Document:

Exhibit 10.2

Exhibit
10.2

ASSIGNMENT OF PERSONAL PROPERTY, 

NAME, SERVICE CONTRACTS, WARRANTIES AND LEASES

	 	 	 
	STATE OF TEXAS

	 	§ 
	 

	 	§ 
	COUNTY OF DALLAS

	 	§ 

GERA ABRAMS CENTRE LLC, a Delaware limited liability company (“Grantor”), for and in
consideration of the sum of Ten and No/100 Dollars ($10.00) and other good and valuable
consideration to it in hand paid by TSLF ABRAMS, LLC, a Delaware limited liability company
(“Grantee”), the receipt and sufficiency of which are hereby acknowledged, has Granted,
Sold, Assigned, Transferred, Conveyed, and Delivered and does by these presents Grant, Sell,
Assign, Transfer, Convey and Deliver unto Grantee, all of Grantor’s rights, titles, and interests
in and to the following described properties located on, affixed to, and/or arising or used in
connection with an office building, with parking and other amenities (the “Project”)
situated on the land in the County of Dallas, State of Texas, more particularly described on
Exhibit A attached hereto and made a part hereof for all purposes (the “Land,”
which together with the Project is sometimes hereinafter called the “Property”):

1. All fixtures, equipment, machinery, building materials, furniture, furnishings, and other
personal property owned by Grantor (the “Personal Property”), and located on, attached to,
or used in connection with the operation and maintenance of the Property;

2. Any leases for space in the Project (the “Leases”), together with security and
other deposits owned or held by Grantor pursuant to the Leases, which Leases and security deposits
are described on Exhibit C attached hereto;

3. Any assignable service, maintenance, or management contracts relating to the ownership and
operation of the Property (the “Service Contracts”) in Grantor’s possession which Service
Contracts are described on Exhibit D attached hereto;

4. Any assignable warranties and guaranties relating to the Property or any portion thereof in
Grantor’s possession (collectively, the “Warranties”); and

5. The right, title and interest of Grantor, if any, in any name which is used in the
operation of the Property, and any assignable variations thereof, and any logos, trade names or
trademarks in connection therewith (the “Name”).

This assignment is made and accepted expressly subject to the matters set forth in Exhibit
B and made a part hereof for all purposes.

Grantee for itself and its successors hereby covenants and agrees with Grantor as follows:

1. Grantee hereby assumes and agrees to perform all of the lessor’s or landlord’s obligations
under the Leases which are set forth in the copies of the Leases or documents relating to the
Leases which have been delivered to Grantee on or prior to the date hereof and which are required to be performed from and after the date hereof (subject, in all respects, to the
terms of such Leases);

 

 

 

2. Grantee hereby assumes and agrees to perform all of the obligations of the owner of the
Property under the Service Contracts required to be performed from and after the date hereof;

3. Grantee hereby indemnifies and agrees to hold Grantor harmless from and against any loss,
damage, liability, cost or expense (including reasonable attorneys’ fees and court costs) resulting
by virtue of Grantee’s failure to perform or comply with any term, covenant, or condition of the
Leases or the Service Contracts required to be performed or complied with from and after the date
hereof and for liabilities arising out of the Leases and relating to periods after the date hereof.
Notwithstanding the foregoing, Grantee shall neither indemnify nor hold harmless Grantor from any
liabilities arising under the Leases and relating to periods prior to the date hereof, or for
liabilities arising out of the Leases or documents relating to the Leases unless such Leases or
related documents are delivered to Grantee on or prior to the date hereof; and

4. Grantor hereby indemnifies and agrees to hold Grantee harmless from and against any loss,
damage, liability, cost or expense (including reasonable attorneys’ fees and court costs) resulting
to Grantee by virtue of Grantor’s failure to perform or comply with any term, covenant, or
condition of the Leases or documents relating to the Leases which have been entered into by Grantor
and are required to be performed prior to the date hereof. Notwithstanding the foregoing, Grantor
shall neither indemnify nor hold Grantee harmless from any liabilities arising under the Leases and
relating to periods after the date hereof, or for obligations under the Leases arising after the
date hereof which are assumed by Grantee.

