending until
      June 30, 2008 the Land and the Improvements from the Purchaser at the rate
      of
      $2.00 NNN per square foot.

     

    (k) In
      addition to all other conditions set forth herein, the obligation of Purchaser
      to consummate the transactions contemplated hereunder is conditioned upon the
      following:

     

    (1) Seller’s
      representations and warranties contained herein shall be true and correct in
      all
      material respects as of the Effective Date and the Closing Date;
      and

     

    (2) 
      No later
      than one business day prior to the Closing Date (or such earlier date as
      provided herein), Seller shall have tendered all deliveries to be made at
      Closing.

     

    Section 9. Commissions.
      Pursuant to a separate written agreement, Seller has agreed to pay a commission
      to Jumper Realty & Associates, LLC upon the consummation of Closing and
      payment of the Purchase Price. Seller shall defend, indemnify, and hold harmless
      Purchaser, and Purchaser shall defend, indemnify, and hold harmless Seller,
      from
      and against all claims by third parties for brokerage, commission, finders,
      or
      other fees relative to this Agreement or the sale of the Property, and all
      court
      costs, attorneys’ fees, and other costs or expenses arising therefrom, and
      alleged to be due by authorization of the indemnifying party.

     

    Section 10. Reimbursable
      Lease Expenses.
      Reserved.

     

    Section 11. Destruction,
      Damage, or Taking Before Closing.
      If,
      before Closing, all or any material part of the Property is destroyed or
      damaged, or becomes subject to condemnation or eminent domain proceedings,
      then
      Seller shall promptly notify Purchaser thereof (a “Seller’s
      Notice”).
      Purchaser may elect to proceed with the Closing (subject to the other provisions
      of this Agreement) by delivering notice thereof to Seller within five business
      days after receipt of a Seller’s Notice, but Purchaser shall be entitled to all
      insurance proceeds or condemnation awards payable as a result of such damage
      or
      taking and, to the extent the same may be necessary or appropriate, Seller
      shall
      assign to Purchaser at Closing Seller’s rights to such proceeds or awards. If,
      within five business days after Purchaser’s receipt of a Seller’s Notice, Seller
      receives written notice from Purchaser of Purchaser’s termination of this
      Agreement (or, if Seller has not received notice from Purchaser during such
      time
      of Purchaser’s election to terminate this Agreement), then Purchaser shall be
      deemed to have terminated this Agreement pursuant to Section 12(b).
      If,
      before Closing, less than a material part of the Land or Improvements is
      destroyed or damaged, or becomes subject to condemnation or eminent domain
      proceedings, then Seller shall notify Purchaser thereof, Purchaser shall have
      no
      right to terminate this Agreement, and the parties shall proceed with the
      Closing, but Purchaser shall be entitled to all insurance proceeds or
      condemnation awards payable as a result of such damage or taking and, to the
      extent the same may be necessary or appropriate, Seller shall assign to
      Purchaser at Closing Seller’s rights to such proceeds or awards
      and at
      Closing Purchaser shall receive a credit for the amount of any deductible
      payable under any applicable insurance policy.
      For the
      purposes of this Section 11,
      damage
      or a taking shall be considered to be “material” if the value of the portion of
      the Property damaged or taken exceeds $250,000,
      or, in
      the case of a taking, if the portion of the Property taken is such that it
      materially adversely affects the ability to use the remainder for the purposes
      for which it is presently used.

    
      
        
        

      

      
        9

        
          

        

      

      
        
        

      

    

    Section 12. Termination
      and Remedies.

     

    (a) If
      Purchaser fails
      defaults
      on its obligations hereunder or otherwise fails to consummate the purchase
      of
      the Property pursuant to this Agreement for any reason other than termination
      hereof pursuant to a right granted to Purchaser in Section 5,
      Section 6,
      or
Section 11
      or due
      to a breach of Seller’s representations or warranties, then Seller, as its sole
      remedy, may terminate this Agreement by notifying Purchaser thereof, whereupon
      neither Purchaser nor Seller shall have any further rights or obligations
      hereunder, except those that by their terms survive the termination of this
      Agreement. In addition to the foregoing, Seller shall also be entitled to
      recover all expenses, including reasonable attorneys’ fees and litigation costs,
      incurred in connection with recovering the Earnest Money following a breach
      hereof by Purchaser.

