Document:

Exhibit 10.4

Exhibit
10.4

SPECIAL WARRANTY DEED

	 	 	 
	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 valuable consideration, the
receipt and sufficiency of which consideration are hereby acknowledged, has Granted, Sold, and
Conveyed, and by these presents does Grant, Sell, and Convey, unto TSLF Abrams, LLC, a Delaware
limited liability company, having an address of 200 State Street
Boston, Massachusetts 02109, (a) all that certain real property situated in the County of
Dallas, State of Texas, and more particularly described on Exhibit A attached hereto and
made a part hereof for all purposes, (b) together with all buildings and improvements now or
hereafter situated thereon, and the lessor’s or landlord’s interest in all space leases or
occupancy agreements covering all or any portion thereof and the buildings and improvements
situated thereon, and (c) together with all of the right, title and interest in and to the
easements in anywise appertaining or belonging thereto (collectively, the “Property”).

This Special Warranty Deed is made and accepted expressly subject to the matters set forth in
Exhibit B attached hereto and made a part hereof for all purposes.

TO HAVE AND TO HOLD the Property, together with all and singular the rights and appurtenances
belonging in any way to the Property, unto the said Grantee, its successors and assigns forever,
and Grantor binds itself and its successors and assigns to warrant and forever defend all and
singular the Property to Grantee, its successors and assigns, against every person lawfully
claiming or to claim all or any part of the Property, by, through, or under Grantor, but not
otherwise.

IN WITNESS WHEREOF, Grantor has executed this Special Warranty Deed December
 _____, 2009 to be
effective as of _______
 _____, 2010.

	 	 	 	 	 
	 	GRANTOR:

GERA ABRAMS CENTRE LLC,

a Delaware limited liability company

 	 
	 	By:  	 	 
	 	 	Name:  	 	 
	 	 	Title:  	 	 

 

 

 

	 	 	 	 	 

	 	 	 	 	 
	STATE OF

	 	 	 	§ 
	 

	 	 	 	 
	 

	 	 	 	§ 
	COUNTY OF

	 	 	 	§ 
	 

	 	 	 	 

This instrument was acknowledged before me on
 _____, 20____, by
                                        ,                                          of
                                        , a                     ,
                                         on behalf of said                     .

	 	 	 	 	 	 	 
	 	 	   
	 

	 	Notary Public, State of	 	 	 	 
	 	 	 	   
	 
	 	 	 	 	 	 
	 	 	   
	 

	 	Printed name of notary	 	 	 	 
	 
	 	 	 	 	 	 
	 

	 	My Commission Expires:	 	 	 	 
	 	 	 	   

 

 

 

EXHIBIT A

LEGAL DESCRIPTION OF THE REAL PROPERTY

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.

 

 

 

EXHIBIT B

PERMITTED ENCUMBRANCES

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.

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.

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.

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.

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.

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.

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.

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.

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

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.

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.Exhibit 10.5

Exhibit
10.5

Prepared by and After

Recording Mail To:

Joel V. Sestito, Esq.

Riemer & Braunstein LLP

71 South Wacker Drive,

Suite 3515

Chicago, Illinois 60606

This space reserved for Recorder’s use only

SPECIAL WARRANTY DEED

This Special Warranty Deed is made as of this                      day of December, 2009, by GERA 6400
SHAFER LLC, a Delaware limited liability company (“Grantor”), to TSLF SHAFER, LLC, a Delaware
limited liability company, whose address is 200 State Street Boston, Massachusetts 02109
(“Grantee”).

WITNESSETH, that Grantor, for and in consideration of the sum of Ten and No/100 Dollars
($10.00) and other good and valuable consideration in hand paid by Grantee, the receipt whereof is
hereby acknowledged by Grantor, by these presents does hereby REMISE, RELEASE, ALIEN AND CONVEY
unto Grantee, and to its successors and assigns, FOREVER, the property described on Exhibit A
attached hereto and made a part hereof, which property is situated in the County of Cook, State of
Illinois (the “Property”). The Property hereby conveyed is being conveyed subject to those title
exceptions and other matters set forth on Exhibit B attached hereto and made a part hereof.

Together with all and singular the hereditaments and appurtenances thereunto belonging, or in
anywise appertaining, and the reversions, remainder and remainders, rents, issues and profits
thereof, and all the estate, right, title, interest, claim or demand whatsoever of Grantor, either
in law or equity, of, in and to the Property with the hereditaments and appurtenances:

TO HAVE AND TO HOLD the said Property with the appurtenances, unto Grantee and its successors
and assigns forever.

And Grantor, for itself, and its successors, does covenant, promise and agree, to and with
Grantee, and its successors and assigns, that it has not done or suffered to be done, anything
whereby the said Property hereby granted is, or may be, in any manner encumbered or charged, except
as herein recited; and that it WILL WARRANT AND DEFEND said Property against all persons lawfully
claiming, or to claim the same, by, through or under Grantor, subject to the title exceptions and
other matters set forth on Exhibit B attached hereto.

 

 

[SIGNATURE PAGE FOLLOWS]

 

 

IN WITNESS WHEREOF, Grantor has executed this Special Warranty Deed the day and year first
above written.

	 	 	 	 	 	 	 
	 	 	GERA 6400 SHAFER LLC, 
a Delaware limited liability
	 
	 	 	 	 	 	 
	 

	 	By:	 	 	 	 
	 	 	 	 	 
 
	 

	 	 	 	Name:	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	Its:	 	 
	 

	 	 	 	 	 	 

	 	 	 
	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                     , 2009.

	 	 	 	 	 
	 

	 	 

	 	 
	 
	 	Notary Public	 	 

	 	 	 
	My commission expires:
	 	 
	 
	 	 
	  

	 	 
	 
	 	 
	Send subsequent tax bills to:
	 	 
	 
	 	 
	TSLF SHAFER, LLC
	 	 
	200 State Street
	 	 
	Boston, Massachusetts 02109
	 	 
	Attention: Doug Lanois
	 	 

 

 

EXHIBIT A TO DEED

LEGAL DESCRIPTION

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.

	 	 	 
	Tax Parcel No.:

	 	 12-03-100-015-0000
	 
	 	 
	Property Address:

	 	 6400 Shafer Court, Rosemont, Illinois

 

 

EXHIBIT B TO DEED

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.

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