Document:

EX-10.4 THIRD AMENDMENT TO LEASE AGREEMENT

 

Exhibit 10.4

THIRD AMENDMENT TO LEASE

     THIS THIRD AMENDMENT TO LEASE AGREEMENT (this “Amendment”) is made effective as of this
24th day of March, 2006, between HOME DEPOT U.S.A., INC., a Delaware corporation
(“Landlord”), as successor and assigns to CUMBERLAND OFFICE PARK, LLC and EBANK.COM, a Georgia
corporation (“Tenant”).

WITNESSETH

     Whereas, Prentiss Properties Acquisition Partners, L.P., as the initial landlord and tenant
entered into that certain Lease agreement dated June 30,1999, as amended by that certain First
Amendment to the lease dated as of August 18, 1999 (the “First Amendment”), with respect to that
certain “premises” (as defined in Section 1.1A of the Lease, as amended by the First Amendment)
composed of approximately 4,645 rentable square feet on the second (2nd) floor of the
building commonly known as Cumberland Office Park, 2690 Cumberland Parkway, Atlanta, Georgia (the
“Building”); and

     Whereas, Cumberland Office Park, LLC became the successor-in-interest to all of the right,
title and interest of the landlord or “lessor” under the Lease and entered into a Second Amendment
dated as of April 13, 2004 (the “Second Amendment”) (as so amended, the “Lease”), and

     Whereas, Landlord is the successor-in-interest to all of the right, title and interest of the
landlord or “lessor” under the Lease: and

     Whereas, Landlord and Tenant desire to extend the term and otherwise to amend and nmodify the
Lease as set forth in this Third Amendment.

     Now, Therefore, for and in consideration of the sum of ten and No/100 Dollars ($10.00), the
foregoing premises and the respective undertakings of the parties and other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowkledged, Landlord and tenant
hereby agree as follows:

     1. Defined Terms. Each capitalized term used in this Third Amendment shall have
the meaning ascribed to it in the Lease, unless such otherwise defined in this Third Amendment.

     2. Amendments. As of the Effective Date, the Lease is hereby amended as follows:

          (a) Extension of Term. The Term of the Lease as to the Retained Space is hereby
extended for thirty-six (36) months, so that the new expiration date thereof shall be October 31,
2009.

          (b) Base Monthly Rent. Tenant shall pay as Base Monthly Rent on a Full Service basis
for the Premises in the amount of:

-1-

 

               (i) $15.50 per RSF, from November 1, 2006 through October 31 2007;

               (ii) $15.81 per RSF, from November 1, 2007 through October 31, 2008; and

               (iii) $16.13 per RSF, from November 1, 2008 through October 31, 2009.

          (c) Base Year. During this Extension Term, the “Base Year Operating Costs” shall be
the Operating Costs for calendar year 2006.

          (d) Tenant Improvements and Condition of Premises; Disclaimer. Tenant hereby
acknowledges and agrees that it has had sufficient opportunity to inspect the Premises and any
improvements located therein, and the Premises being leased to Tenant in its present “AS IS”
condition, without representation, warranty or covenant from landlord. Landlord shall have no
obligation to construct or install any improvements of any kind or character whatsoever in or to
the Premises or to provide any tenant improvement allowance or other allowance.

          (e) Address for Notices. Landlord’s addresses under the Lease are as follows:

	 	 	 	 	 
	 

	 	Address for Notices:
	 	Home Depot USA, Inc
	 

	 	 	 	2455 Paces Ferry Road
	 

	 	 	 	Building C-20
	 

	 	 	 	Atlanta, GA 30339-4024
	 

	 	 	 	Attn: Vice President-Real Estate Law
	 
	 	 	 	 
	 

	 	 	 	With a copy in all cases to:
	 
	 	 	 	 
	 

	 	 	 	Home Depot USA, Inc
	 

	 	 	 	2455 Paces Ferry Road
	 

	 	 	 	Building C-20
	 

	 	 	 	Atlanta, GA 30339-4024
	 

	 	 	 	Attn: Senior Corporate Counsel/Real Estate
	 
	 	 	 	 
	 

	 	Address for Rent Payment:
	 	Home Depot USA, Inc.
	 

	 	 	 	c/o Pope and Land
	 

	 	 	 	3225 Cumberland Boulevard
	 

	 	 	 	Suite 400
	 

	 	 	 	Atlanta, GA 30339

     3. Brokers. Landlord and Tenant each represents and warrants to the other that it has
not had any dealings with any realtors, brokers or agents in connection with the negotiation of
this Amendment, except that CTR Partners, LLP represented Tenant in connection with this Amendment
and CB Richard Ellis represented Landlord in connection with this Amendment (collectively, the
“Brokers”) and each party agrees to hold the other harmless from the failure to pay any realtors,
brokers or agents (other than the Brokers) and from any cost, expense or liability

-2-

 

for any compensation, commission or changes claimed by any other realtors, brokers or agents (other
than the Brokers) claiming by, through or on behalf of it with respect to this Amendment and/or the
negotiation hereof.

     4. Full Force and Effect. Except as expressly amended herein, the Lease is unmodified
and remains in full force and effect.

     5. Counterparts. This Amendment may be executed in counterparts, each of which, when
combined, shall constitute one single, binding agreement.

     IN WITNESS WHEREOF, the parties hereto have executed this Amendment the day and year first
above written.

	 	 	 	 	 	 	 
	 	 	TENANT :	 	 
	 
	 	 	 	 	 	 
	 	 	EBANK.COM, INC, a Georgia corporation	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	ebank /s/ David S. Haley	 	 
	 

	 	 	 	 	 	 
	 

	 	Name:
	 	David S. Haley	 	 
	 

	 	Its:
	 	SVP, COI CISO	 	 
	 

	 	Date:
	 	3/24/06	 	 
	 
	 	 	 	 	 	 
	 	 	TENANT :	 	 
	 
	 	 	 	 	 	 
	 	 	HOME DEPOT U.S.A., INC., a Delaware	 	 
	 	 	corporation	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	/s/ Jeff Israel	 	 
	 

	 	 	 	 	 	 
	 

	 	Name:
	 	Jeff Israel	 	 
	 

	 	Its:
	 	Director – Legal	 	 
	 

	 	Date:
	 	3-27-06	 	 

-3-EX-10.1

 

EXHIBIT 10.1

PURCHASE AND SALE AGREEMENT

by and between

LHRET INDIANAPOLIS, LLC

a Delaware limited liability company

and

COGDELL SPENCER LP,

a Delaware limited partnership

Property Name: Methodist Professional Center

Location: 1801 North Senate Boulevard

Indianapolis, Indiana

Effective Date: December 13, 2005

 

 

TABLE OF CONTENTS

TABLE OF CONTENTS

	 	 	 	 	 
	 	 	Page
	ARTICLE 1 - CERTAIN DEFINITIONS
	 	 	1	 
	ARTICLE 2 - SALE OF PROPERTY
	 	 	8	 
	ARTICLE 3 - PURCHASE PRICE
	 	 	9	 
	3.1 Earnest Money Deposit
	 	 	9	 
	3.1.1 Payment of Deposit
	 	 	9	 
	3.1.2 Applicable Terms; Failure to Make Deposit
	 	 	9	 
	3.2 Cash at Closing
	 	 	9	 
	ARTICLE 4 - TITLE MATTERS
	 	 	9	 
	4.1 Title to Real Property
	 	 	9	 
	4.2 Title Defects
	 	 	10	 
	4.2.1 Buyer’s Objections to Title; Seller’s Obligations and Rights
	 	 	10	 
	4.2.2 No New Exceptions
	 	 	11	 
	4.3 Title Insurance
	 	 	11	 
	ARTICLE 5 - BUYER’S DUE DILIGENCE/CONDITION OF THE PROPERTY
	 	 	11	 
	5.1 Buyer’s Due Diligence
	 	 	11	 
	5.1.1 Access to Documents and the Property
	 	 	11	 
	5.1.2 Limit on Government Contacts
	 	 	12	 
	5.2 As-Is Sale
	 	 	12	 
	5.3 Termination of Agreement During Due Diligence Period
	 	 	13	 
	5.4 Buyer’s Certificate
	 	 	13	 
	ARTICLE 6 - ADJUSTMENTS AND PRORATIONS
	 	 	14	 
	6.1 Lease Rentals and Other Revenues
	 	 	14	 
	6.1.1 Rents
	 	 	14	 
	6.1.2 Other Revenues
	 	 	15	 
	6.2 Reimbursable Lease Expenses
	 	 	15	 
	6.3 Real Estate and Personal Property Taxes
	 	 	15	 
	6.3.1 Proration of Ad Valorem Taxes
	 	 	15	 
	6.3.2 Insufficient Information
	 	 	16	 
	6.3.3 Special Assessments
	 	 	16	 
	6.3.4 Tenant Reimbursements
	 	 	16	 
	6.3.5 Reassessment
	 	 	17	 
	6.4 Other Property Operating Expenses
	 	 	17	 
	6.5 Closing Costs
	 	 	17	 
	6.6 Cash Security Deposits
	 	 	18	 
	6.7 Apportionment Credit
	 	 	18	 
	6.8 Delayed Adjustment; Delivery of Operating and Other Financial Statements
	 	 	18	 
	ARTICLE 7 - CLOSING
	 	 	18	 
	7.1 Closing Date
	 	 	18	 
	7.2 Title Transfer and Payment of Purchase Price
	 	 	19	 
	7.3 Seller’s Closing Deliveries
	 	 	19	 
	7.4 Buyer’s Closing Deliveries
	 	 	21	 
	ARTICLE 8 - CONDITIONS TO CLOSING
	 	 	22	 

i

 

TABLE OF CONTENTS

	 	 	 	 	 
	 	 	Page
	8.1 Conditions to Seller’s Obligations
	 	 	22	 
	8.2 Conditions to Buyer’s Obligations
	 	 	22	 
	8.3 Waiver of Failure of Conditions Precedent
	 	 	23	 
	8.4 Approvals not a Condition to Buyer’s Performance
	 	 	23	 
	ARTICLE 9 - REPRESENTATIONS AND WARRANTIES
	 	 	24	 
	9.1 Buyer’s Representations
	 	 	24	 
	9.1.1 Buyer’s Authorization
	 	 	24	 
	9.1.2 Buyer’s Financial Condition
	 	 	24	 
	9.2 Seller’s Representations
	 	 	24	 
	9.2.1 Seller’s Authorization
	 	 	24	 
	9.2.2 Seller’s Knowledge Representations
	 	 	25	 
	9.3 General Provisions
	 	 	27	 
	9.3.1 No Representation as to Leases
	 	 	27	 
	9.3.2 Seller’s Warranties Deemed Modified
	 	 	27	 
	9.3.3 Breach of Seller’s Warranties prior to Closing
	 	 	28	 
	9.3.4 Survival; Limitation on Seller’s Liability
	 	 	29	 
	ARTICLE 10 - COVENANTS
	 	 	29	 
	10.1 Buyer’s Covenants
	 	 	29	 
	10.1.1 Confidentiality
	 	 	29	 
	10.1.2 Buyer’s Indemnity
	 	 	30	 
	10.2 Seller’s Covenants
	 	 	30	 
	10.2.1 Contracts
	 	 	30	 
	10.2.2 Maintenance of Property
	 	 	31	 
	10.3 Mutual Covenants
	 	 	32	 
	10.3.1 Publicity
	 	 	32	 
	10.3.2 Brokers
	 	 	32	 
	10.3.3 Tax Protests; Tax Refunds and Credits
	 	 	33	 
	10.3.4 Survival
	 	 	33	 
	ARTICLE 11 - FAILURE OF CONDITIONS
	 	 	34	 
	11.1 To Seller’s Obligations
	 	 	34	 
	11.2 To Buyer’s Obligations
	 	 	34	 
	ARTICLE 12 - CONDEMNATION/CASUALTY
	 	 	34	 
	12.1 Right to Terminate
	 	 	34	 
	12.2 Allocation of Proceeds and Awards
	 	 	35	 
	12.3 Insurance
	 	 	35	 
	12.4 Waiver
	 	 	35	 
	ARTICLE 13 - ESCROW PROVISIONS
	 	 	35	 
	ARTICLE 14 - LEASING MATTERS
	 	 	37	 
	14.1 New Leases; Lease Modifications
	 	 	37	 
	14.2 Lease Enforcement
	 	 	38	 
	14.3 Lease Expenses
	 	 	38	 
	ARTICLE 15 - MISCELLANEOUS
	 	 	38	 
	15.1 Buyer’s Assignment
	 	 	38	 
	15.2 Designation Agreement
	 	 	38	 
	15.3 Survival/Merger
	 	 	39	 
	15.4 Integration; Waiver
	 	 	39	 

ii

 

TABLE OF CONTENTS

	 	 	 	 	 
	 	 	Page
	15.5 Governing Law
	 	 	39	 
	15.6 Captions Not Binding; Exhibits
	 	 	40	 
	15.7 Binding Effect
	 	 	40	 
	15.8 Severability
	 	 	40	 
	15.9 Notices
	 	 	40	 
	15.10 Counterparts
	 	 	42	 
	15.11 No Recordation
	 	 	42	 
	15.12 Additional Agreements; Further Assurances
	 	 	42	 
	15.13 Construction
	 	 	42	 
	15.14 Maximum Aggregate Liability
	 	 	44	 
	15.15 Time of Essence
	 	 	45	 
	15.16 WAIVER OF JURY TRIAL
	 	 	45	 
	15.17 Facsimile Signatures
	 	 	45	 

iii

 

EXHIBITS

	 	 	 
	Exhibit A

	 	Legal Description
	Exhibit B

	 	List of Contracts
	Exhibit C

	 	Form of As-Is Certificate and Agreement
	Exhibit D

	 	Form of Deed
	Exhibit E

	 	Form of Bill of Sale
	Exhibit F

	 	Form of Assignment of Leases
	Exhibit G

	 	Form of Assignment of Intangible Property
	Exhibit H

	 	Form of Notice to Tenants
	Exhibit I

	 	Form of FIRPTA Affidavit
	Exhibit J

	 	Form of Assignment of Ground Leases
	Exhibit K-1

	 	Form of Title Affidavit
	Exhibit K-2

	 	Form of Gap Indemnity
	Exhibit L

	 	Specified Documents
	Exhibit M

	 	Form of Tenant Estoppel Certificate
	Exhibit N

	 	Notices of Litigation, Contract Defaults and Governmental Violations
	Exhibit O

	 	Current Rent Roll

i

 

PURCHASE AND SALE AGREEMENT

THIS PURCHASE AND SALE AGREEMENT (this “Agreement”) is made to be effective as of December
13, 2005, by and between LHRET INDIANAPOLIS, LLC, a Delaware limited liability company
(“Seller”), and COGDELL SPENCER LP, a Delaware limited partnership (“Buyer”).