     

    (b) If
      Purchaser terminates (or is deemed to have terminated) this Agreement pursuant
      to Section 5,
      Section 6,
      or
Section 11,
      then
      Title Company shall return the Earnest Money to Purchaser, whereupon neither
      party hereto shall have any further rights or obligations hereunder, except
      those that by their terms survive the termination of this
      Agreement.

     

    (c) If
      Seller
      fails to consummate the sale of the Property pursuant to this Agreement for
      any
      reason other than Purchaser’s failure to perform its obligations hereunder or
      termination hereof by Purchaser in accordance with Section 12(b)
      or if
      prior to Closing any one or more of Seller’s representations or warranties are
      breached or untrue in any material respect, then Purchaser, as its sole and
      exclusive remedy, may either (1) terminate
      this Agreement by notifying Seller thereof, in which case Title Company shall
      return the Earnest Money to Purchaser and neither party hereto shall have any
      further rights or obligations hereunder, except those that by their terms
      survive the termination of this Agreement; or (2) enforce
      specific performance of the obligations of Seller hereunder.

     

    Section 13. Notices.
      All
      notices provided or permitted to be given under this Agreement must be in
      writing and may be served by depositing same in the United States mail,
      addressed to the party to be notified, postage prepaid and registered or
      certified with return receipt requested; by delivering the same in person to
      such party by a nationally-recognized, overnight delivery service (e.g., Federal
      Express); or by facsimile copy transmission during normal business hours with
      a
      confirmation copy delivered by another method permitted under this Section 13.
      Notice
      given in accordance herewith shall be effective upon delivery to the address
      of
      the addressee (even if such addressee refuses delivery thereof). For purposes
      of
      notice, the addresses of the parties shall be as follows:

    
      
        
        

      

      
        10

        
          

        

      

      
        
        

      

    

    

    
      	
              If
                to Seller, to:

            	
              Wolverine
                Tube, Inc.

            
	 	
              c/o
                Ralph Campbell

            
	 	
              Vice
                President, Risk Management

            
	 	
              200
                Clinton Avenue, Suite 1000

            
	 	
              Huntsville,
                AL 35801

            
	 	
              Telephone:
                (256) 580-3589

            
	 	
              Facsimile:
                (256) 580-3996

            
	 	
              E-mail:
                campbelr@wlv.com

            
	 	 
	
              With
                a copy to:

            	
              Wolverine
                Tube, Inc.

            
	 	
              200
                Clinton Avenue, Suite 1000

            
	 	
              Huntsville,
                AL 35801

            
	 	
              Attention:
                Jennifer Brinkley

            
	 	
              Corporate
                Counsel

            
	 	
              Telephone:
                (256) 580-3982

            
	 	
              Facsimile:
                (256) 580-3996

            
	 	
              E-mail:
                brinklej@wlv.com

            
	 	 
	
              And
                a copy to:

            	
              Jumper
                Realty & Associates, LLC

            
	 	
              PO
                Box 2450

            
	 	
              2782
                S. Harper Road

            
	 	
              Corinth,
                Mississippi 38834

            
	 	
              Attention:
                Brandon Morris 

            
	 	
              Telephone:
                (662) 286-2828

            
	 	
              Facsimile:
                (662) 286-0226

            
	 	
              Email:
                brandon_morris0516@hotmail.com

            
	 	 
	
              If
                to Purchaser, to:

            	
              Anika
                and Associates, Inc.

            
	 	
              32500
                Telegraph Road, Suite 209

            
	 	
              Bingham
                Farms, Michigan 48025

            
	 	
              Attention:
                Murray Wikol

            
	 	
              Telephone:
                (248) 988-9341

            
	 	
              Facsimile:
                (248) 723-3341

            
	 	
              E-mail:
                mwikol@provisions.ws

            
	 	 
	
              With
                a copy to:

            	
              Strobl
                & Sharp, PC

            
	 	
              300
                E. Long Lake Road Suite 200

            
	 	
              Bloomfield
                Hills, MI 48304

            
	 	
              Attention:
                Brian Henry

            
	 	
              Telephone:
                (248) 540-2300

            
	 	
              E-mail:
                bhenry@stroblpc.com

            

    

     

    Either
      party hereto may change its address for notice by giving three days prior
      written notice thereof to the other party.