IN WITNESS WHEREOF, Grantor and Grantee have executed this Assignment of Personal Property,
Service Contracts, Warranties and Leases on December
 _____, 2009 to be effective as of the date
hereof.

 

2

 

	 	 	 	 	 	 	 
	GRANTOR:	 	GERA ABRAMS CENTRE LLC,
 a Delaware limited liability company
	 
	 	 	 	 	 	 
	 

	 	By:	 	 	 	 
	 	 	 	 	 
 
	 

	 	 	 	Name:	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	Title:	 	 
	 

	 	 	 	 	 	 

 

3

 

	 	 	 	 	 	 	 
	GRANTEE:	 	TSLF ABRAMS, LLC 
a Delaware limited liability company
	 
	 	 	 	 	 	 
	 

	 	By:	 	 	 	 
	 	 	 	 	 
 
	 

	 	 	 	Name:	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	Title:	 	 
	 

	 	 	 	 	 	 

 

4

 

	 	 	 	 	 
	STATE OF

	 	 	 	§ 
	 

	 	 	 	 
	 

	 	 	 	§ 
	COUNTY OF

	 	 	 	§ 
	 

	 	 	 	 

This instrument was acknowledged before me on
                                        , 2009, by
                                        ,
                                        
of                     
                    , a
                                        ,
                                        , a                     
                    ,
on behalf of said                     .

	 	 	 	 	 
	 

	 	 
	 

	 	Notary
Public, State of	 	 
	 

	 	 	 	 
	 
	 	 	 	 
	 

	 	 
	 

	 	Printed name of notary	 	 
	 
	 	 	 	 
	 

	 	My Commission Expires:	 	 
	 

	 	 	 	 

	 	 	 	 	 
	STATE OF

	 	 	 	§ 
	 

	 	 	 	 
	 

	 	 	 	§ 
	COUNTY OF

	 	 	 	§ 
	 

	 	 	 	 

This instrument was acknowledged before me on
                                        , 2009, by
                                        ,
                                        
of                     
                    , a
                                        ,
                                        , a                     
                    ,
on behalf of said                     .

	 	 	 	 	 
	 

	 	 
	 

	 	Notary
Public, State of	 	 
	 

	 	 	 	 
	 
	 	 	 	 
	 

	 	 
	 

	 	Printed name of notary	 	 
	 
	 	 	 	 
	 

	 	My Commission Expires:	 	 
	 

	 	 	 	 

 

5

 

EXHIBIT A

LEGAL DESCRIPTION OF LAND

BEING an 8.2408 acre tract of land situated in the J.D. Hamilton Survey, Abstract No. 647, Dallas
County, Texas, further being all of Lot 1, Block 8413, Abrams, Centre Addition, an addition to the
City of Dallas according to the plat thereof recorded in Volume 82250, Page 4794, Deed Records,
Dallas County, Texas, and part of Lot 2C, Block A/8413, Second Revision of Hyde Addition, an
addition to the City of Dallas according to the plat thereof recorded in Volume 80197, Page 2968,
Deed Records, Dallas County, Texas, also being all of that certain tract conveyed to AGF Abrams
Exchange, Ltd. by Special Warranty Deed recorded in Volume 98009, Page 01951, Deed Records, Dallas
County, Texas, said 8.2408 acre tract being more particularly described as follows:

BEGINNING at an axle found for corner in the southwest line of I.H. 635 (LBJ Frwy), at the
southeast corner of Lot 2D of said Hyde Addition common with the northeast corner of said Lot 1,
Abrams Centre Addition;

THENCE S49°03’44”E along the said southwest line I.H. 635, a distance of 610.41 feet to a
5/8” iron rod found for corner;