W I T N E S S E T H:

In consideration of the mutual covenants and agreements set forth herein the parties hereto do
hereby agree as follows:

ARTICLE 1 — CERTAIN DEFINITIONS

As used herein, the following terms shall have the following meanings:

“Associates LLC” shall mean Methodist Associates LLC (successor to Methodist
Associates, Ltd. by assignment recorded in the Office of the Recorder of Marion County,
Indiana as Instrument No. 95-42028).

“Building Access Agreement” shall mean that certain Building Penetration,
Improvement and Access Agreement dated as of February 1, 2003, by and between Clarian and
LHT.

“business day” shall mean any day other than Saturday, Sunday, any Federal holiday,
or any holiday in the State in which the Property is located. If any period expires on a
day which is not a business day or any event or condition is required by the terms of this
Agreement to occur or be fulfilled on a day which is not a business day, such period shall
expire or such event or condition shall occur or be fulfilled, as the case may be, on the
next succeeding business day.

“Buyer’s Broker” None.

“Buyer’s Reports” shall mean the results of any examinations, inspections,
investigations, tests, studies, analyses, appraisals, evaluations and/or investigations
prepared by or for or otherwise obtained by any Buyer’s Representatives in connection with
Buyer’s Due Diligence.

“Buyer’s Representatives” shall mean Buyer, any direct or indirect owner of any
general partnership interest in Buyer, and any officers, directors, employees, agents,
representatives and attorneys of Buyer or any such direct or indirect owner of any general
partnership interest in Buyer.

“Clarian” shall mean Clarian Health Partners, Inc., an Indiana not-for-profit
corporation.

“Clarian Ground Lease” shall mean, that certain Lease, dated as of January 1, 1997,
by and between Methodist and Clarian.

“Closing” shall mean the closing of the Transaction.

 

 

“Closing Date” shall mean February 14, 2006, as the same may be extended pursuant to
the express terms of this Agreement or otherwise agreed in writing between Seller and Buyer.

“Closing Documents” shall mean all documents and instruments executed and delivered
by Buyer or Seller pursuant to the terms of this Agreement or otherwise in connection with
the Transaction or this Agreement, including, without limitation, the documents and
instruments required pursuant to the terms of Article 7.

“Closing Tax Year” shall mean the Tax Year in which the Closing Date occurs.

“Commencement Date” shall mean December 13, 2005.

“Confidential Materials” shall mean any books, computer software, records or files
(whether in a printed or electronic format) that consist of or contain any of the following:
appraisals; budgets (other than the budget for the calendar year in which the Closing
occurs); strategic plans for the Real Property; internal analyses; information regarding the
marketing of the Property for sale; submissions relating to obtaining internal authorization
for the sale of the Property by Seller or any direct or indirect owner of any beneficial
interest in Seller; attorney and accountant work product; attorney-client privileged
documents; internal correspondence of Seller, any direct or indirect owner of any beneficial
interest in Seller, or any of their respective affiliates and correspondence between or
among such parties; or other information in the possession or control of Seller, Seller’s
property manager or any direct or indirect owner of any beneficial interest in Seller which
such party deems proprietary or confidential.

“Contracts” shall mean all service, supply, maintenance, utility and commission
agreements, all equipment leases, and all other contracts, subcontracts and agreements
relating to the Real Property and the Personal Property (including all contracts,
subcontracts and agreements relating to the construction of any unfinished tenant
improvements) that are described in Exhibit B attached hereto and incorporated
herein by this reference, together with any additional contracts, subcontracts and
agreements entered into in accordance with the terms of Subsection 10.2.1 hereof and
as the same may be modified or terminated in accordance with the terms of Subsection
10.2.1.

“deemed to know” (or words of similar import) shall have the following meaning:

	 	(a)	 	Buyer shall be “deemed to know” of the existence of a fact or
circumstance to the extent that:

	 	(i)	 	any Buyer’s Representative knows of such fact or circumstance,
or
	 
	 	(ii)	 	such fact or circumstance is disclosed by this Agreement, the
Closing Documents executed by Seller, the Documents, any estoppel certificate
executed by any tenant of the Property and delivered to any Buyer’s
Representatives, or any Buyer’s Reports.

	 	(b)	 	Buyer shall be “deemed to know” that any Seller’s Warranty is untrue,
inaccurate or incorrect to the extent that:

2

 

	 	(i)	 	any Buyer’s Representative has knowledge of information which
is inconsistent with such Seller’s Warranty, or
	 
	 	(ii)	 	this Agreement, the Closing Documents executed by Seller, the
Documents, any estoppel certificate executed by any tenant of the Property and
delivered to any Buyer’s Representatives, or any Buyer’s Reports contains
information which is inconsistent with such Seller’s Warranty.

“Deposit” shall mean the sum of One Million and No/100 Dollars ($1,000,000.00), to
the extent the same is deposited by Buyer in accordance with the terms of Section
3.1 hereof, together with any interest earned thereon.

“Designated Representatives” shall mean Joseph G. Kurzydym, Thomas Czerniak and
Kevin Geraghty.

“Documents” shall mean the documents and instruments applicable to the Property or
any portion thereof that any of the Seller Parties deliver or make available to any Buyer’s
Representatives prior to Closing or which are otherwise obtained by any Buyer’s
Representatives prior to Closing, including, but not limited to, the Title Commitment, the
Survey, the Title Documents, and the Property Documents.

“Due Diligence” shall mean examinations, inspections, investigations, tests,
studies, analyses, appraisals, evaluations and/or investigations with respect to the
Property, the Documents, and other information and documents regarding the Property,
including, without limitation, examination and review of title matters, applicable land use
and zoning Laws and other Laws applicable to the Property, the physical condition of the
Property, and the economic status of the Property.

“Due Diligence Period” shall mean the period commencing on the Commencement Date and
expiring at 5:00 p.m. Eastern Time on January 18, 2006.

“Escrow Agent” shall mean First American Title Insurance, whose mailing address is
30 North LaSalle Street, Suite 310, Chicago, Illinois 60602, Attention: James McIntosh, in
its capacity as escrow agent.

“ERISA” shall mean the Employee Retirement Income Security Act of 1974, as amended.

Garage Ground Lease” shall mean that certain Lease, dated June 9, 1994, by and
between Methodist, as ground lessor and Associates LLC, as ground lessee, as amended by that
certain First Amendment to Lease, dated June 15, 1999 by and between Methodist, Clarian,
Associates LLC and LHT (successor to Associates LLC by assignment recorded in the Recorder’s
Office as Instrument No. 99-117419), as further amended by that certain Second Amendment to
Lease, dated as of December 11, 2003, by and between Methodist, Clarian and Seller
(successor to LHT by assignment) and as further amended by the Building Access Agreement.

“Ground Leases” shall mean the Office Ground Lease and the Garage Ground Lease.

3

 

“Ground Lessor” shall mean, collectively, Methodist and Clarian.

“Ground Lessor’s Consent” shall have the meaning given to it in Section
8.2(e) hereof.

“Hazardous Materials” shall have the meaning given to it in the As-Is Certificate
attached hereto as Exhibit C.

“Improvements” shall have the meaning given to it in the definition of Real
Property.

“Intangible Property” shall mean, collectively, Seller’s interest in and to all of
the following, if and only to the extent the same may be assigned or quitclaimed by Seller
without any expense to Seller:

	 	(a)	 	the Contracts; and
	 
	 	(b)	 	to the extent that the same are in effect as of the Closing Date, any licenses,
permits and other written authorizations necessary for the use, operation or ownership
of the Real Property; and
	 
	 	(c)	 	any guaranties and warranties in effect with respect to any portion of the Real
Property or the Personal Property as of the Closing Date; and
	 
	 	(d)	 	the rights of Seller (if any) to the name “Methodist Professional Center” (it
being acknowledged by Buyer that Seller does not have exclusive rights (and in fact may
have no rights) to use such name and that Seller has not registered the same in any
manner).

“Land” shall have the meaning given to it in the definition of Real Property.

“Laws” shall mean all municipal, county, State or Federal statutes, codes,
ordinances, laws, rules or regulations.

“Leases” shall mean all leases for space tenants of the Improvements on the Closing
Date (including, without limitation, all New Leases).

“LHT” shall mean LHT Indianapolis, LLC, a Delaware limited liability company.

“Liabilities” shall mean, collectively, any and all problems, conditions, losses,
costs, damages, claims, liabilities, expenses, demands or obligations of any kind or nature
whatsoever.

“Major Casualty/Condemnation” shall mean:

	 	(a)	 	any condemnation or eminent domain proceedings that occurs after the date
hereof, if and only if the portion of the Property that is the subject of such
proceedings has a value in excess of One Million Dollars ($1,000,000), as reasonably
determined by Buyer and Seller; and

4

 

	 	(b)	 	any casualty that occurs after the date hereof, if and only if the portion of
the Property that is damaged or destroyed has a cost of repair that is in excess of One
Million Dollars ($1,000,000), as reasonably determined by Buyer and Seller.

“Methodist” shall mean, Methodist Health Group, Inc., f/k/a Methodist Hospital of
Indiana, Inc., an Indiana not-for-profit corporation.

“New Leases” shall mean, collectively, any lease for space at the Property entered
into between the Commencement Date and the Closing Date.

“Office Ground Lease” shall mean that certain Lease, dated August 19, 1983, by and
between Methodist, as ground lessor and Associates LLC, as ground lessee, as amended by that
certain First Amendment to Lease, dated September 1, 1985, by and between Methodist and
Associates LLC, as further amended by that certain Second Amendment to Lease, dated June 15,
1999 by and between Methodist, Clarian, Associates LLC and LHT (successor to Associates LLC
by assignment), as further amended by that certain Third Amendment to Lease, dated as of
December 11, 2003, by and between Methodist, Clarian and Seller (successor to LHT by
assignment) and as further amended by the Building Access Agreement.

“Owner’s Title Policy” shall mean an ALTA leasehold owner’s title insurance policy
(or such other comparable form of title insurance policy as is available in the jurisdiction
in which the Property is located), in the amount of the Purchase Price.

“Permitted Exceptions” shall mean and include all of the following: (a) applicable
municipal or county zoning, any applicable building ordinances and land use regulations, (b)
any deed, easement, restriction, covenant or other matter affecting title to the Property
caused or created by Seller in accordance with the terms of Subsection 4.2.2, (c)
such state of facts as would be disclosed by a physical inspection of the Property, (d) the
lien of taxes and assessments not yet due and payable, (e) any exceptions caused by any
Buyer’s Representative, (f) such other exceptions as may be Removed from the Owner’s Title
Policy, (g) the rights of the tenants under the Leases, (h) subject to Section
4.2.1(a), any matters about which Buyer knows or is deemed to know on or prior to the
expiration of the Due Diligence Period, (i) the Ground Leases and the Building Access
Agreement and (j) any matters deemed to constitute additional Permitted Exceptions under
Subsection 4.2.1 hereof. Notwithstanding any provision to the contrary contained in
this Agreement or any of the Closing Documents, any or all of the Permitted Exceptions may
be omitted by Seller in the Deed or the Assignment of Ground Leases (as defined in
Subsection 7.3(a) and (b), respectively) without giving rise to any
liability of Seller, irrespective of any covenant or warranty of Seller that may be
contained in the Deed or the Assignment of Ground Leases (which provisions shall survive the
Closing and not be merged therein).

“Personal Property” shall mean, collectively, (a) all tangible personal property
owned by Seller that is located on the Real Property and used in the ownership, operation
and maintenance of the Real Property, and (b) all books, records and files of Seller
relating to the Real Property or the Leases, but specifically excluding from the items
described in both clauses (a) and (b), any Confidential Materials and any
computer software that is licensed to Seller.

5

 

“Property” shall mean, collectively, (a) the Real Property, (b) the Personal
Property, (c) Seller’s interest as landlord in all Leases; and (d) the Intangible Property.

“Property Documents” shall mean, collectively, (a) the Ground Leases, (b) the
Building Access Agreement, (c) the Leases, (d) the Contracts, and (e) any other documents or
instruments which constitute, evidence or create any portion of the Property.

“Prudential” shall mean The Prudential Insurance Company of America, a New Jersey
corporation, an investor in Lillibridge Healthcare Real Estate Trust, a Maryland real estate
investment trust, which is the indirect parent company of Seller.