    
      
        
        

      

      
        11

        
          

        

      

      
        
        

      

    

    Section 14. Assigns;
      Beneficiaries.
      Purchaser
      may assign Purchaser’s rights and obligations under this Agreement to any
      affiliate entity of Purchaser, or entity owned, directly or indirectly, by
      Brown
      Realty Acquisitions, Inc. or any real estate funds sponsored by its affiliates
      (the “Assignee”),
      on
      the condition that the Assignee expressly assumes the obligations of Purchaser
      hereunder in a written agreement. Other than as set forth in the first sentence
      of this Section 14,
      Purchaser shall not assign this Agreement or Purchaser’s rights, duties and
      obligations hereunder without the prior written consent of Seller, which shall
      not be unreasonably withheld, conditioned or delayed, and any attempt to do
      so
      shall constitute a default by Purchaser hereunder. Notwithstanding any such
      assignment, Purchaser shall remain liable for the performance of its obligations
      hereunder. Subject to the foregoing provisions of this Section 14,
      this
      Agreement shall inure to the benefit of and be binding on the parties hereto
      and
      their respective heirs, legal representatives, successors, and assigns. This
      Agreement is for the sole benefit of Seller and Purchaser (including a permitted
      Assignee, or any other assignee consented to by Seller as provided above),
      and
      no third party (including without limitation subsequent owners of the Property)
      is intended to be a beneficiary of or have the right to enforce this
      Agreement.

     

    Section 15. Governing
      Law.
      This
      Agreement shall be governed and construed in accordance with the laws of the
      state in which the Property is located.

     

    Section 16. Entire
      Agreement.
      This
      Agreement is the entire agreement between Seller and Purchaser concerning the
      sale of the Property, and no modification hereof or subsequent agreement
      relative to the subject matter hereof shall be binding on either party unless
      reduced to writing and signed by the party to be bound. All Exhibits attached
      hereto are incorporated herein by this reference for all purposes.

     

    Section 17. Business
      Days; Holidays; Weekends.
      As used
      in this Agreement, the term “business day” means any day, other than a Saturday
      or Sunday, on which banks located in Booneville, Mississippi are not required
      or
      authorized to close. If any notice or action required or permitted by this
      Agreement falls on a date which is not a business day, then such date shall
      be
      extended to the next business day.

     

    Section 18. Rule
      of Construction; No Waiver.
      Purchaser and Seller acknowledge that each party has reviewed this Agreement
      and
      that the rule of construction to the effect that any ambiguities are to be
      resolved against the drafting party shall not be employed in the interpretation
      of this Agreement or any amendments hereto. No provision of this Agreement
      shall
      be deemed to have been waived by either party unless the waiver is in writing
      and signed by that party. No custom or practice which may evolve between the
      Purchaser and Seller during the term of this Agreement shall be deemed or
      construed to waive or lessen the right of either of the parties hereto to insist
      upon strict compliance of the terms of this Agreement.

     

    Section 19. Multiple
      Counterparts.
      To
      facilitate execution, this Agreement may be executed in as many counterparts
      as
      may be convenient or required. It shall not be necessary that the signature
      of,
      or on behalf of, each party, or that the signature of all persons required
      to
      bind any party, appear on each counterpart. All counterparts shall collectively
      constitute a single instrument. It shall not be necessary in making proof of
      this instrument to produce or account for more than a single counterpart
      containing the respective signatures (or facsimiles thereof) of, or on behalf
      of, each of the parties hereto. A signature page to any counterpart may be
      detached from such counterpart without impairing the legal effect of the
      signatures thereon and thereafter attached to another counterpart identical
      thereto except having attached to it additional signature pages.

     

    Section 20. Invalid
      Provisions.
      If any
      provision of this Agreement (except the provisions relating to Seller’s
      obligation to convey the Property and Purchaser’s obligation to pay the Purchase
      Price, the invalidity of either of which shall cause this Agreement to be null
      and void) is held to be illegal, invalid or unenforceable under present or
      future laws, such provision shall be fully severable; this Agreement shall
      be
      construed and enforced as if such illegal, invalid or unenforceable provision
      had never comprised a part of this Agreement; and the remaining provisions
      of
      this Agreement shall remain in full force and effect and shall not be affected
      by the illegal, invalid or unenforceable provision or by its severance from
      this
      Agreement.

    
      
        
        

      

      
        12

        
          

        

      

      
        
        

      

    

    Section 21. Recordation.
      Neither
      this Agreement nor any memorandum thereof shall be recorded in the office of
      the
      county clerk of the county in which the Property is located. If Purchaser causes
      this Agreement or any memorandum thereof to be so recorded, Purchaser shall
      be
      in default hereunder, thereby entitling Seller to terminate this Agreement
      and
      retain the Earnest Money pursuant to Section 12(a)
      hereof.
      Notwithstanding any such termination, Purchaser shall be obligated to execute
      an
      instrument in recordable form releasing this Agreement, and Purchaser’s
      obligations pursuant to this Section 21
      shall
      survive any termination of this Agreement as a surviving obligation. 