THENCE S49°48’46”E continuing along the said southwest line I.H. 635, a distance of 134.84
feet to a 5/8” iron rod found for corner at the northeast corner of Lot 1A, Block 8412, Days Inn of
America 2 addition recorded in Volume 95174, Page 4104, Deed of Records, Dallas County, Texas;

THENCE N89°44’51”W departing the said southeast line I.H. 635 and along the north line of
said Lot 1A, Days Inn of America 2 addition, at 463.39 feet passing a 1” iron pipe found at the
northeast corner of said Lot1A, Days Inn of America 2 addition, also the northeast corner of Lot 2,
Block 8412, Forest Lane Apartments Addition recorded in Volume 71008, Page 1443, Deed Records,
Dallas County, Texas, and continuing, along the north line of said Forest Lane Apartments Addition
in all, a total distance of 1024.22 feet to a 5/8” iron rod set for corner in the north line of a
City of Dallas tract in Block 8411, at the southeast corner of a State of Texas tract in Block
1/8414;

THENCE N00°12’08”W along east line of said State of Texas tract, at 366.86 feet passing a
capped iron rod found at the north end of the east terminus line of a 15’ Alley, at the southeast
corner of Lot 1A, Block 1/8414, Hallmark Industrial Park addition, recorded in Volume 93229, Page
6540, Deed Records, Dallas County, Texas, and continuing, along the east line of said Hallmark
Industrial Park addition, in all, a total distance of 482.47 feet to a 5/8” iron rod found for
corner in the west line of the aforementioned Lot 2C, Block A/8413;

THENCE EAST departing the east line of said Hallmark Industrial Park addition, crossing said Lot 2C
then along the south line of Lot 2D, Block A/8413 of the aforementioned Second Revision of Hyde
Addition, a distance of 461.78 feet to the POINT OF BEGINNING and containing 358,969 square feet or
8.2408 acres of land, more or less.

 

A-1

 

EXHIBIT B

PERMITTED EXCEPTIONS

	1.	 	Easement executed by Leo Galletta, et al to the City of Dallas, dated 6/1/1967, filed 7/13/1967,
recorded in Volume 67136, Page 661 of the Real Property Records, Dallas County, Texas, as
shown on plat recorded in Volume 82250, Page 4794, Map Records, Dallas, County, Texas.

	 
	2.	 	Easement executed by Leo John Galletta, Jr., et al, to Dallas Power & Light Company and
Southwestern Bell Telephone Company dated 6/25/1969, filed 7/181969, recorded in Volume 69140,
Page 940 of the Real Property Records, Dallas County, Texas, as shown on plat recorded in
Volume 82250, Page 4794, Map Records, Dallas County, Texas.

	 
	3.	 	Easement executed by Leo Galletta, et al to Lone Star Gas Company, dated 7/21/1970, filed
8/17/1970, recorded in Volume 70159, Page 1424 of the Real Property Records, Dallas County,
Texas, as shown on plat recorded in Volume 82250, Page 4794, Map Records, Dallas County,
Texas.

	 
	4.	 	Easement executed by The Abrams Joint Venture to Dallas Power & Light Company and Southwestern Bell
Telephone Company, dated 3/30/1982, filed 4/28/1982, recorded in Volume 82084, Page 1843 of
the Real Property Records, Dallas County, Texas.

	 
	5.	 	Easement executed by The Abrams Joint Venture to Dallas Power & Light Company and Southwestern Bell
Telephone Company, dated 2/11/1983, filed 3/16/1983, recorded in Volume 83054, Page 3251 of
the Real Property Records, Dallas County, Texas.

	 
	6.	 	Easement executed by Richard S. Scott to Southwestern Bell Telephone Company, dated 3/13/1986,
filed 4/10/1986 recorded in Volume 86071, Page 144 of the Real Property Records, Dallas
County, Texas.

	 
	7.	 	The following easements as shown on plat recorded in Volume 80197, Page 2968, Map Records, Dallas
County, Texas: Existing thirty foot water and sanitary sewer easement along the West property
line; Fifteen foot ingress & egress easement over the East property line.