“Purchase Price” shall mean the sum of Thirty Nine Million Eight Hundred Sixty Four
Thousand and No/100 Dollars ($39,864,000.00).

“Real Property” shall mean the ground leasehold interest in that certain parcel of
real estate located in Indianapolis, Indiana and legally described in Exhibit A
attached hereto and incorporated herein by this reference (the “Land”), together
with all buildings, improvements and fixtures located thereon and owned by Seller as of the
Closing Date (the “Improvements”) and all right, title and interest, if any, that
Seller may have in and to all rights, privileges and appurtenances pertaining thereto
including all of Seller’s right, title and interest, if any, in and to all rights-of-way,
open or proposed streets, alleys, easements, strips or gores of land adjacent thereto;
provided, however, that in the event of any condemnation or casualty that
occurs after the date hereof, the term “Real Property” shall not include any of the
foregoing that is destroyed or taken as a result of any such condemnation proceeding, unless
such destroyed or taken portion of the Property is restored or replaced prior to Closing.

“Reimbursable Lease Expenses” shall mean, collectively, any and all costs, expenses
and fees paid by Seller prior to Closing or costs, expenses and fees incurred by Seller
prior to Closing arising out of or in connection with (a) any extensions, renewals or
expansions under any Lease exercised or granted between January 1, 2006 and the Closing
Date, and (b) any New Lease; each to the extent either set forth in the ARGUS run provided
by Seller to Buyer in conjunction with the Confidential Investment Memorandum or otherwise
approved by Buyer in connection with its approval set forth in Section 14.1 hereof.

“Remove” with respect to any exception to title shall mean that Seller causes the
Title Company to remove or affirmatively insure over the same as an exception to the Owner’s
Title Policy for the benefit of Buyer, without any additional cost to Buyer, whether such
removal or insurance is made available in consideration of payment, bonding, indemnity of
Seller or otherwise.

“Rents” shall mean all base rents, percentage rents, additional rent and any tax and
operating expense reimbursements and escalations due from the tenants of the Property under
the Leases.

“Required Exceptions” shall mean, collectively, the following:

6

 

	 	(a)	 	any Title Objections to the extent (and only to the extent) that the same (i)
have not been caused by any Buyer’s Representatives, and (ii) constitute any of the
following:

	 	(A)	 	liens evidencing monetary encumbrances (other than liens for
general real estate taxes not yet due and payable) (“Monetary Liens”)
that are created as a result of the intentional acts or omissions of Seller or
its agents and affiliates; or
	 
	 	(B)	 	liens or encumbrances other than Monetary Liens created by
Seller or its agents and affiliates after the date of this Agreement in
violation of Subsection 4.2.2.

	 	(b)	 	any exception to title that Seller has specifically agreed in writing to Remove
pursuant to the terms of Section 4.2.1(b).

“Required Tenants” shall mean, collectively, (a) each tenant occupying 7,000 or more
rentable square feet (the “Major Tenants”); and (b) any combination of tenants other
than Major Tenants such that, when combined with the Major Tenants, occupy at least eighty
five percent (85%) of the rentable area leased under the Leases.

“Seller-Allocated Amounts” shall mean, collectively:

	 	(a)	 	with respect to any condemnation or eminent domain proceedings with respect to
any portion of the Property that occurs after the date hereof, (i) the costs, expenses
and fees, including reasonable attorneys’ fees, expenses and disbursements, incurred by
Seller in connection with obtaining payment of any award or proceeds in connection with
any such condemnation or eminent domain proceedings, and (ii) any portion of any such
award or proceeds that is allocable to loss of use of the Property prior to Closing;
and
	 
	 	(b)	 	with respect to any casualty to any portion of the Property that occurs after
the date hereof, (i) the reasonable costs, expenses and fees, including reasonable
attorneys’ fees, expenses and disbursements, incurred by Seller in connection with the
negotiation and/or settlement of any casualty claim with an insurer with respect to the
Property, (ii) the proceeds of any rental loss, business interruption or similar
insurance that are allocable to the period prior to the Closing Date, and (iii) the
reasonable and actual costs incurred by Seller in stabilizing the Property following a
casualty.

“Seller Parties” shall mean and include, collectively, (a) Seller; (b) its counsel;
(c) Seller’s Broker; (d) Seller’s property manager; (e) any direct or indirect owner of any
beneficial interest in Seller; (f) any officer, director, employee, or agent of Seller, its
counsel, Seller’s Broker, Seller’s property manager or any direct or indirect owner of any
beneficial interest in Seller; and (g) any other entity or individual affiliated or related
in any way to any of the foregoing.

“Seller’s Broker” – None.

7

 

“Seller’s knowledge” or words of similar import shall refer only to the actual
knowledge of the Designated Representatives and shall not be construed to refer to the
knowledge of any other Seller Party, or to impose or have imposed upon the Designated
Representatives any duty to investigate the matters to which such knowledge, or the absence
thereof, pertains, including, but not limited to, the contents of the files, documents and
materials made available to or disclosed to Buyer or the contents of files maintained by the
Designated Representatives. There shall be no personal liability on the part of the
Designated Representatives arising out of any of the Seller’s Warranties.

“Seller’s Warranties” shall mean Seller’s representations and warranties set forth
in Section 9.2 and the Closing Documents executed by Seller for the benefit of Buyer
in connection with the Closing, as such representations and warranties may be deemed
modified or waived by Buyer pursuant to the terms of this Agreement.

“Survey” shall mean a survey of the Property prepared by a surveyor licensed in the
State in which the Property is located.

“Tax Year” shall mean the one (1) year period commencing on January 1 of each
calendar year and ending on December 31 of such calendar year, being the real estate tax
year for the county in which the Property is located.

“Title Commitment” shall mean a commitment to issue an owner’s policy of title
insurance with respect to the Property issued by the Title Company.

“Title Company” shall mean First American Title Insurance Company.

“Title Documents” shall mean all documents referred to on Schedule B of the Title
Commitment as exceptions to coverage.

“Title Objections” shall mean any exceptions to title to which Buyer is entitled and
timely objects in accordance with the terms of Subsection 4.2.1(a).

“Transaction” shall mean the transaction contemplated by this Agreement.

ARTICLE 2 — SALE OF PROPERTY

Seller agrees to sell, transfer and assign and Buyer agrees to purchase, accept and assume, subject
to the terms and conditions set forth in this Agreement and the Closing Documents, all of Seller’s
right, title and interest in and to the Property.

ARTICLE 3 — PURCHASE PRICE

In consideration of the sale of the Property to Buyer, Buyer shall pay to Seller an amount equal to
the Purchase Price, as prorated and adjusted as set forth in Article 6, Section
7.2, or as otherwise provided under this Agreement. The Purchase Price shall be paid as
follows:

8

 

	3.1	 	Earnest Money Deposit.

	 	3.1.1	 	Payment of Deposit. Upon the full and final execution of this
Agreement and as a condition precedent to the effectiveness of this Agreement, Buyer
shall pay one half (1/2) of the Deposit (i.e. $500,000) to Escrow Agent within three
(3) business days following the Commencement Date. In addition, no later than the
expiration of the Due Diligence Period (provided that this Agreement is not sooner
terminated in accordance with the terms hereof), and as a condition to the continued
effectiveness of this Agreement, Buyer shall pay the second one half (1/2) of the
Deposit (i.e. $500,000) to Escrow Agent.
	 
	 	3.1.2	 	Applicable Terms; Failure to Make Deposit. The Deposit shall be paid
to Escrow Agent in immediately available funds. Except as expressly otherwise set
forth herein, the Deposit shall be applied against the Purchase Price on the Closing
Date and shall otherwise be held and delivered by Escrow Agent in accordance with the
provisions of Article 13. Notwithstanding any provision in this Agreement to
the contrary, if Buyer fails to timely make the Deposit as provided herein, Buyer shall
be deemed to have elected to terminate this Agreement and the parties shall have no
further rights or obligations hereunder except for obligations which expressly survive
the termination of this Agreement.

	3.2	 	Cash at Closing. On the Closing Date, Buyer shall (a) pay to Seller an amount equal
to the balance of the Purchase Price in immediately available funds by wire transfer as more
particularly set forth in Section 7.2, as prorated and adjusted as set forth in
Article 6, Section 7.2, or as otherwise provided under this Agreement, and (b)
cause the Escrow Agent to simultaneously pay the Deposit to Seller in immediately available
funds by wire transfer as more particularly set forth in Section 7.2.

ARTICLE 4 — TITLE MATTERS

	4.1	 	Title to Real Property. Seller shall use commercially reasonable efforts to obtain
the Title Commitment, copies of all of the Title Documents as soon as reasonably practicable
after the date hereof. Buyer acknowledges that Seller ordered the Title Commitment and copies
of the Title Documents on December 6, 2005. Buyer shall use commercially reasonable efforts
to obtain the Survey as soon as reasonably practicable after the date hereof. Seller shall
notify Buyer when it receives any of the aforementioned documents and shall promptly furnish
Buyer copies of the same. Buyer shall notify Seller when it receives the Survey and shall
promptly furnish Seller a copy of the same.

	4.2	 	Title Defects.

	 	4.2.1	 	Buyer’s Objections to Title; Seller’s Obligations and Rights.

	 	(a)	 	Prior to the expiration of the Due Diligence Period, Buyer
shall have the right to object in writing to any title matters that appear on
the Title Commitment, the Survey, and any supplemental title reports or updates
to the Title Commitment (whether or not such matters constitute Permitted
Exceptions). In addition, after the expiration of the Due Diligence Period,

9

 

	 	 	 	Buyer shall have the right to object in writing to any title matters which
are not Permitted Exceptions that may first appear on any supplemental title
reports or updates to the Title Commitment or Survey issued after the
expiration of the Due Diligence Period so long as such objection is made by
Buyer within five (5) business days after Buyer becomes aware of the same
(but, in any event, prior to the Closing Date). Unless Buyer is entitled to
and timely objects to such title matters, all such title matters shall be
deemed to constitute additional Permitted Exceptions.
	 
	 	(b)	 	To the extent that any Title Objections do not constitute
Required Exceptions, Seller may elect (but shall not be obligated) to Remove or
cause to be Removed any such Title Objections and Seller shall notify Buyer in
writing within five (5) business days after receipt of Buyer’s notice of Title
Objections (but, in any event, prior to the Closing Date) whether Seller elects
to Remove the same. Failure of Seller to respond in writing within such period
shall be deemed an election by Seller not to Remove such Title Objections. Any
Title Objection that Seller elects in writing to Remove shall be deemed a
Required Exception. If Seller elects not to Remove one or more Title
Objections, then, other than with respect to the Required Exceptions, within
five (5) business days after Seller’s election (but, in any event, prior to the
Closing Date), Buyer may elect in writing to either (i) terminate this
Agreement, in which event the Deposit shall be paid to Buyer and, thereafter,
the parties shall have no further rights or obligations hereunder except for
obligations which expressly survive the termination of this Agreement, or (ii)
waive such Title Objections and proceed to Closing. Failure of Buyer to
respond in writing within such period shall be deemed an election by Buyer to
waive such Title Objections and proceed to Closing. Any such Title Objection
so waived (or deemed waived) by Buyer shall be deemed to constitute a Permitted
Exception and the Closing shall occur as herein provided without any reduction
of or credit against the Purchase Price with respect thereto.
	 
	 	(c)	 	If this Agreement is not terminated by Buyer in accordance with
the provisions hereof, Seller shall, at Closing, Remove or cause to be Removed
any Required Exceptions. Seller may use any portion of the Purchase Price to
satisfy any Required Exceptions that exist as of the Closing Date, provided
Seller shall cause the Title Company to Remove the same. If Seller is unable
to Remove any Required Exceptions prior to the Closing, Buyer may at Closing
elect to either (a) terminate this Agreement, in which event the Deposit shall
be paid to Buyer and, thereafter, the parties shall have no further rights or
obligations hereunder except for obligations which expressly survive the
termination of this Agreement, or (b) accept such exceptions to title and the
Closing shall occur as herein provided without any reduction of or credit
against the Purchase Price or (c) to replace, without any increased cost to
Seller, the Title Company with another nationally recognized title insurance
company

10

 

	 	 	 	if the Title Company fails or refuses to Remove any exceptions to title that
Seller elects or is required to Remove.
	 
	 	(d)	 	Seller shall be entitled to a reasonable adjournment of the
Closing (not to exceed thirty (30) days) for the purpose of the Removal of any
exceptions to title.

	 	4.2.2	 	No New Exceptions. From and after the date hereof, Seller shall not
execute any deed, easement, restriction, covenant or other matter affecting title to
the Property unless Buyer has received a copy thereof and has approved the same in
writing. If Buyer fails to object in writing to any such proposed instrument within
three (3) business days after receipt of the aforementioned notice, Buyer shall be
deemed to have approved the proposed instrument if such three (3) business days ends on
or prior to the expiration of the Due Diligence Period and Buyer shall be deemed to
have disapproved the proposed instrument if such three (3) business days ends
subsequent to the expiration of the Due Diligence Period. Buyer’s consent shall not be
unreasonably withheld, conditioned or delayed with respect to any such instrument that
is proposed prior to the expiration of the Due Diligence Period. Buyer, in its sole
and absolute discretion, shall be entitled to grant or withhold its consent with
respect to any such instrument that is proposed between the expiration of the Due
Diligence Period and the Closing.