     

    Section 22. Attorneys’
      Fees.
      In the
      event of litigation between the parties in connection with this Agreement,
      the
      prevailing party shall be entitled to recover its reasonable attorneys’ fees and
      costs from the non-prevailing party. The obligation in the immediately preceding
      sentence shall survive any termination of this Agreement or the Closing as
      a
      surviving obligation.

     

    Section 23. Time
      is of the Essence.
      Time is
      of the essence in this Agreement.

     

    Section 24. Effective
      Date.
      As used
      in this Agreement, the “Effective
      Date”
shall
      be the date on which this Agreement is executed by the last of Purchaser or
      Seller.

     

    Section 25. Reporting
      Person.
      Purchaser and Seller hereby designate Title Company as the “reporting person”
pursuant to the provisions of Section 6045(e) of the Internal Revenue Code
      of
      1986, as amended.

     

    Section 26. Miscellaneous.
      Whenever herein the singular number is used, the same shall include the plural,
      and the plural shall include the singular where appropriate, and words of any
      gender shall include the other gender where appropriate. The headings of the
      Sections contained in this Agreement are for convenience only and shall not
      be
      taken into account in determining the meaning of any provision of this
      Agreement. The words “hereof”
and
      “herein”
refer
      to this entire Agreement and not merely the Section in which such words
      appear.

     

    Section 27. Confidentiality.
      Purchaser acknowledges and agrees that any and all of the Documents and
      Information are proprietary and confidential in nature and will be delivered
      to
      Purchaser solely to assist Purchaser in determining the feasibility of
      purchasing the Property. Further, each party hereto agrees to maintain in
      confidence, and not to discuss with or to disclose to any person or entity who
      is not a party to this Agreement, any Document, any Information, or the
      information contained herein or any material term of this Agreement or any
      aspect of the transactions contemplated hereby, except as provided in this
      Section. Seller may publicly disclose the existence of this Agreement provided
      that the identity of Purchaser is not disclosed. Purchaser shall not disclose
      to
      anyone other than its partners and financiers the Documents, any Information,
      and/or any information disclosed by Seller to Purchaser which is not generally
      known by the public regarding Seller’s operations and/or the Property. Each
      party hereto may discuss such matters with and disclose such matters to its
      accountants, attorneys, existing or prospective lenders, investment bankers,
      underwriters, rating agencies, partners, consultants and other advisors to
      the
      extent such parties reasonably need to know such information and are bound
      by a
      confidentiality obligation identical in all material respects to the one created
      by this Section. Additionally, each party may discuss and disclose such matters
      to the extent necessary to comply with any requirements of the Securities and
      Exchange Commission or in order to comply with any law or interpretation thereof
      or court order. This provision shall survive termination of this Agreement,
      but
      except for the next sentence, shall terminate upon the Closing. Any press
      release to be made regarding any matter which is the subject of the
      confidentiality obligation created in this Section shall be subject to the
      reasonable approval of Purchaser and Seller, respectively both as to timing
      and
      content. In permitting Purchaser to review the Documents, the Information and/or
      any other information, Seller has not waived any privilege or claim of
      confidentiality with respect thereto, and no third party beneficiaries or
      relationships of any kind, either express or implied, have been offered,
      intended or created.

    
      
        
        

      

      
        13

        
          

        

      

      
        
        

      

    

    Section 28. Marketing. Subject
      to Paragraph 27 of this Agreement, Purchaser may discuss the Property and/or
      market and advertise the Property to prospective lenders, partners, tenants,
      and
      investors. To this end, Purchaser, at Purchaser’s sole cost and expense, shall
      have the right and to install, during the Inspection Period and prior to
      Closing, appropriate signage at the Property and/or market the property, with
      Seller’s approval that shall not be unreasonably withheld or
      delayed.

     

    [THE
      REMAINDER OF THIS PAGE IS INTENTIONALLY LEFT BLANK]

    
      
        
        

      

      
        14

        
          

        

      

      
        
        

      

    

     

    Executed
      as of the Effective Date.