	 
	8.	 	The following easements as shown on plat recorded in Volume 82250, Page 4794, Map Records, Dallas
County, Texas: Thirty foot by fifteen foot water main easement along the Northeast property
line; Ten foot water line easement along the South property line; Southwestern Bell Telephone
underground cable easement along the South property line.

 

B-1

 

	 
	9.	 	Rights of tenants, and assigns, as tenants only, under currently effective lease agreements.

	 
	10.	 	Terms, conditions, provisions and stipulations of Lease Agreement, as evidenced by Memorandum of
Lease by and between Abrams Office Center, Ltd., a Texas limited partnership as Lessor and
Abraham Azoulay as Lessee, dated 9/21/2004, filed 9/24/2004, recorded in Volume 2004185, Page
6730, Real Property Records, Dallas County, Texas.

	 
	11.	 	Deed of Trust dated 6/15/2007, filed 6/19/2007, recorded in Clerk’s File No. 20070219141,
Real Property Records, Dallas County, Texas, executed by Gera Abrams Centre LLC, a Delaware
limited liability company, securing the payment of one note in the maximum principal amount of
$42,500,000.00, bearing interest and payable as therein provided to the order of Wachovia
Bank, National Association. Said lien being additionally secured by Assignment of Leases
and/or Rents recorded in Clerk’s File No. 20070219142, Real Property Records, Dallas County,
Texas. Said Note and Deed of Trust being modified and/or extended by instrument recorded in
Clerk’s File No. 20070286321, Real Property Records, Dallas County, Texas. Said lien having
been assigned to Tremont Net Funding II, LLC, by instruments filed 1/7/2008, recorded in
Clerk’s File No. 20080005729 and in Clerk’s File No. 20080005730, Real Property Records,
Dallas County, Texas.

 

B-2

 

EXHIBIT C

LEASES

See Attached

 

C-1

 

EXHIBIT
D

SERVICE CONTRACTS

None.

 

D-1Exhibit 10.3

Exhibit
10.3

ASSIGNMENT OF PERSONAL PROPERTY, 

NAME, SERVICE CONTRACTS, WARRANTIES AND LEASES

	 	 	 
	STATE OF ILLINOIS

	 	§
	 

	 	§
	COUNTY OF COOK

	 	§

GERA 6400 SHAFER LLC, a Delaware limited liability company (“Grantor”), for and in
consideration of the sum of Ten and No/100 Dollars ($10.00) and other good and valuable
consideration to it in hand paid, the receipt and sufficiency of which are hereby acknowledged,
without representation or warranty, hereby sells, assigns, transfers and sets over unto TSLF
SHAFER, LLC, a Delaware limited liability company (“Grantee”), all of Grantor’s rights,
titles, and interests in and to the following described properties located on, affixed to, and/or
arising or used in connection with an office building, with parking and other amenities (the
“Project”) situated on the land in the County of Cook, State of Illinois, more particularly
described on Exhibit A attached hereto and made a part hereof for all purposes (the
“Land,” which together with the Project is sometimes hereinafter called the
“Property”):

1. All fixtures, equipment, machinery, building materials, furniture, furnishings, and other
personal property owned by Grantor (the “Personal Property”), and located on, attached to,
or used in connection with the operation and maintenance of the Property;

2. Any leases for space in the Project (the “Leases”), together with security and
other deposits owned or held by Grantor pursuant to the Leases, which Leases and security deposits
are described on Exhibit C attached hereto;

3. Any assignable service, maintenance, or management contracts relating to the ownership and
operation of the Property (the “Service Contracts”) in Grantor’s possession which Service
Contracts are described on Exhibit D attached hereto;

4. Any assignable warranties and guaranties relating to the Property or any portion thereof in
Grantor’s possession (collectively, the “Warranties”); and

5. The right, title and interest of Grantor, if any, in any name which is used in the
operation of the Property, and any assignable variations thereof, and any logos, trade names or
trademarks in connection therewith (the “Name”).