	4.3	 	Title Insurance. At Closing, the Title Company shall issue the Owner’s Title Policy
to Buyer, insuring that Buyer holds the ground leasehold interest in the Land and fee simple
title to the Improvements subject only to the Permitted Exceptions. Buyer shall be entitled
to request that the Title Company provide such endorsements (or amendments) to the Owner’s
Title Policy as Buyer may reasonably require, provided that (a) such endorsements (or
amendments) shall be at no cost to, and shall impose no additional liability on, Seller, (b)
Buyer’s obligations under this Agreement shall not be conditioned upon Buyer’s ability to
obtain such endorsements and, if Buyer is unable to obtain such endorsements, Buyer shall
nevertheless be obligated to proceed to close the Transaction without reduction of or set off
against the Purchase Price, and (c) the Closing shall not be delayed as a result of Buyer’s
request.

ARTICLE 5 — BUYER’S DUE DILIGENCE/CONDITION OF THE PROPERTY

	5.1	 	Buyer’s Due Diligence.

	 	5.1.1	 	Access to Documents and the Property. Commencing on the Commencement
Date and continuing to the Closing Date, Seller has and will continue to make or cause
to be made available to Buyer for copying, at Buyer’s sole cost and expense, on-site
property files of Seller and Seller’s property manager (other than Confidential
Materials). Within five (5) business days after the Commencement Date, Seller shall
deliver to Buyer true and complete copies of the materials identified on Exhibit
L attached to hereto (the “Specified Documents”). Failure of Seller to
deliver all of the Specified Documents to Buyer within such five (5) business day
period shall extend the Due Diligence Period by one (1) day for each day after the
fifth (5th) business day following the Commencement Date until all

11

 

	 	 	 	of the Specified Documents are delivered to Buyer. In addition, commencing on the
Commencement Date and continuing to the Closing Date, Seller has and will continue
to allow Buyer’s Representatives access to the Property upon reasonable prior notice
at reasonable times provided (a) such access does not unreasonably interfere with
the operation of the Property or the rights of tenants; (b) Buyer shall coordinate
with Seller and Seller’s property manager prior to and during each visit to the
Property by any Buyer’s Representatives and representatives of Seller shall have the
right to accompany Buyer’s Representatives during each such visit; (c) Buyer’s
Representatives shall not contact any tenant, other than Clarian, Methodist and
affiliates of Clarian and Methodist, without Seller’s prior written consent; (d)
after the expiration of the Due Diligence Period Buyer’s Representatives shall not
be permitted to perform any further testing or other physical evaluation of the
Property prior to Closing; and (e) Seller or its designated representative shall
have the right to pre-approve and be present during any physical testing of the
Property. Buyer shall promptly return the Property to the condition existing prior
to any tests and inspections. Prior to such time as any Buyer’s Representatives
enter the Property, Buyer shall (i) obtain policies of general liability insurance
which insure Buyer’s Representatives with liability insurance limits of not less
than $1,000,000 combined single limit for personal injury and property damage and
name Seller and Seller’s property manager as additional insureds and which are with
such insurance companies, provide such coverages and carry such other limits as
Seller shall reasonably require, and (ii) provide Seller with certificates of
insurance evidencing that Buyer has obtained the aforementioned policies of
insurance.
	 
	 	5.1.2	 	Limit on Government Contacts. Notwithstanding any provision in this
Agreement to the contrary, except in connection with the preparation of a so-called
“Phase I” environmental report with respect to the Property, Buyer’s Representatives
shall not contact any governmental official or representative regarding hazardous
materials on or the environmental condition of the Property without Seller’s prior
written consent thereto, which consent shall not be unreasonably withheld, conditioned
or delayed. In addition, if Seller’s consent is obtained by Buyer, Seller shall be
entitled to receive at least five (5) days prior written notice of the intended contact
and to have a representative present when any Buyer’s Representatives has any such
contact with any governmental official or representative.
	 
	 	5.1.3	 	Other Due Diligence Obligations of Buyer. All inspections by Buyer’s
Representatives shall be at Buyer’s sole expense and shall be in accordance with
applicable Laws, including without limitation, Laws relating to worker safety and the
proper disposal of discarded materials. Buyer shall cause each of Buyer’s
Representatives to be aware of the terms of this Agreement as it relates to the conduct
of Buyer’s Due Diligence and the obligations of such parties hereunder.
	 
	 	5.1.4	 	Waiver and Release. Buyer, for itself and all of the other Buyer’s
Representatives, hereby waives and releases Seller and each of the Seller Parties from
all claims resulting directly or indirectly from access to, entrance upon, or
inspection of the Property by Buyer’s Representatives.

12

 

	5.2	 	As-Is Sale. Buyer acknowledges and agrees as follows:

	 	(a)	 	During the Due Diligence Period, Buyer has conducted, and shall
continue to conduct, or has waived its right to conduct, such Due Diligence as
Buyer has deemed or shall deem necessary or appropriate.
	 
	 	(b)	 	Except for Seller’s Warranties, the Property shall be sold, and
Buyer shall accept possession of the Property on the Closing Date, “AS IS,
WHERE IS, WITH ALL FAULTS”, with no right of setoff or reduction in the
Purchase Price.
	 
	 	(c)	 	Except for Seller’s Warranties, none of the Seller Parties have
or shall be deemed to have made any verbal or written representations,
warranties, promises or guarantees (whether express, implied, statutory or
otherwise) to Buyer with respect to the Property, any matter set forth,
contained or addressed in the Documents (including, but not limited to, the
accuracy and completeness thereof) or the results of Buyer’s Due Diligence.
	 
	 	(d)	 	Buyer shall independently confirm to its satisfaction all
information that it considers material to its purchase of the Property or the
Transaction.

	5.3	 	Termination of Agreement During Due Diligence Period. If Buyer, in its sole and
absolute discretion, is not satisfied with the results of its Due Diligence during the Due
Diligence Period, Buyer may terminate this Agreement by written notice to Seller at any time
prior to the expiration of the Due Diligence Period, and, in the event of such termination,
neither Seller nor Buyer shall have any liability hereunder except for those obligations which
expressly survive the termination of this Agreement and Buyer shall be entitled to the return
of the Deposit. In the event Buyer fails to terminate this Agreement prior to the expiration
of the Due Diligence Period, Buyer shall be deemed to have waived its rights to terminate this
Agreement in accordance with this Article 5.

	5.4	 	Buyer’s Certificate. Buyer shall deliver to Seller at the Closing, a certificate in
the form of Exhibit C attached hereto and incorporated herein by this reference.

ARTICLE 6 — ADJUSTMENTS AND PRORATIONS

The following adjustments and prorations shall be made at Closing:

	 	6.1	 	Lease Rentals and Other Revenues.
	 
	 	6.1.1	 	Rents. All collected Rents shall be prorated between Seller and Buyer
as of the day prior to the Closing Date. Seller shall be entitled to all Rents
attributable to any period to but not including the Closing Date. Buyer shall be
entitled to all Rents attributable to any period on and after the Closing Date. Rents
not collected as of the Closing Date shall not be prorated at the time of Closing.
	 
	 	6.1.2	 	Other Revenues. Revenues from Property operations (other than Rents
(which shall be prorated as provided in Subsection 6.1.1), security deposits
(which will be apportioned as provided in Section 6.6), and pre-paid
installments or other

13

 

	 	 	 	payments under Contracts) that are actually collected shall be prorated between
Buyer and Seller as of 12:01 a.m. on the Closing Date. Seller shall be entitled to
all such revenues attributable to any period to but not including the Closing Date
and Buyer shall be entitled to all such revenues attributable to any period on and
after the Closing Date.
	 
	 	6.1.3	 	Post-Closing Collections. After Closing, Buyer shall make a good
faith effort to collect any Rents or other revenues not collected as of the Closing
Date on Seller’s behalf and to tender the same to Seller upon receipt;
provided, however, that all Rents collected by Buyer on or after the
Closing Date shall first be applied to all amounts due under the applicable Lease at
the time of collection (i.e., current Rents and sums due Buyer as the current owner and
landlord) with the balance (if any) payable to Seller, but only to the extent of
amounts delinquent and actually due Seller. Buyer shall not have an exclusive right to
collect the sums due Seller under the Leases or other revenue due Seller and Seller
hereby retains its rights to pursue claims against any tenant under the Leases or other
party for sums due with respect to periods prior to the Closing Date; provided,
however, that with respect to any legal proceedings against any tenant under a
Lease, Seller (a) shall be required to notify Buyer in writing of its intention to
commence or pursue such legal proceedings; (b) shall only be permitted to commence or
pursue any legal proceedings after the date which is three (3) months after Closing;
and (c) shall not be permitted to commence or pursue any legal proceedings against any
tenant seeking eviction of such tenant or the termination of the underlying Lease. The
terms of this Section 6.1.3 shall survive the Closing and not be merged
therein.

	6.2	 	Reimbursable Lease Expenses. At Closing, Buyer shall reimburse Seller for the
Reimbursable Lease Expenses to the extent required by the terms of Article 14.

6.3 Real Estate and Personal Property Taxes.

	 	6.3.1	 	Proration of Ad Valorem Taxes. Buyer and Seller shall only prorate ad
valorem real estate and personal property taxes for the Property that are actually due
and payable during Closing Tax Year, regardless of the year for which such taxes are
assessed. As a result, if real estate or personal property taxes for the Property are
paid in arrears (i.e., taxes paid during any Tax Year are assessed for or otherwise
attributable to the previous Tax Year), there shall be no proration of real estate
taxes assessed for or attributable to the Property for the Closing Tax Year (which
would be due and payable during the following Tax Year). There shall be no proration
of ad valorem real estate or personal property taxes other than as set forth
hereinabove and, as between Buyer and Seller, Buyer agrees that it shall be solely
responsible for all such ad valorem real estate and personal property taxes due and
payable after the Closing. The proration of the ad valorem real estate and personal
property taxes actually due and payable during the Closing Tax Year shall be calculated
as follows:

	 	(a)	 	Seller shall be responsible for that portion of such taxes
equal to (i) the total such taxes due and payable during the Closing Tax Year,
multiplied

14

 

	 	 	 	by (ii) a fraction, the numerator of which shall be the number of
days in the Closing Tax Year prior to the Closing Date, and the denominator
of which shall be 365; and
	 
	 	(b)	 	Buyer shall be responsible for that portion of such taxes equal
to (i) the total such taxes due and payable during the Closing Tax Year,
multiplied by (ii) a fraction, the numerator of which shall be
the number of days in the Closing Tax Year subsequent to and including the
Closing Date, and the denominator of which shall be 365.

	 	 	 	Seller shall be responsible for all deferred and rollback real estate taxes
applicable to Seller’s period of ownership of the Property, if any, except for such
taxes that are recoverable from tenants of the Property. For purposes of clarity,
taxes assessed or imposed in calendar year 2005 but that are payable in calendar
year 2006 shall not be considered deferred or rollback taxes of purposes of the
foregoing.
	 
	 	6.3.2	 	Insufficient Information. If, at Closing, the real estate and/or
personal property tax rate and assessments have not been set for the taxes due and
payable during the Closing Tax Year, then the proration of such taxes shall be based
upon the 2006 Budgeted Taxes (as used in the Confidential Investment Description dated
August 2, 2005) and such prorations shall be final.
	 
	 	6.3.3	 	Special Assessments. Seller shall pay all installments of special
assessments due and payable prior to the Closing Date and Buyer shall pay all
installments of special assessments due and payable on and after the Closing Date;
provided, however, that (a) if the owner of the Property has the
election to pay any special assessment either immediately or under a payment plan with
interest, Seller may elect to pay under a payment plan, which election shall be binding
on Buyer; and (b) Seller shall not be required by the foregoing to pay any installments
of special assessments which have not been confirmed or which relate to projects that
have not been completed on the date hereof.
	 
	 	6.3.4	 	Tenant Reimbursements. INTENTIONALLY DELETED

	6.4	 	Other Property Operating Expenses. Operating expenses for the Property shall be
prorated as of 12:01 a.m. on the Closing Date. Seller shall pay all utility charges and other
operating expenses attributable to the Property to, but not including the Closing Date (except
for those utility charges and operating expenses payable by tenants in accordance with the
Leases) and Buyer shall pay all utility charges and other operating expenses attributable to
the Property on or after the Closing Date. To the extent that the amount of actual
consumption of any utility services is not determined prior to the Closing Date, a proration
shall be made at Closing based on the last available reading and post-closing adjustments
between Buyer and Seller shall be made within twenty (20) days of the date that actual
consumption for such pre-closing period is determined, which obligation shall survive the
Closing and not be merged therein. Seller shall not assign to Buyer any deposits which Seller
has with any of the utility services or companies servicing the Property. Buyer shall arrange
with such services and companies to have accounts opened in Buyer’s name beginning at 12:01
a.m. on the Closing Date.

15

 

	6.5	 	Closing Costs. Buyer shall pay the following costs and expenses associated with the
Transaction: (a) all premiums and charges of the Title Company for the endorsements to the
Owner’s Title Policy (including endorsements), (b) the cost of the Survey (including any
Survey costs incurred by Seller in anticipation of the sale of the Property), (c) all
recording and filing charges in connection with the instrument by which Seller conveys the
Property, (d) one-half of all escrow or closing fees charged by Escrow Agent, (e) the
commission due Buyer’s Broker, if any, (f) all costs of Buyer’s Due Diligence, including fees
due its consultants and attorneys, and (g) all lenders’ fees related to any financing to be
obtained by Buyer. Seller shall pay the following costs and expenses associated with the
Transaction: (i) all premium and charges of the Title Company for the Title Commitment and
the base Owner’s Title Policy (exclusive of any endorsements), (ii) the commission due
Seller’s Broker, if any, (iii) all fees due its attorneys, (iv) one-half of all escrow and
closing fees charged by Escrow Agent and (v) all costs incurred in connection with causing the
Title Company to Remove any Required Exceptions. The obligations of the parties under this
Section 6.5 shall survive the Closing (and not be merged therein) or any earlier
termination of this Agreement. Buyer and Seller acknowledge that no transfer taxes are
applicable to the transfer of the Property.