     

    
      	
              SELLER:

            	
              WOLVERINE
                TUBE, INC. a
                Delaware corporation 

            
	 	 
	 	 
	 	
              By:

            	
               

            
	 	
              Name:

            	
               

            
	 	
              Title:

            	
               

            
	 	
              Date
                of Execution:

            	
               

            
	 	 
	 	 
	
              PURCHASER:

            	
              ANIKA
                AND ASSOCIATES, INC.,
                a
                Michigan corporation

            
	 	
              By:

            	
               

            
	 	
              Name:

            	
               

            
	 	
              Title:

            	
               

            
	 	
              Date
                of Execution:

            	
               

            

    

     

    
      
        
        

      

      
        15

        
          

        

      

      
        
        

      

    

    TITLE
      COMPANY JOINDER

     

    Escrow
      Agent has executed this Agreement in order to confirm that Escrow Agent has
      received and shall hold the Earnest Money required to be deposited under this
      Agreement and the interest earned thereto, in escrow, and shall disburse the
      Earnest Money, and the interest earned thereon, pursuant to the provisions
      of
      this Agreement. The following provisions shall control with respect to the
      rights, duties and liabilities of Escrow Agent:

     

    
      	
              (i)

            	
              Escrow
                Agent acts hereunder as a depository only and is not responsible
                or liable
                in any manner whatsoever for the (A) sufficiency, correctness, genuineness
                or validity of any written instrument, notice or evidence of a party’s
                receipt of any instruction or notice which is received by Escrow
                Agent, or
                (B) identity or authority of any person executing such instruction,
                notice
                or evidence.

            

    

     

    
      	
              (ii)

            	
              Escrow
                Agent shall have no responsibility hereunder except for the performance
                by
                it in good faith of the acts to be performed by under this Agreement,
                including this Joinder by Escrow
                Agent.

            

    

     

    
      	
              (iii)

            	
              Escrow
                Agent shall not be responsible for the solvency or financial stability
                of
                the financial institution with which the Escrow Agent deposits the
                Earnest
                Money to be escrowed hereunder so long as the same is government
                insured
                interest-bearing account.

            

    

     

    
      	
              (iv)

            	
              All
                attorneys’ fees and costs and Escrow Agent’s costs and expenses incurred
                in connection with a dispute with respect to the Earnest Money shall
                be
                assessed against the party that is not awarded the Earnest Money,
                or if
                the Earnest Money is distributed in part to both parties, then in
                the
                inverse proportion of such
                distribution.

            

    

     

    
      	
              (v)

            	
              In
                the event of a dispute between the parties hereto with respect to
                the
                disposition of the Earnest Money, Escrow Agent may interplead the
                Earnest
                Money into a court of competent jurisdiction in the county in which
                the
                Earnest Money has been deposited.

            

    

    

      
        	 	
                FIDELITY
                  NATIONAL TITLE INSURANCE COMPANY

              
	 	 	 
	 	 	 
	 	 	 
	
                Date
                  executed by Escrow Agent:

              	
                By:

              	 
	 	
                Name:

              	 
	 	 	
                Title:

              	 

      
 

    
      
        
        

      

      
        16

        
          

        

      

      
        
        

      

    

    Schedule
      of Exhibits

     

    
      	 	
              A

            	
              -

            	
              Description
                of Land

            
	 	 	 	 
	 	
              B

            	
              -

            	
              Form
                of Special Warranty Deed

            
	 	 	 	 
	 	
              C

            	
              -

            	
              Form
                of Bill of Sale, Assignment and Assumption of Contracts

            
	 	 	 	 
	 	
              D

            	
              -

            	
              Form
                of FIRPTA Certificate

            
	 	 	 	 
	 	
              E

            	
              -

            	
              Excluded
                Equipment

            

    

    
      
        
        

      

      
        17

        
          

        

      

      
        
        

      

    

    EXHIBIT A

     

    Description
      of Land

    
      
        
        

      

      
        A-1

        
          

        

      

      
        
        

      

    

    Exhibit B

     

    Form
      of
      Special Warranty Deed 

    

    This
      instrument prepared by:   INDEXING
      INSTRUCTION:

    

    SPECIAL
      WARRANTY DEED

    

    For
      and
      in consideration of the sum of Ten Dollars ($10.00), cash in hand paid, and
      other good and valuable consideration, the receipt, sufficiency and adequacy
      of
      all of which are hereby acknowledged, the undersigned ____________________________,
      a
      ____________________________ (“Grantor”),
      acting by and through ______________________, duly authorized
      _______________________ of Grantor, does hereby sell, convey and, subject to
      the
      reservations and exceptions set forth on Exhibit B attached hereto and
      incorporated herein by reference (the “Permitted
      Encumbrances”),
      warrant unto ______________________________,
      a
      _________________________ (“Grantee”),
      the
      lots, tracts and parcels of land lying and being in _______________ County,
      Mississippi, together with all buildings and improvements situate thereon,
      described on Exhibit A attached hereto and incorporated herein by reference,
      and
      all after-acquired right, title and interest therein, together with all rights,
      titles, and interests appurtenant thereto. 