Grantor does not make any representation or warranty, express or implied, with respect to
merchantability, condition, quality, durability, design, operation, fitness for use or suitability
for any particular purpose.

This assignment is made and accepted expressly subject to the matters set forth in Exhibit
B and made a part hereof for all purposes.

 

 

Grantee for itself and its successors hereby covenants and agrees with Grantor as follows:

1. Grantee hereby assumes and agrees to perform all of the lessor’s or landlord’s obligations
under the Leases which are set forth in the copies of the Leases or documents relating to the
Leases which have been delivered to Grantee on or prior to the date hereof and which are required
to be performed from and after the date hereof (subject, in all respects, to the terms of such
Leases);

2. Grantee hereby assumes and agrees to perform all of the obligations of the owner of the
Property under the Service Contracts required to be performed from and after the date hereof;

3. Grantee hereby indemnifies and agrees to hold Grantor harmless from and against any loss,
damage, liability, cost or expense (including reasonable attorneys’ fees and court costs) resulting
by virtue of Grantee’s failure to perform or comply with any term, covenant, or condition of the
Leases or the Service Contracts required to be performed or complied with from and after the date
hereof and for liabilities arising out of the Leases and relating to periods after the date hereof.
Notwithstanding the foregoing, Grantee shall neither indemnify nor hold harmless Grantor from any
liabilities arising under the Leases and relating to periods prior to the date hereof, or for
liabilities arising out of the Leases or documents relating to the Leases unless such Leases or
related documents are delivered to Grantee on or prior to the date hereof; and

4. Grantor hereby indemnifies and agrees to hold Grantee harmless from and against any loss,
damage, liability, cost or expense (including reasonable attorneys’ fees and court costs) resulting
to Grantee by virtue of Grantor’s failure to perform or comply with any term, covenant, or
condition of the Leases or documents relating to the Leases which have been entered into by Grantor
and are required to be performed prior to the date hereof. Notwithstanding the foregoing, Grantor
shall neither indemnify nor hold Grantee harmless from any liabilities arising under the Leases and
relating to periods after the date hereof, or for obligations under the Leases arising after the
date hereof which are assumed by Grantee.

IN WITNESS WHEREOF, Grantor and Grantee have executed this Assignment of Personal Property,
Service Contracts, Warranties and Leases on December
 _____, 2009 to be effective as of the date
hereof.

	 	 	 	 	 	 	 
	GRANTOR:	 	GERA 6400 SHAFER LLC,
	 	 	a Delaware limited liability company
	 
	 	 	 	 	 	 
	 

	 	By:	 	 	 	 
	 	 	 	 	 
	 

	 	 	 	Name:	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	Title:	 	 
	 

	 	 	 	 	 	 

 

2

 

	 	 	 	 	 	 	 
	GRANTEE:	 	TSLF 6400 SHAFER, LLC
	 	 	a Delaware limited liability company
	 
	 	 	 	 	 	 
	 

	 	By:	 	 	 	 
	 	 	 	 	 
	 

	 	 	 	Name:	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	Title:	 	 
	 

	 	 	 	 	 	 

 

3

 

	 	 	 	 	 
	STATE OF ILLINOIS

	 	)	 
	 

	 	 ) SS.

	COUNTY OF                       

	 	)	 

I,
                                        , a Notary Public, in and for the County and State aforesaid, DO HEREBY CERTIFY that
                                        , as                      of GERA 6400 SHAFER LLC, a Delaware liability company,
personally known to me to be the same person whose name is subscribed to the foregoing instrument,
appeared before me this day in person and acknowledged to me that he/she signed and delivered said
instrument as his/her free and voluntary act, and as the free and voluntary act and deed of said
limited liability company, for the uses and purposes therein set forth.

GIVEN under my hand and notarial seal this                     
 day of                                         , 20___.

	 	 	 
	 

	 	 
	 

	 	Notary Public

	 	 	 	 	 	 
	STATE OF

	 	 	)	 
	 

	 	 	) SS.