	6.6	 	Cash Security Deposits. At Closing, Seller shall give Buyer a credit against the
Purchase Price in the aggregate amount of any cash security deposits then held by Seller under
the Leases less any administrative or similar charges to which Seller may be entitled
under applicable Law.

	6.7	 	Apportionment Credit. In the event the apportionments to be made at the Closing
result in a credit balance (a) to Buyer, such sum shall be paid at the Closing by giving Buyer
a credit against the Purchase Price in the amount of such credit balance, or (b) to Seller,
Buyer shall pay the amount thereof to Seller at the Closing by wire transfer of immediately
available funds to the account or accounts to be designated by Seller for the payment of the
Purchase Price.

	6.8	 	Delayed Adjustment; Delivery of Operating and Other Financial Statements. If at any
time following the Closing Date, the amount of an item listed in any section of this
Article 6 (other than Section 6.3) shall prove to be incorrect (whether as a
result of an error in calculation or a lack of complete and accurate information as of the
Closing) or otherwise require adjustment as a result of any year-end or periodic
reconciliations of reimbursable operating expenses or tax payments by a tenant under a Lease
(limited to calendar year 2005 adjustments only), the party owing money as a result of such
error or adjustment shall promptly pay to the other party the sum necessary to correct such
error or make such adjustment upon receipt of proof of the same, provided that such proof is
received by the party from whom payment is to be made on or before one (1) year after Closing
(such period being referred to herein as the “Post Closing Adjustment Period”). In
order to enable Seller to determine whether any such delayed adjustment is necessary, Buyer
shall provide to Seller, to the extent related to calendar year 2005 adjustments only, current
operating and financial statements for the Property and copies of any correspondence and
statements sent to tenants in connection with any such reconciliation promptly after the same
are prepared, but, in any event, no later than the date one (1) month prior to the expiration
of the Post-Closing Adjustment Period. The provisions of this Section 6.8 shall
survive the Closing and not be merged therein.

16

 

ARTICLE 7 — CLOSING

Buyer and Seller hereby agree that the Transaction shall be consummated as follows:

	7.1	 	Closing Date. Closing shall occur on the Closing Date. The parties shall endeavor
to conduct an escrow-style closing through the Escrow Agent so that it will not be necessary
for any party to attend the Closing. If, however, either Buyer or Seller determines in good
faith that such an escrow Closing is not practical, Buyer and Seller shall conduct a
“pre-closing” at 10:00 a.m. Eastern Time on the last business day prior to the Closing Date at
the offices of Seller’s attorney with title transfer and payment of the Purchase Price to be
completed on the Closing Date as set forth in Section 7.2. Time is of the essence
with respect to the Closing.

	7.2	 	Title Transfer and Payment of Purchase Price. Provided all conditions precedent to
Seller’s obligations hereunder have been satisfied, Seller agrees to convey the Property to
Buyer upon confirmation of receipt of the Purchase Price by the Escrow Agent as set forth
below. Provided all conditions precedent to Buyer’s obligations hereunder have been
satisfied, Buyer agrees to pay the amount specified in Article 3 by timely delivering
the same to the Escrow Agent no later than 11:00 a.m. Eastern Time on the Closing Date.

	7.3	 	Seller’s Closing Deliveries. At Closing, Seller shall deliver or cause to be
delivered the following:

	 	(a)	 	Deed. A deed in the form of Exhibit D attached
hereto and incorporated herein by this reference (“Deed”) executed and
acknowledged by Seller.
	 
	 	(b)	 	Assignment of Ground Leases. An assignment and
assumption of the Ground Leases, in the form of Exhibit J attached
hereto and incorporated herein by this reference (“Assignment of Ground
Leases”) executed by Seller.
	 
	 	(c)	 	Bill of Sale. A bill of sale in the form of
Exhibit E attached hereto and incorporated herein by this reference
(“Bill of Sale”) executed by Seller.
	 
	 	(d)	 	Assignment of Tenant Leases. An assignment and
assumption of the Leases, in the form of Exhibit F attached hereto and
incorporated herein by this reference (“Assignment of Leases”) executed
by Seller.
	 
	 	(e)	 	Assignment of Intangible Property. An assignment and
assumption of the Intangible Property in the form of Exhibit G attached
hereto and incorporated herein by this reference (“Assignment of Intangible
Property”) executed by Seller.
	 
	 	(f)	 	Notice to Tenants. A single form letter in the form of
Exhibit H attached hereto and incorporated herein by this reference,
executed by Seller, duplicate copies of which shall be sent by Buyer after
Closing to each tenant under the Leases.

17

 

	 	(g)	 	Non-Foreign Status Affidavit. A non-foreign status
affidavit in the form of Exhibit I attached hereto and incorporated
herein by this reference, as required by Section 1445 of the Internal Revenue
Code, executed by Seller.
	 
	 	(h)	 	Evidence of Authority. Documentation to establish to
the Title Company’s and Buyer’s counsel’s reasonable satisfaction the due
authorization of Seller to execute this Agreement and the Closing Documents to
be delivered by Seller and the consummation of the Transaction.
	 
	 	(i)	 	Other Documents. A title affidavit in the form of
Exhibit K-1 attached hereto and incorporated herein by this reference,
a gap indemnity in the form of Exhibit K-2 attached hereto and
incorporated herein by this reference, and such other documents as may be
reasonably required by the Title Company or as may be agreed upon by Seller and
Buyer to consummate the Transaction.
	 
	 	(j)	 	Letters of Credit as Tenant Security Deposits. With
respect to any security deposits which are letters of credit, Seller shall, if
the same may be assigned or quitclaimed by Seller, (i) deliver to Buyer at the
Closing such letters of credit, (ii) execute and deliver such other instruments
as the issuers of such letters of credit shall reasonably require, and (iii)
cooperate with Buyer to change the named beneficiary under such letters of
credit to Buyer so long as Seller does not incur any additional liability or
expense in connection therewith.
	 
	 	(k)	 	Tax Returns. If applicable, duly completed and signed
real estate transfer tax forms, sales tax returns and sales disclosure forms.
	 
	 	(l)	 	1099. A 1099 reflecting the Purchase Price and sale of
the Property, executed by Seller.
	 
	 	(m)	 	Bringdown Certificate. Seller’s written certification
that its representations and warranties set forth in this Agreement are true
and correct as of the Closing Date.
	 
	 	(n)	 	Closing Statement. Buyer’s form of closing statement,
setting forth the prorations and adjustments to the Purchase Price respecting
the Property to be made pursuant to Article 6 (the “Closing
Statement”), executed by Seller.
	 
	 	(o)	 	Keys and Original Documents. Keys to all locks on the
Real Property in Seller’s or Seller’s building manager’s possession and
originals or, if originals are not available, copies, of all of the Property
Documents, to the extent not previously delivered to Buyer.

The items to be delivered by Seller in accordance with the terms of Subsections (a)
through (n) of this Section 7.3 shall be delivered to Escrow Agent no later
than 5:00 p.m.

18

 

Eastern Time on the last business day prior to the Closing Date and the items to be
delivered by Seller in accordance with the terms of Subsection (m) of this
Section 7.3 shall be delivered outside of escrow and shall be deemed delivered if
the same are located at the Property on the Closing Date.

	7.4	 	Buyer’s Closing Deliveries. At the Closing, Buyer shall deliver or cause to be
delivered the following:

	 	(a)	 	Purchase Price. The Purchase Price, as adjusted for
apportionments and other adjustments required under this Agreement, plus any
other amounts required to be paid by Buyer at Closing.
	 
	 	(b)	 	Bill of Sale. The Bill of Sale executed by Buyer.
	 
	 	(c)	 	Assignment of Leases and Assignment of Ground Leases.
The Assignment of Leases and the Assignment of Ground Leases, each executed by
Buyer.
	 
	 	(d)	 	Assignment of Intangible Property. The Assignment of
Intangible Property executed by Buyer.
	 
	 	(e)	 	Buyer’s As-Is Certificate. The certificate of Buyer
required under Article 5 hereof.
	 
	 	(f)	 	Evidence of Authority. Documentation to establish to
Seller’s reasonable satisfaction the due authorization of Buyer’s acquisition
of the Property and Buyer’s execution of this Agreement and the Closing
Documents required to be delivered by Buyer and the consummation of the
Transaction.
	 
	 	(g)	 	Other Documents. Such other documents as may be
reasonably required by the Title Company or may be agreed upon by Seller and
Buyer to consummate the Transaction.
	 
	 	(h)	 	Tax Returns. If applicable, duly completed and signed
real estate transfer tax or sales tax returns.
	 
	 	(i)	 	Closing Statement. The Closing Statement, executed by
Buyer.

The Purchase Price shall be paid in accordance with the terms of Section 7.2 hereof
and the items to be delivered by Buyer in accordance with the terms of Subsections
(b) through (i) of this Section 7.4 shall be delivered to Escrow Agent
no later than 5:00 p.m. Eastern Time on the last business day prior to the Closing Date.

ARTICLE 8 — CONDITIONS TO CLOSING

	8.1	 	Conditions to Seller’s Obligations. Seller’s obligation to close the Transaction is
conditioned on all of the following, any or all of which may be waived by Seller by an express
written waiver, at its sole option:

19

 

	 	(a)	 	Representations True. All representations and
warranties made by Buyer in this Agreement shall be true and correct in all
material respects on and as of the Closing Date, as if made on and as of such
date except to the extent they expressly relate to an earlier date;
	 
	 	(b)	 	Buyer’s Financial Condition. No petition has been
filed by or against Buyer under the Federal Bankruptcy Code or any similar
State or Federal Law, whether now or hereafter existing; and
	 
	 	(c)	 	Buyer’s Deliveries Complete. Buyer shall have
delivered the funds required hereunder and all of the documents to be executed
by Buyer set forth in Section 7.4 and shall have performed all other
covenants, undertakings and obligations, and complied with all conditions
required by this Agreement, to be performed or complied with by Buyer at or
prior to the Closing.
	 
	 	(d)	 	Ground Lessor’s Consent and Waiver of Right of First
Refusal. Either (i) the Ground Lessor shall have executed a written
consent, consenting to the assignment of Ground Leases to Buyer and waiving its
right of first refusal under the Ground Leases with respect to such assignment
and confirming no defaults under the Ground Leases or (ii) to have such right
of first refusal deemed waived to the extent such deemed waiver is expressly
provided pursuant to the terms of the Ground Leases (collectively, the
“Ground Lessor’s Consent”). Prior to the expiration of the Due
Diligence Period, Seller shall use diligent, good faith efforts to obtain such
Ground Lessor’s Consent. Seller shall have no liability or obligations
hereunder if Ground Lessor fails or refuses to timely deliver the Ground
Lessor’s Consent.

	8.2	 	Conditions to Buyer’s Obligations. Buyer’s obligation to close the Transaction is
conditioned on all of the following, any or all of which may be expressly waived by Buyer in
writing, at its sole option:

	 	(a)	 	Representations True. Subject to the provisions of
Section 9.3, all representations and warranties made by Seller in this
Agreement, as the same may be amended as provided in Section 9.3, shall
be true and correct in all material respects on and as of the Closing Date, as
if made on and as of such date except to the extent that they expressly relate
to an earlier date;
	 
	 	(b)	 	Title Conditions Satisfied. At the time of the
Closing, title to the Property shall be as provided in Article 4 of
this Agreement; and
	 
	 	(c)	 	Estoppel Certificates. At least three (3) business
days prior to Closing, Buyer shall have received executed estoppel certificates
from the Required Tenants, each of which (i) shall be dated no earlier than
thirty (30) days prior to the initially scheduled Closing Date, (ii) shall
contain no matters inconsistent with the terms of the applicable Lease or any
other material matters unacceptable to Buyer in its reasonable discretion and
(iii) shall be

20

 

	 	 	 	substantially in the form of Exhibit M attached hereto and
incorporated herein by this reference. Notwithstanding any provisions in
this Agreement to the contrary, if Buyer fails to object in writing to an
estoppel certificate executed by any tenant within three (3) business days
after the date the same has been delivered to any Buyer’s Representative,
Buyer shall be deemed to have approved the same. Seller shall use
commercially reasonable efforts to obtain such estoppel certificates but
Seller shall have no liability or obligations hereunder if the tenants fail
or refuse to timely deliver such estoppel certificates.
	 
	 	(d)	 	Seller’s Deliveries Complete. Seller shall have
delivered all of the documents and other items required pursuant to Section
7.3 and shall have performed all other covenants, undertakings and
obligations, and complied with all conditions required by this Agreement, to be
performed or complied with by Seller at or prior to the Closing.
	 
	 	(e)	 	Ground Lessor Consent. The Ground Lessor shall have
issued the Ground Lessor’s Consent (defined in Section 8.1(d) above).
	 
	 	(f)	 	Violations of Law. No governmental authority or
agency shall have issued, between the end of the Due Diligence Period and the
Closing date, a written notice that the Real Property is in violation of Laws
with a cost to repair in excess of $50,000 (individually or in the aggregate)
which violation has not, at Seller’s option, either been corrected by Seller on
or prior to the Closing Date or the reasonable, estimated cost of repair
credited against the Purchase Price. Seller agrees to provide Buyer with a
copy of any notices of such violation promptly upon receipt of such notice,
even if the estimated cost of repairs is less than $50,000.