    

    The
      within described property is hereby conveyed to the Grantee “AS IS, WHERE IS,
      WITH ALL FAULTS.” EXCEPT AS EXPRESSLY SET FORTH HEREIN, GRANTOR
      MAKES NO REPRESENTATIONS OR WARRANTIES OF ANY KIND TO GRANTEE, INCLUDING,
      WITHOUT LIMITATION, THE CONDITION OF TITLE, THE PHYSICAL CONDITION OF THE
      PROPERTY, OR THEIR SUITABILITY FOR ANY PARTICULAR PURPOSE OR OF MERCHANTABILITY.
      GRANTEE IS RELYING ON ITS INVESTIGATIONS OF THE PROPERTY IN DETERMINING WHETHER
      TO ACQUIRE IT. THE PROVISIONS OF THIS PARAGRAPH ARE A MATERIAL PART OF THE
      CONSIDERATION FOR GRANTOR EXECUTING THIS QUITCLAIM DEED, AND SHALL SURVIVE
      CLOSING.

    

    TO
      HAVE
      AND TO HOLD the within described property, together with the privileges and
      appurtenances thereunto appertaining, unto the Grantee, its successors and
      assigns forever subject, however, to the Permitted
      Encumbrances.

    

    [SIGNATURE
      PAGE FOLLOWS]

    
      
        
        

      

      
        B-1

        
          

        

      

      
        
        

      

    

    WITNESS
      the signature of the Grantor, this the ____ day of ____________,
      2006.

    

      
        	 	 	
                ,
                  a

              
	 	 	 
	 	 	 
	 	
                By:

              	 
	 	
                Name:

              	 
	 	
                Title:

              	 

      

    

     

    STATE
      OF
      ________________

    COUNTY
      OF
      ______________

     

    Personally
      appeared before me, the undersigned authority in and for the said city and
      state, on this ___ day of _____________, 200___, within my jurisdiction, the
      within named ___________________________, who acknowledged to me that he is
      ___________________________ of ________________________, a Mississippi
      ________________________, and that for and on behalf of said
      _______________________, and as the act and deed of said
      ________________________, he executed the above and foregoing instrument, after
      first having been duly authorized by said ______________________ so to
      do.

    

    __________ 
      (NOTARY
      PUBLIC)

    

    
      	 	
              My
                commission expires:

            
	 	 
	 	
              __________

            

    

     

    
      	
              ADDRESS OF GRANTOR:

            	 	
              ADDRESS OF GRANTEE:

            	 
	 	 	 	 
	
               

            	 	
               

            	 
	
               

            	 	
               

            	 
	
               

            	 	
               

            	 
	
               

            	 	
               

            	 

    

     

    
      
        
        

      

      
        B-2

        
          

        

      

      
        
        

      

    

     

    EXHIBIT C

     

    BILL
      OF SALE, ASSIGNMENT AND ASSUMPTION

    OF
      CONTRACTS

    (name
      of
      property)

     

    THIS
      BILL
      OF SALE, ASSIGNMENT AND ASSUMPTION OF CONTRACTS (this “Bill
      of Sale”)
      is
      made as of the _____ day of __________________, ______, by and between
___________________________,
      a
      _______________________ (“Assignor”),
      and
      _________________________, a _________________________ (“Assignee”).

     

    W
      I T N E S S E T H:

     

    For
      good
      and valuable consideration, receipt and sufficiency of which are hereby
      acknowledged, Assignor and Assignee hereby agree as follows:

     

    1. Assignor
      hereby sells, transfers, assigns and conveys to Assignee the
      following:

     

    (a) All
      right, title and interest of Assignor in and to all tangible personal property
      (“Personalty”)
      set
      forth in the inventory on Exhibit A
      hereto
      and made a part hereof, and located on, and used in connection with the
      management, maintenance or operation of that certain land and improvements
      located in the County of __________, State of ____________, as more particularly
      described in Exhibit B
      hereto
      and made a part hereof (“Real
      Property”).