	COUNTY OF 

	 	 	)	 

I,
                                        , a Notary Public, in and for the County and State aforesaid, DO HEREBY CERTIFY that
                                        , as                      of TSLF SHAFER, LLC, a Delaware liability company, personally
known to me to be the same person whose name is subscribed to the foregoing instrument, appeared
before me this day in person and acknowledged to me that he/she signed and delivered said
instrument as his/her free and voluntary act, and as the free and voluntary act and deed of said
limited liability company, for the uses and purposes therein set forth.

GIVEN under my hand and notarial seal this _______ day of
 _____, 20______.

	 	 	 	 	 
	 

	 	 

Notary Public
	 	 

My commission expires:

 

4

 

EXHIBIT A

LEGAL DESCRIPTION OF LAND

THAT PART OF LOT 6 IN GERHART HUEHL ESTATE DIVISION IN SECTION 3, TOWNSHIP 40 NORTH AND SECTION 34,
TOWNSHIP 41 NORTH, BOTH IN RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN LYING EASTERLY OF AND
ADJOINING THE EASTERLY LINE OF SHAFER COURT ACCORDING TO THE DEED TO THE VILLAGE OF ROSEMONT,
ILLINOIS, DATED AUGUST 11, 1975 AND RECORDED AS DOCUMENT 23397310 AND LYING WEST OF AND ADJOINING A
LINE DRAWN SOUTH AT RIGHT ANGLES TO THE NORTH LINE OF SAID LOT 6, TO THE SOUTH LINE OF SAID LOT 6
FROM A POINT OF SAID NORTH LINE OF LOT 6, WHICH IS 487.69 FEET WEST OF THE INTERSECTION OF SAID
NORTH LINE OF LOT 6 WITH THE CENTER LINE OF RIVER ROAD, COOK COUNTY, ILLINOIS.

 

A-1

 

EXHIBIT B

PERMITTED EXCEPTIONS

Second Amendment to Deed of Trust, Security Agreement, Assignment of Rents and fixture filing and
Omnibus Amendment to Loan Documents recorded July 29, 2008 as document numbers 0821133008.

Second Amendment to Mortgage, Security Agreement, Assignment of Rents and fixture filing and
Omnibus Amendment to Loan Documents recorded July 29, 2008 as document numbers 0821133009.

Assignment of aforesaid mortgage to Tremont Net Funding II, LLC, recorded as document number
0800815085.

Assignment of Leases and Rents and Security Deposits dated June 15, 2007 and recorded June 20, 2007
as document number 0717126104, made by Gera 6400 Shafer LLC, a Delaware limited liability company,
to Wachovia Bank, N.A.

Assignment of aforesaid assignment of leases and rents and security deposits to Tremont Net Funding
II, LLC, recorded as document number 0800815086.

Easement created by grant to the Commonwealth Edison Company, recorded August 7, 1979 as document
25087330.

Easement in favor of Commonwealth Edison Company and its/their respective successors and assigns in
the grant recorded/filed as Document no. 011029895.

Also, subject to (a) real estate taxes and general and special assessments not yet due and payable,
(b) any and all recorded easements, covenants, reservations, restrictions, encroachments and
encumbrances, (c) matters which would be shown by an accurate survey, (d) underground and overhead
cables, lines and utility services, (e) all existing zoning ordinances, regulations, laws, codes,
statutes and subdivision regulations, (f) other governmental laws, rules, codes, statutes and
regulations limiting or restricting the use to which the property may be put, and (g) those Loan
Documents defined in the Letter from Tremont Net Funding II, LLC to GERA 6400 Shafer LLC and GERA
Abrams Centre LLC dated December
 _____, 2009.

 

B-1

 

EXHIBIT C

LEASES

Foresite Realty Partners

Heartland Cafe

Boulevard Healthcare

Capgemini Financial Services

Natl Houseware Manf

AHI International

Seasons Hospice I

Mutual of Omaha

 

C-1

 

EXHIBIT D

SERVICE CONTRACTS

See Attached

 

D-1

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