	8.3	 	Waiver of Failure of Conditions Precedent. At any time or times on or before the
date specified for the satisfaction of any condition, Seller or Buyer may elect in writing to
waive the benefit of any such condition set forth in Section 8.1 or Section
8.2, respectively. By closing the Transaction, Seller and Buyer shall be conclusively
deemed to have waived the benefit of any remaining unfulfilled conditions set forth in
Section 8.1 and Section 8.2, respectively. In the event any of the conditions
set forth in Sections 8.1 or 8.2 are neither waived nor fulfilled, Seller or
Buyer (as appropriate) may exercise such rights and remedies, if any, that such party may have
pursuant to the terms of Article 11 hereof.

	8.4	 	Approvals not a Condition to Buyer’s Performance. Subject to Buyer’s right to
terminate this Agreement prior to the expiration of the Due Diligence Period in accordance
with the terms of Article 5 hereof, Buyer acknowledges and agrees that its obligation
to perform under this Agreement is not contingent upon Buyer’s ability to obtain any (a)
governmental or quasi-governmental approval of changes or modifications in use or zoning, or
(b) modification of any existing land use restriction, or (c) consents to assignments of any
service contracts, management agreements or other agreements which Buyer requests, or (d)
endorsements to the Owner’s Title Policy.

21

 

	8.5	 	Ground Lessor’s Exercise of Right of First Refusal. Seller and Buyer each
acknowledges and agrees that, if the Ground Lessor exercises its right of first refusal under
either or both of the Ground Leases as a result of this Agreement, then this Agreement shall
automatically terminate, the Deposit shall be refunded to Buyer, Seller shall reimburse Buyer
for its actual, documented, out-of-pocket costs and expenses in negotiating this Agreement and
performing its Due Diligence (up to a maximum of $50,000), and thereafter neither party shall
have any further rights or obligations under this Agreement, except for those obligations
which expressly survive the termination hereof.

ARTICLE 9 — REPRESENTATIONS AND WARRANTIES

	9.1	 	Buyer’s Representations. Buyer represents and warrants to, and covenants with,
Seller as follows:

	 	9.1.1	 	Buyer’s Authorization. Buyer (a) is duly organized (or formed),
validly existing and in good standing under the Laws of its State of organization and
prior to Closing and if required by Law, the State in which the Property is located,
(b) is authorized to consummate the Transaction and fulfill all of its obligations
hereunder and under all Closing Documents to be executed by Buyer, and (c) has all
necessary power to execute and deliver this Agreement and all Closing Documents to be
executed by Buyer, and to perform all of Buyer’s obligations hereunder and thereunder.
This Agreement has been and, on or prior to Closing, all Closing Documents to be
executed by Buyer will be duly authorized by all requisite partnership, corporate or
other required action on the part of Buyer and are the valid and legally binding
obligation of Buyer, enforceable in accordance with their respective terms. Neither
the execution and delivery of this Agreement and all Closing Documents to be executed
by Buyer, nor the performance of the obligations of Buyer hereunder or thereunder will
result in the violation of any Law or any provision of the organizational documents of
Buyer or will conflict with any order or decree of any court or governmental
instrumentality of any nature by which Buyer is bound.
	 
	 	9.1.2	 	Buyer’s Financial Condition. No petition has been filed by or against
Buyer under the Federal Bankruptcy Code or any similar State or Federal Law.
	 
	 	9.1.3	 	Patriot Act Compliance. Buyer is not acting, directly or indirectly
for, or on behalf of, any person, group, entity or nation named by any 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 the
United States Treasury Department as a terrorist, “Specially Designated National and
Blocked Person,” or other banned or blocked person, entity, or nation pursuant to any
Law that is enforced or administered by the Office of Foreign Assets Control, and is
not engaging in this Transaction, directly or indirectly, on behalf of, or instigating
or facilitating this Transaction, directly or indirectly, on behalf of, any such
person, group, entity or nation.
	 
	 	9.1.4	 	ERISA. Buyer is not, and is not acting on behalf of, an “employee
benefit plan” as defined in Section 3(3) of ERISA, whether or not subject to ERISA, a
“plan” as

22

 

	 	 	 	defined in Section 4975 of the Internal Revenue Code of 1986, as amended, or an
entity deemed to hold the “plan assets” of any of the foregoing.

	 	 	Buyer’s representations and warranties in this Section 9.1 shall survive the Closing
for a period of one (1) year and shall not be merged therein, other than the representations
and warranties set forth in Section 9.1.3 and 9.1.4 which shall survive
indefinitely.
	 
	9.2	 	Seller’s Representations. Seller represents and warrants to Buyer as follows:

	 	9.2.1	 	Seller’s Authorization. Seller (a) is duly organized (or formed),
validly existing and in good standing under the Laws of its State of organization and,
to the extent required by Law, the State in which the Property is located, (b) subject
to obtaining the approvals described in Subsection 8.1(a), is authorized to
consummate the Transaction and fulfill all of its obligations hereunder and under all
Closing Documents to be executed by Seller, and (c) has all necessary power to execute
and deliver this Agreement and all Closing Documents to be executed by Seller, and to
perform all of Seller’s obligations hereunder and thereunder. Subject to obtaining the
approvals described in Subsection 8.1(a), this Agreement and all Closing
Documents to be executed by Seller have been duly authorized by all requisite
partnership, corporate or other required action on the part of Seller and are the valid
and legally binding obligation of Seller, enforceable in accordance with their
respective terms. Neither the execution and delivery of this Agreement and all Closing
Documents to be executed by Seller, nor the performance of the obligations of Seller
hereunder or thereunder will result in the violation of any Law or any provision of the
organizational documents of Seller or will conflict with any order or decree of any
court or governmental instrumentality of any nature by which Seller is bound.
	 
	 	9.2.2	 	Pending Litigation. Except as listed in Exhibit N attached
hereto and incorporated herein by this reference, Seller has not received any written
notice of any current or pending litigation against Seller which would, in the
reasonable judgment of Seller, if determined adversely to Seller, materially adversely
affect the Property or Seller’s ability to perform its obligations under this
Agreement.
	 
	 	9.2.3	 	Contracts. As of the date of this Agreement, Seller has not entered
into any contracts, subcontracts or agreements affecting the Property which will be
binding upon Buyer after the Closing other than (i) the Contracts listed in Exhibit
B attached hereto, (ii) the Leases, and (iii) liens, encumbrances, covenants,
conditions, restrictions, easements and other matters of record.
	 
	 	9.2.4	 	Contract Defaults. Except for defaults cured on or before the date
hereof, Seller has not received any written notice that it is in default under the
terms of any of the Contracts except as listed in Exhibit N attached hereto.
	 
	 	9.2.5	 	Rent Roll. Attached hereto as Exhibit O and incorporated
herein by this reference is a complete, accurate rent roll identifying Leases entered
into by Seller or its predecessors concerning the Property, current as of the
Commencement Date. At Closing, Seller shall deliver to Buyer an updated, certified rent
roll identifying

23

 

	 	 	 	Leases entered into by Seller or its predecessors for the Property that is current
as of the Closing Date.
	 
	 	9.2.6	 	Zoning. Except for violations cured or remedied on or before the date
hereof and except as listed in Exhibit N attached hereto, as of the date of
this Agreement, Seller has not received any written notice from any governmental
authority of any violation of any zoning Law applicable to the Property.
	 
	 	9.2.7	 	Environmental. To Seller’s knowledge, except for de minimis amounts
of Hazardous Materials used, stored and disposed of in accordance with Laws regulating
Hazardous Materials (“Environmental Laws”) and used in connection with the
ordinary maintenance and operation of the Property, and except as disclosed in the
Documents, the Property does not contain Hazardous Materials. Except as disclosed in
the Documents, Seller has not received from any governmental authority any written
notice that the Property is in violation of any Environmental Laws that has not been
cured.
	 
	 	9.2.8	 	Lease Defaults. As of the Commencement Date and except (i) as
disclosed in the Documents or the Tenant Estoppels or the Ground Lessor’s Consent and
except for defaults cured on or before the Commencement Date, Seller had not received
any written notice that it is in default under any of the Leases or either of the
Ground Leases.
	 
	 	9.2.9	 	Real Property. Except for assignments in connection with debt
financing being repaid on the Closing Date, Seller has not transferred or assigned its
interest in the Land or the Improvements.
	 
	 	9.2.10	 	Certain Documents. That it has delivered to Buyer true and complete copies
of the Contracts listed on Exhibit B, the Leases listed on Exhibit O as
well as the Ground Leases.

	9.3	 	General Provisions.

	 	9.3.1	 	No Representation as to Leases. Seller does not represent or warrant
that any particular Lease or Leases will be in force or effect on the Closing Date or
that the tenants will have performed their obligations thereunder.
	 
	 	9.3.2	 	Seller’s Warranties Deemed Modified. To the extent that Buyer knows
or is deemed to know prior to the expiration of the Due Diligence Period that Seller’s
Warranties are inaccurate, untrue or incorrect in any way, such representations and
warranties shall be deemed modified to reflect Buyer’s knowledge or deemed knowledge,
as the case may be.
	 
	 	9.3.3	 	Breach of Seller’s Warranties prior to Closing.

	 	(a)	 	If at or prior to the Closing, any Buyer’s Representative
obtains actual knowledge that any of Seller’s Warranties are untrue, inaccurate
or incorrect in any material respect, Buyer shall give Seller written notice
thereof within five (5) business days of obtaining such knowledge (but, in

24

 

	 	 	 	any event, prior to the Closing). If at or prior to the Closing, Seller
obtains actual knowledge that any of Seller’s Warranties are untrue,
inaccurate or incorrect in any material respect, Seller shall give Buyer
written notice thereof within five (5) business days of obtaining such
knowledge (but, in any event, prior to the Closing). In either such event,
Seller shall have the right to cure such misrepresentation or breach and
shall be entitled to a reasonable adjournment of the Closing (not to exceed
thirty (30) days) for the purpose of such cure.
	 
	 	(b)	 	If (1) any misrepresentation or breach of any of Seller’s
Warranties is first discovered by Buyer after the expiration of the Due
Diligence Period but prior to Closing and Seller either does not elect to or is
not able to so cure any such misrepresentation or breach or (2) Seller either
(i) provides Buyer with updates to Documents previously delivered by Seller to
Buyer, or Buyer’s Representatives, or otherwise made available to Buyer or
Buyer’s Representatives, during the Due Diligence Period or (ii) delivers new
Documents to Buyer that were not previously delivered to Buyer or Buyer’s
Representatives, or made available to Buyer or Buyer’s Representatives, during
the Due Diligence Period (collectively, such updates and new Documents are
referred to as the “New Documents”), then Buyer, as its sole remedies
for any and all such misrepresentations or breaches and/or the information
contained in such New Documents, shall have the following rights:

	 	(i)	 	If any of Seller’s Warranties and/or
information contained in the New Documents are, in the aggregate,
untrue, inaccurate or incorrect in any material respect, then Buyer may
elect either (A) to waive such misrepresentations or breaches and/or
information contained in the New Documents and consummate the
Transaction without any reduction of or credit against the Purchase
Price, or (B) to terminate this Agreement by written notice given to
Seller within three (3) business days after such discovery or receipt
of the New Documents, as applicable, and the Closing Date shall be
extended, if necessary, to give Buyer such full three (3) business day
period, in which event this Agreement shall be terminated, the Deposit
shall be returned to Buyer and, thereafter, neither party shall have
any further rights or obligations hereunder except as provided in any
section hereof that by its terms expressly provides that it survives
any termination of this Agreement.
	 
	 	(ii)	 	If any of Seller’s Warranties and/or
information contained in the New Documents are untrue, inaccurate or
incorrect but are not, in the aggregate, untrue, inaccurate or
incorrect in any material respect or if Buyer fails to make a timely
election to terminate this Agreement as provided in subclause (B) of
clause (i) above, Buyer shall be deemed to waive such misrepresentation
or breach of warranty and/or information contained in the New
Documents, and

25

 

	 	 	 	Buyer shall be required to consummate the Transaction without any
reduction of or credit against the Purchase Price.

	 	(c)	 	The untruth, inaccuracy or incorrectness of Seller’s Warranties
and/or information contained in the New Documents shall be deemed material for
purposes of this Agreement only if Buyer’s aggregate damages resulting from the
untruth, inaccuracy or incorrectness of Seller’s Warranties and/or information
contained in the New Documents are reasonably estimated to exceed $50,000.
	 
	 	(d)	 	If Buyer has timely elected to terminate this Agreement as
provided in Section 9.3.3(b)(i) above on account of a breach of
Seller’s Warranties, then so long as such untruth, inaccuracy or incorrectness
was either (i) known to Seller (for purposes hereof, “known to Seller” is to
have the same meaning as “Seller knowledge ”) to be untrue, inaccurate or
incorrect when made or (ii) the continued truth, accuracy or correctness was
within Seller’s control, Seller shall reimburse Buyer for its actual,
documented, out-of-pocket costs and expenses in negotiating this Agreement and
performing its Due Diligence, up to a maximum of $50,000.