     

    (b) To
      the
      extent assignable, all right, title and interest of Assignor in and to those
      certain contracts set forth on Exhibit C
      hereto
      and made a part hereof, and all warranties, guaranties, indemnities and claims
      (including, without limitation, for workmanship, materials and performance)
      and
      which exist or may hereafter exist against any contractor, subcontractor,
      manufacturer or supplier or laborer or other services relating thereto
      (collectively, the “Contracts”).

     

    (c) All
      right, title and interest of Assignor in and to those agreements set forth
      on
Exhibit D
      hereto
      and made a part hereof (the “License
      Agreements”).

     

    2. This
      Bill
      of Sale is given pursuant to that certain Purchase and Sale Agreement (as
      amended, the “Purchase
      Agreement”)
      dated
      as of ____________________, between Assignor and Assignee, providing for, among
      other things, the conveyance of the Personalty, the License Agreements and
      the
      Contracts.

     

    3. As
      set
      forth in the Purchase Agreement, which is hereby incorporated by reference
      as if
      herein set out in full and except as set forth herein, the property conveyed
      hereunder is conveyed by Assignor and accepted by Assignee AS
      IS, WHERE IS, AND WITHOUT ANY WARRANTIES OF WHATSOEVER NATURE, EXPRESS OR
      IMPLIED, EXCEPT AS EXPRESSLY SET FORTH IN THE PURCHASE
      AGREEMENT.

     

    4. Assignee
      hereby accepts the assignment of the Personalty, the Contracts and the License
      Agreements and agrees to assume and discharge, in accordance with the terms
      thereof all of the obligations thereunder from and after the date hereof,.
      Additionally, but without limiting the generality of the foregoing, Assignee
      agrees to assume and discharge all costs and expenses incurred with respect
      to
      License Agreements and License Agreement renewals and extensions executed
      subsequent to the Effective Date of the Purchase Agreement and those set forth
      on Exhibit E
      hereto.
      Assignee agrees to indemnify and hold harmless Assignor from any cost,
      liability, damage or expense (including attorneys’ fees) arising out of or
      relating to Assignee’s failure to perform any of the foregoing
      obligations.

     

    
      
        
        

      

      
        C-1

        
          

        

      

      
        
        

      

    

     

    5. Assignor
      agrees to indemnify and hold harmless Assignee from any cost, liability, damage
      or expense (including attorneys’ fees) arising out of or relating to Assignor’s
      failure to perform any of the obligations of Assignor under the Contracts or
      License Agreements, to the extent accruing prior to the date
      hereof.

     

    6. This
      Bill
      of Sale may be executed in any number of counterparts, each of which shall
      be
      deemed an original, but all of which shall constitute one and the same
      instrument.

     

    IN
      WITNESS WHEREOF, the parties hereto have executed this Bill of Sale as of the
      date first above written.

    

      
        	
                ASSIGNOR:

              
	 
	
                _____________________________________________,

                a
                  ________________________________________

              
	 
	By:	
                __________________,
                  a_________________,

                 its
                  _________________

              
	 	 	 
	 	
                By:
                  

              	  

	 	
                Name:
                  

              	  

	 	
                Title:
                  

              	  

	 	 	 
	By:	
                __________________,
                  a_________________,

                its
                  _________________

              
	 	 	 
	 	
                By:
                  

              	 

	 	
                Name:
                  

              	 

	 	
                Title:
                  

              	 

	 	 	 
	 	 	 
	
                ASSIGNEE:

              
	 
	 
	
                By: 
                  

              	 

	
                Name: 

              	 

	
                Title: 

              	 

      

    

    
      
        
        

      

      
        C-2

        
          

        

      

      
        
        

      

    

    STATE
      OF
      ______________ §

    §

    COUNTY
      OF
      ____________§

     

    This
      instrument was acknowledged before me on ______________, 2008, by
      ___________________, ___________________ of __________________,
      a __________________, _______________ of _______________________, a
      __________________, on
      behalf
      of said ___________________ and _________________________.

     

    
      	 

	
              Notary
                Public, State of ______________

            

    

     

    STATE
      OF
      ______________ §

    §

    COUNTY
      OF
      ____________§

     

    This
      instrument was acknowledged before me on ______________, 2008, by
      ___________________, ___________________ of __________________,
      a __________________, _______________ of _______________________, a
      __________________, on
      behalf
      of said ___________________ and ____________________________.