	 	9.3.4	 	Survival; Limitation on Seller’s Liability. Seller’s Warranties shall
survive the Closing and not be merged therein for a period of one (1) year and Seller
shall only be liable to Buyer hereunder for a breach of a Seller’s Warranty with
respect to which a claim is made by Buyer against Seller on or before the one (1) year
anniversary of the Closing Date. Anything in this Agreement to the contrary
notwithstanding, the maximum aggregate liability of Seller for breaches of Seller’s
Warranties shall be limited as set forth in Section 15.14 hereof.
Notwithstanding the foregoing, however, if the Closing occurs, Buyer hereby expressly
waives, relinquishes and releases any right or remedy available to it at law, in
equity, under this Agreement or otherwise to make a claim against Seller for damages
that Buyer may incur, or to rescind this Agreement and the Transaction, as the result
of any of Seller’s Warranties being untrue, inaccurate or incorrect if (a) Buyer knew
or is deemed to know that such representation or warranty was untrue, inaccurate or
incorrect at the time of the Closing, or (b) Buyer’s damages as a result of such
representations or warranties being untrue, inaccurate or incorrect are reasonably
estimated to aggregate less than $50,000.

ARTICLE 10 — COVENANTS

	10.1	 	Buyer’s Covenants. Buyer hereby covenants as follows:

	 	10.1.1	 	Confidentiality. Buyer acknowledges that any information heretofore or
hereafter furnished to Buyer with respect to the Property has been and will be so
furnished on the condition that Buyer maintain the confidentiality thereof.
Accordingly, Buyer shall hold, and shall cause the other Buyer’s Representatives to
hold, in strict confidence, and Buyer shall not disclose, and shall prohibit the other
Buyer’s Representatives from disclosing, to any other person without the prior

26

 

	 	 	 	written consent of Seller: (a) the terms of the Agreement, (b) any of the
information in respect of the Property delivered to or for the benefit of Buyer
whether by any Buyer’s Representatives or by any of the Seller Parties, including,
but not limited to, any information heretofore or hereafter obtained by any Buyer’s
Representatives in connection with its Due Diligence, and (c) the identity of Seller
or any direct or indirect owner of any beneficial interest in Seller Buyer’s
obligation under clauses (a) and (c) of the immediately preceding
sentence shall survive the Closing and not be merged therein. In the event the
Closing does not occur or this Agreement is terminated, Buyer shall promptly return
to Seller all copies of documents containing any of such information without
retaining any copy thereof or extract therefrom. Notwithstanding anything to the
contrary hereinabove set forth, Buyer may disclose such information (i) on a
need-to-know basis to its employees, members of professional firms serving it or
potential lenders, (ii) as any governmental agency may require in order to comply
with applicable Laws or a court order, and (iii) to the extent that such information
is a matter of public record. The provisions of this Subsection 10.1.1
shall survive any termination of this Agreement.
	 
	 	10.1.2	 	Buyer’s Indemnity. Buyer hereby agrees to indemnify, defend, and hold each
of the Seller Parties free and harmless from and against any and all Liabilities
(including reasonable attorneys’ fees, expenses and disbursements) actually incurred,
and only to the extent arising out of or resulting from (a) the breach of the terms of
Subsection 10.1.1 or (b) the entry on the Real Property and/or the conduct of
any Due Diligence by any Buyer’s Representatives at any time prior to the Closing;
provided, however, that Buyer’s obligations under this clause
(b) shall not apply to the mere discovery of a pre-existing environmental or
physical condition at the Property. The provisions of this section shall survive the
Closing (and not be merged therein) or any earlier termination of this Agreement.

	10.2	 	Seller’s Covenants. Seller hereby covenants as follows:

	 	10.2.1	 	 Contracts.

	 	(a)	 	Without Buyer’s prior consent between the date hereof and the
Closing Date Seller shall not extend, renew, replace or otherwise modify any
Contract or enter into any new service contract or agreement unless such
Contract, service contract or agreement (as so extended, renewed, replaced or
modified) can be terminated by the owner of the Property without penalty on not
more than thirty (30) days’ notice. Seller shall furnish Buyer with a written
notice of the proposed transaction which shall contain information that Seller
believes is reasonably necessary to enable Buyer to make informed decisions
with respect to the advisability of the proposed transaction. If Buyer fails
to object in writing to the terms set forth in Seller’s notice within three (3)
business days after receipt thereof, Buyer shall be deemed to have approved the
terms of the proposed transaction. Buyer’s consent shall not be unreasonably
withheld, conditioned or delayed with respect to any such transaction that is
proposed prior to the expiration of the Due Diligence Period. Buyer, in its

27

 

	 	 	 	sole and absolute discretion, shall be entitled to grant or withhold its
consent with respect to any such transaction that is proposed between the
expiration of the Due Diligence Period and the Closing.
	 
	 	(b)	 	On or before the Closing, Seller shall terminate any management
agreements currently in effect with respect to the Property at the sole cost
and expense of Seller.

	 	10.2.2	 	Maintenance of Property. Except to the extent Seller is relieved of such
obligations by Article 12 hereof, between the date hereof and the Closing Date
Seller shall maintain and keep the Property in a manner consistent with Seller’s past
practices with respect to the Property; provided, however, that,
subject to Section 8.2(f) and Buyer’s right to terminate this Agreement prior
to the expiration of the Due Diligence Period in accordance with the terms of
Article 5 hereof, Buyer hereby agrees that, except for breaches of this
Section 10.2.2, Buyer, shall accept the Property subject to, and Seller shall
have no obligation to cure, (a) any violations of Laws, or (b) any physical conditions
which would give rise to violations of Laws, whether the same now exist or arise prior
to Closing. Between the date hereof and the Closing Date, Seller will advise Buyer of
any written notice Seller receives after the date hereof from any governmental
authority of the violation of any Laws regulating the condition or use of the Property.
	 
	 	10.2.3	 	Financial Records. At all reasonable times prior to Closing, and for such
time following the Closing Date as Buyer deems reasonably necessary, but not in excess
of one (1) year, Seller shall provide Buyer and its representatives with access to
Seller’s books and records related to the Property (exclusive of any Confidential
Materials) as Buyer and its representatives may reasonably request, and otherwise
cooperate with Buyer and its representatives, so that Buyer and/or Buyer’s auditor(s)
may prepare audited financial statements for the Property, which audited financial
statements must comply with Rule 3-14 of the Securities Act of 1933, as amended (the
“Audited Financial Statements”). Seller also shall cooperate with Buyer and its
representatives to use commercially reasonable efforts to cause Seller’s external
auditor(s) with respect to the Property, to provide Buyer and its representatives with
such auditor(s) work papers and other information reasonably requested by Buyer and its
representatives with respect to the Property and with an opportunity to meet with the
lead audit partner with respect to the auditor’s work performed in connection with the
Property. In connection with the preparation of the Audited Financial Statements, if
requested, Seller shall execute a customary “auditor’s representation letter,” for the
benefit of the preparer of the Audited Financial Statements, such letter to be in form
and substance acceptable to Seller. Buyer shall indemnify, defend and hold Seller
harmless from and against any Liabilities incurred by Seller as a result of complying
with the provisions of this Section 10.2.3 and issuing such auditor’s
representation letter.

28

 

	10.3	 	Mutual Covenants.

	 	10.3.1	 	Publicity. Seller and Buyer each hereby covenant and agree that (a) prior to
the Closing neither Seller nor Buyer shall issue any Release (as hereinafter defined)
with respect to the Transaction without the prior consent of the other, unless the
Release is required by applicable Law, and (b) after the Closing, any Release issued by
either Seller or Buyer shall be subject to the review and approval of both parties
(which approval shall not be unreasonably withheld, conditioned or delayed), except to
the extent required by applicable Law. If either Seller or Buyer is required by
applicable Law to issue a Release, such party shall, at least two (2) business days
prior to the issuance of the same, deliver a copy of the proposed Release to the other
party for its review. As used herein, the term “Release” shall mean any press
release or public statement with respect to the Transaction or this Agreement.
	 
	 	10.3.2	 	Brokers. Buyer and Seller each represent and warrant to the other that no
individual or representative of any brokerage firm has acted on its behalf pursuant to
this Agreement or in connection with the sale and purchase of the Property. Seller
agrees to hold Buyer harmless and indemnify Buyer from and against any and all
Liabilities (including reasonable attorneys’ fees, expenses and disbursements) suffered
or incurred by Buyer as a result of any claims by any party claiming to have
represented Seller as broker in connection with the Transaction. Buyer agrees to hold
Seller harmless and indemnify Seller from and against any and all Liabilities
(including reasonable attorneys’ fees, expenses and disbursements) suffered or incurred
by Seller as a result of any claims by any party claiming to have represented Buyer as
broker in connection with the Transaction.
	 
	 	10.3.3	 	Tax Protests; Tax Refunds and Credits. Seller shall have the right to
continue and to control the progress of and to make all decisions with respect to any
contest of the real estate taxes and personal property taxes for the Property due and
payable during all Tax Years prior to the Closing Tax Year. Buyer shall have the right
to control the progress of and to make all decisions with respect to any tax contest of
the real estate taxes and personal property taxes for the Property due and payable
during the Closing Tax Year and all subsequent Tax Years. All real estate and personal
property tax refunds and credits received after Closing with respect to the Property
shall be applied in the following order of priority: first, to pay the costs
and expenses (including reasonable attorneys’ fees, expenses and disbursements)
actually and reasonably incurred in connection with obtaining such tax refund or
credit; second, to pay any amounts due to any past or present tenant of the
Property as a result of such tax refund or credit to the extent required pursuant to
the terms of the Leases; and third, apportioned between Buyer and Seller as
follows:

	 	(a)	 	with respect to any refunds or credits attributable to real
estate and personal property taxes due and payable during any period prior to
the Closing Tax Year (regardless of the year for which such taxes are
assessed), Seller shall be entitled to the entire refunds and credits; and

29

 

	 	(b)	 	with respect to any refunds or credits attributable to real
estate and personal property taxes due and payable during the Closing Tax Year
and any period after the Closing Tax Year (regardless of the year for which
such taxes are assessed), Buyer shall be entitled to the entire refunds and
credits.

	 	 	 	Seller represents and warrants to Buyer that there are no tax protests nor claims
for tax refunds or credits currently in progress.
	 
	 	10.3.4	 	Survival. The provisions of this Section 10.3 shall survive the
Closing (and not be merged therein) or earlier termination of this Agreement.

ARTICLE 11 — FAILURE OF CONDITIONS

	11.1	 	To Seller’s Obligations. If, on or before the Closing Date, (i) Buyer is in default
of any of its obligations hereunder, or (ii) any of Buyer’s representations or warranties are,
in the aggregate, untrue, inaccurate or incorrect in any material respect, or (iii) the
Closing otherwise fails to occur by reason of Buyer’s failure or refusal to perform its
obligations hereunder in a prompt and timely manner, and any such circumstance described in
any of clauses (i), (ii) or (iii) continues for five (5) business days
after written notice from Seller to Buyer, which written notice shall detail such default,
untruth or failure, as applicable, then Seller may elect to (a) terminate this Agreement by
written notice to Buyer, promptly after which the Deposit shall be paid to Seller as
liquidated damages and, thereafter, the parties shall have no further rights or obligations
hereunder except for obligations which expressly survive the termination of this Agreement, or
(b) waive the condition and proceed to close the Transaction.

	11.2	 	To Buyer’s Obligations. If, at the Closing, (i) Seller is in default of any of its
obligations hereunder, or (ii) any of Seller’s Warranties are, in the aggregate, untrue,
inaccurate or incorrect in any material respect, or (iii) the Closing otherwise fails to occur
by reason of Seller’s failure or refusal to perform its obligations hereunder in a prompt and
timely manner, and any such circumstance described in any of clauses (i), (ii)
or (iii) continues for five (5) business days after written notice from Buyer to
Seller, which written notice shall detail such default, untruth or failure, as applicable,
then Buyer shall have the right, to elect, as its sole and exclusive remedy, to (a) terminate
this Agreement by written notice to Seller, promptly after which the Deposit shall be returned
to Buyer and, thereafter, the parties shall have no further rights or obligations hereunder
except for obligations which expressly survive the termination of this Agreement, or (b) waive
the condition and proceed to close the Transaction, or (c) seek specific performance of this
Agreement by Seller. As a condition precedent to Buyer exercising any right it may have to
bring an action for specific performance hereunder, Buyer must commence such an action within
ninety (90) days after the scheduled Closing Date. Buyer agrees that its failure to timely
commence such an action for specific performance within such ninety (90) day period shall be
deemed a waiver by it of its right to commence an action for specific performance as well as a
waiver by it of any right it may have to file or record a notice of lis pendens or notice of
pendency of action or similar notice against any portion of the Property.

30

 

ARTICLE 12 — CONDEMNATION/CASUALTY

	 	 	Prior to Closing, all risk of loss shall be upon Seller.
	 
	12.1	 	Right to Terminate. If, after the date hereof, (a) any portion of the Property is
taken by condemnation or eminent domain (or is the subject of a pending taking which has not
yet been consummated), or (b) any portion of the Property is damaged or destroyed (excluding
routine wear and tear), Seller shall notify Buyer in writing of such fact promptly after
obtaining knowledge thereof. If the Property is the subject of a Major Casualty/Condemnation
that occurs after the date hereof, Buyer shall have the right to terminate this Agreement by
giving written notice to Seller no later than twenty (20) days after the giving of Seller’s
notice, and the Closing Date shall be extended, if necessary, to provide sufficient time for
Buyer to make such election. The failure by Buyer to so elect in writing to terminate this
Agreement within such twenty (20) day period shall be deemed an election not to terminate this
Agreement. If this Agreement is terminated pursuant to this Section 12.1, the Deposit
shall promptly be returned to Buyer and, thereafter, this Agreement shall terminate and
neither party to this Agreement shall have any further rights or obligations hereunder other
than any arising under any section herein which expressly provides that it shall survive the
termination of this Agreement.
	 