    
       

      
        	 

	
                Notary
                  Public, State of
                  ______________

              

      

    

     

    STATE
      OF
      ______________ §

    §

    COUNTY
      OF
      ____________ §

     

    This
      instrument was acknowledged before me on ______________, 2008, by
      ___________________, ___________________ of __________________,
      a __________________, _______________ of _______________________, a
      __________________, on
      behalf
      of said ___________________ and ____________________________.

    
       

      
        	 

	
                Notary
                  Public, State of
                  ______________

              

      

    

     

    
      
        
        

      

      
        C-3

        
          

        

      

      
        
        

      

    

     

    
      	
              Exhibit
                A

            	
              Personalty

            
	
              Exhibit
                B

            	
              Real
                Property

            
	
              Exhibit
                C

            	
              Contracts

            
	
              Exhibit
                D

            	
              License
                Agreements

            
	
              Exhibit
                E

            	
              Renewals
                and Extensions 

            

    

     

    
      
        
        

      

      
        C-4

        
          

        

      

      
        
        

      

    

     

    EXHIBIT D  

     

    FIRPTA
      CERTIFICATE

     

    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.
      For
      U.S. tax purposes (including Section 1445), the owner of a disregarded
      entity (which has legal title to a U.S. real property interest under local
      law)
      will be the transferor of the property and not the disregarded entity. To inform
      _____________ (“Transferee”)
      that
      withholding of tax is not required upon the disposition of a U.S. real property
      interest by _______________________ (“Transferor”),
      the
      beneficial owner of ______________________________ (U.S. employer identification
      number ___________________), the undersigned, in their capacity as _____________
      of _____________, but not individually, hereby certifies to Transferee 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);

     

    3. Transferor’s
      U.S. employer identification number is ___________; and

     

    4. Transferor’s
      office address is ___________________________.

     

    Transferor
      understands 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
      Transferor.

     

    Dated
      as
      of __________, 20___.

     

    
      	_______________________________________,  a

	________________
	 	 
	
              By:

            	 

	
              Name:

            	 

	
              Title:

            	 

	
              Date:

            	 

    

     

    
      
        
          
          

        

        
          D-1

          
            

          

        

        
          
          

        

      

    

     

    THE
      STATE
      OF __________ §

    §

    COUNTY
      OF
      ____________ §

     

    This
      instrument was acknowledged before me on ______________, 200____, by
      ___________________, ___________________ of _______________________, a
      ______________, on behalf of said ___________________________.

     

    
      	 

	
              Notary
                Public, State of _____________

            

    

     

    SWORN
      TO
      AND SUBSCRIBED BEFORE ME by ______________________ on
      ___________________________, 200____.

     

    
      	 

	
              Notary
                Public, State of _____________

            

    

     

    
      
        
          
          

        

        
          D-2

          
            

          

        

        
          
          

        

      

    

    

    EXHIBIT
      E

    EXCLUDED
      EQUIPMENT

     

    One-SMS
      VMR 75 pilger mill, with controls, runout, feed table, and all lubrication,
      hydraulics, controls and electrics.

     

    One_
      two
      stand Schumag cascade drawing machine, complete with uncoiler, recoiler,
      controls, hydraulics, electrics, and miscellaneous support equipment, including
      but not limited to pointers, length compensator, etc.

     

    One-Bronx
      straightener, with tables, controls, and support equipment.

     

    Two-84"
      ITAM drawblocks, complete with hydraulics, electrics, controls, pointers,
      platforms, electrics, basket carousel, and miscellaneous support
      equipment.

     

    All
      spare
      parts for any and all of the above machinery.

     

    All
      copper tube production equipment, in crates or loose, as removed from the
      Booneville production process or in storage from our Jackson Tennessee
      plant.

     

    All
      electric panels and motor control centers associated with the above
      equipment.

     

    One
      oily
      water separator unit, complete, in the small building behind the main Booneville
      plant.

     

    One-Nitrogen
      supply system, complete, leased from and owned by Air Products.

     

    Miscellaneous
      office furniture, including but not limited to desks, chairs, and
      computers.

     

    Miscellaneous
      shop and maintenance support equipment, including a small lathe, workbenches,
      shelves and racking in the Southeast corner of the plant, generally called
      the
      parts or supply crib.

     

    Any
      and
      all contractor or supplier owned equipment.

     

    Any
      and
      all leased or rented equipment.

     

    Any
      and
      all forklifts

     

    All
      downstream electrics.

    

    
      
        
        

      

      
        D-3

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