	12.2	 	Allocation of Proceeds and Awards. If a condemnation or casualty occurs after the
date hereof and this Agreement is not terminated as permitted pursuant to the terms of
Section 12.1, then this Agreement shall remain in full force and effect, Buyer shall
acquire the remainder of the Property upon the terms and conditions set forth herein and at
the Closing:

	 	(a)	 	if the awards or proceeds, as the case may be, have been paid
to Seller prior to Closing, Buyer shall receive a credit at Closing equal to
(i) the amount of any such award or proceeds on account of such condemnation or
casualty, plus (ii) if a casualty has occurred and such casualty is an
insured casualty, an amount equal to Seller’s deductible with respect to such
casualty, less (iii) an amount equal to the Seller-Allocated Amounts;
and
	 
	 	(b)	 	to the extent that such award or proceeds have not been paid to
Seller prior to Closing, (i) if a casualty has occurred and such casualty is an
insured casualty, Buyer shall receive a credit at Closing equal to Seller’s
deductible with respect to such casualty, less an amount equal to the
Seller-Allocated Amounts, and (ii) Seller shall assign to Buyer at the Closing
(without recourse to Seller) the rights of Seller to, and Buyer shall be
entitled to receive and retain, such awards or proceeds; provided,
however, that within ten (10) business days after receipt of such
awards or proceeds, Buyer shall pay to Seller an amount equal to the
Seller-Allocated Amounts not previously paid to Seller.

	12.3	 	Insurance. Seller shall maintain the property insurance coverage currently in effect
for the Property, or comparable coverage, through the Closing Date.

31

 

	12.4	 	Waiver. The provisions of this Article 12 supersede the provisions of any
applicable Laws with respect to the subject matter of this Article 12.

ARTICLE 13 — ESCROW PROVISIONS

The Deposit and any other sums (including, without limitation, any interest earned thereon) which
the parties agree shall be held in escrow (herein collectively called the “Escrow
Deposits”), shall be held by the Escrow Agent, in trust, and disposed of only in accordance
with the following provisions:

	 	(a)	 	The Escrow Agent shall invest the Escrow Deposits in government
insured interest-bearing instruments reasonably satisfactory to both Buyer and
Seller, shall not commingle the Escrow Deposits with any funds of the Escrow
Agent or others, and shall promptly provide Buyer and Seller with confirmation
of the investments made.
	 
	 	(b)	 	If the Closing occurs, the Escrow Agent shall deliver the
Escrow Deposits to, or upon the instructions of, Seller on the Closing Date.
	 
	 	(c)	 	If for any reason the Closing does not occur, the Escrow Agent
shall deliver the Escrow Deposits to Seller or Buyer only upon receipt of a
written demand therefor from such party, subject to the following provisions of
this Subsection (c). If for any reason the Closing does not occur and
either party makes a written demand upon the Escrow Agent for payment of the
Escrow Deposits, the Escrow Agent shall give written notice to the other party
of such demand. If the Escrow Agent does not receive a written objection from
the other party to the proposed payment within ten (10) days after the giving
of such notice, the Escrow Agent is hereby authorized to make such payment. If
the Escrow Agent does receive such written objection within such period, the
Escrow Agent shall continue to hold such amount until otherwise directed by
written instructions signed by Seller and Buyer or a final judgment of a court.
	 
	 	(d)	 	The parties acknowledge that the Escrow Agent is acting solely
as a stakeholder at their request and for their convenience, that the Escrow
Agent shall not be deemed to be the agent of either of the parties, and that
the Escrow Agent shall not be liable to either of the parties for any action or
omission on its part taken or made in good faith, and not in disregard of this
Agreement, but shall be liable for its negligent acts and for any Liabilities
(including reasonable attorneys’ fees, expenses and disbursements) incurred by
Seller or Buyer resulting from the Escrow Agent’s mistake of law respecting the
Escrow Agent’s scope or nature of its duties. Seller and Buyer shall jointly
and severally indemnify and hold the Escrow Agent harmless from and against all
Liabilities (including reasonable attorneys’ fees, expenses and disbursements)
incurred in connection with the performance of the Escrow Agent’s duties
hereunder, except with respect to actions or omissions taken or made by the
Escrow

32

 

	 	 	 	Agent in bad faith, in disregard of this Agreement or involving negligence
on the part of the Escrow Agent.
	 
	 	(e)	 	Buyer shall pay any income taxes on any interest earned on the
Escrow Deposits. Buyer represents and warrants to the Escrow Agent that its
taxpayer identification number is 20-3648261.
	 
	 	(f)	 	The Escrow Agent has executed this Agreement in the place
indicated on the signature page hereof in order to confirm that the Escrow
Agent has received and shall hold the Escrow Deposits in escrow, and shall
disburse the Escrow Deposits pursuant to the provisions of this Article
13.

The provisions of this Article 13 shall survive the Closing (and not be merged therein) or
earlier termination of this Agreement.

ARTICLE 14 — LEASING MATTERS

	14.1	 	New Leases; Lease Modifications. After the Commencement Date, except as may be
permitted by the terms of this Section 14.1, Seller shall not, without Buyer’s prior
written consent, (a) enter into a New Lease; (b) modify or amend any Lease (except pursuant to
the proper and timely exercise by a tenant of a renewal, extension or expansion option or
other right expressly contained in such tenant’s Lease); or (c) consent to any assignment or
sublease in connection with any Lease (except pursuant to the proper and timely exercise by a
tenant of an assignment or sublease right expressly contained in such tenant’s Lease). Seller
shall furnish Buyer with a written notice of the proposed transaction which shall contain
information that Seller believes is reasonably necessary to enable Buyer to make informed
decisions with respect to the advisability of the proposed transaction. If Buyer fails to
object in writing to any such proposed transaction within three (3) business days after
receipt of the aforementioned information, Buyer shall be deemed to have approved the proposed
transaction. Buyer’s consent shall not be unreasonably withheld, conditioned or delayed with
respect to any such transaction that is proposed prior to the expiration of the Due Diligence
Period. Buyer, in its sole and absolute discretion, shall be entitled to grant or withhold
its consent with respect to any such transaction that is proposed between the expiration of
the Due Diligence Period and the Closing. Notwithstanding the foregoing, so long as a
proposed New Lease is on Seller’s form of lease without material modification and complies
with the ARGUS runs presented to Buyer in conjunction with the Confidential Investment
Memorandum provided to Buyer, Buyer shall not withhold its consent to such New Lease. Seller
shall deliver to Buyer a true and complete copy of each such New Lease, renewal or extension
agreement, modification, or amendment, as the case may be, promptly after the execution and
delivery thereof.

	14.2	 	Lease Enforcement. Seller shall have the right, but not the obligation (except to
the extent that Seller’s failure to act shall constitute a waiver of such rights or remedies),
to enforce the rights and remedies of the landlord under any Lease, by summary proceedings or
otherwise (including, without limitation, the right to remove any tenant), and to apply all or
any portion of any security deposits then held by Seller toward any loss or damage incurred by
Seller by reason of any defaults by tenants, and the exercise

33

 

	•	 	f any such rights or remedies shall not affect the obligations of Buyer under this
Agreement in any manner or entitle Buyer to a reduction in, or credit or allowance against,
the Purchase Price or give rise to any other claim on the part of Buyer. Notwithstanding
the foregoing, Seller shall provide Buyer with written notice promptly upon Seller’s
election whether to commence (or not commence, if applicable) summary or other proceedings
against any tenant or apply any security deposit toward loss or damage incurred by Seller.
	 
	14.3	 	Lease Expenses. At Closing, Buyer shall reimburse Seller for Buyer’s pro rata share
of any and all Reimbursable Lease Expenses to the extent that the same have been paid or
incurred by Seller prior to Closing. In addition, at Closing, Seller shall pay to Buyer
Seller’s pro rata share of any and all Reimbursable Lease Expenses to the extent that the same
are unpaid as of Closing and, as a result, (a) Buyer shall assume Seller’s obligations to pay,
when due (whether on a stated due date or accelerated) any Reimbursable Lease Expenses unpaid
as of the Closing, and (b) Buyer hereby agrees to indemnify and hold Seller harmless from and
against any and all Liabilities (including reasonable attorneys’ fees, expenses and
disbursements) with respect to such Reimbursable Lease Expenses which remain unpaid for any
reason at the time of Closing, which obligations of Buyer shall survive the Closing and shall
not be merged therein. For purposes of determining Buyer’s and Seller’s pro rata share of
Reimbursable Lease Expenses, such costs and expenses shall be apportioned between Buyer and
Seller based upon the proportion of the affected term of the applicable Lease, renewal,
extension, or expansion, as the case may be, that falls within each of Buyer’s and Seller’s
period of ownership of the Property. Each party shall make available to the other all
records, bills, vouchers and other data in such party’s control verifying Reimbursable Lease
Expenses and the payment thereof.

ARTICLE 15 — MISCELLANEOUS

	15.1	 	Buyer’s Assignment. Buyer may assign its interest in this Agreement to an Affiliate
of Buyer without Seller’s consent; provided, however, Buyer shall not assign this Agreement or
its rights hereunder to any other individual or entity without the prior written consent of
Seller, which consent Seller may grant or withhold in its sole and absolute discretion, and
any such assignment shall be null and void ab initio. In the event of any permitted
assignment by Buyer, any assignee shall assume any and all obligations and liabilities of
Buyer under this Agreement but, notwithstanding such assumption, Buyer shall continue to be
liable hereunder. For purposes of this Section 15.1, “Affiliate” shall mean
any entity owned fifty one percent (51%) or more by, and controlled by, or under common
ownership or control with, Buyer and “control” shall mean the direct or indirect power to
direct the management and policies of such entity, whether through the ownership of voting
securities, by contract or otherwise.

	15.2	 	Designation Agreement. Section 6045(e) of the United States Internal Revenue Code
and the regulations promulgated thereunder (herein collectively called the “Reporting
Requirements”) require an information return to be made to the United States Internal
Revenue Service, and a statement to be furnished to Seller, in connection with the
Transaction. Escrow Agent is either (x) the person responsible for closing the Transaction
(as described in the Reporting Requirements) or (y) the disbursing title or escrow company
that is most significant in terms of gross proceeds disbursed in

34

 

	 	 	connection with the Transaction (as described in the Reporting Requirements). Accordingly:

	 	(a)	 	Escrow Agent is hereby designated as the “Reporting
Person” (as defined in the Reporting Requirements) for the Transaction.
Escrow Agent shall perform all duties that are required by the Reporting
Requirements to be performed by the Reporting Person for the Transaction.
	 
	 	(b)	 	Seller and Buyer shall furnish to Escrow Agent, in a timely
manner, any information requested by Escrow Agent and necessary for Escrow
Agent to perform its duties as Reporting Person for the Transaction.
	 
	 	(c)	 	Escrow Agent hereby requests Seller to furnish to Escrow Agent
Seller’s correct taxpayer identification number. Seller acknowledges that any
failure by Seller to provide Escrow Agent with Seller’s correct taxpayer
identification number may subject Seller to civil or criminal penalties imposed
by law. Accordingly, Seller hereby certifies to Escrow Agent, under penalties
of perjury, that Seller’s correct taxpayer identification number is 35-2219755.
	 
	 	(d)	 	Each of the parties hereto shall retain this Agreement for a
period of four (4) years following the calendar year during which Closing
occurs.

	15.3	 	Survival/Merger. Except for the provisions of this Agreement which are explicitly
stated to survive the Closing, (a) none of the terms of this Agreement shall survive the
Closing, and (b) the delivery of the Purchase Price, the Deed and the other Closing Documents
and the acceptance thereof shall effect a merger, and be deemed the full performance and
discharge of every obligation on the part of Buyer and Seller to be performed hereunder.

	15.4	 	Integration; Waiver. This Agreement, together with the Exhibits hereto, embodies and
constitutes the entire understanding between the parties with respect to the Transaction and
all prior agreements, understandings, representations and statements, oral or written, are
merged into this Agreement. Neither this Agreement nor any provision hereof may be waived,
modified, amended, discharged or terminated except by an instrument signed by the party
against whom the enforcement of such waiver, modification, amendment, discharge or termination
is sought, and then only to the extent set forth in such instrument. No waiver by either
party hereto of any failure or refusal by the other party to comply with its obligations
hereunder shall be deemed a waiver of any other or subsequent failure or refusal to so comply.

	15.5	 	Governing Law. This Agreement shall be governed by, and construed in accordance
with, the law of the State in which the Property is located.

	15.6	 	Captions Not Binding; Exhibits. The captions in this Agreement are inserted for
reference only and in no way define, describe or limit the scope or intent of this Agreement
or of any of the provisions hereof. All Exhibits attached hereto shall be incorporated by
reference as if set out herein in full.

35

 

	15.7	 	Binding Effect. This Agreement shall be binding upon and shall inure to the benefit
of the parties hereto and their respective successors and permitted assigns.

	15.8	 	Severability. If any term or provision of this Agreement or the application thereof
to any persons or circumstances shall, to any extent, be invalid or unenforceable, the
remainder of this Agreement or the application of such term or provision to persons or
circumstances other than those as to which it is held invalid or unenforceable shall not be
affected thereby, and each term and provision of this Agreement shall be valid and enforced to
the fullest extent permitted by law.

	15.9	 	Notices. Any notice, request, demand, consent, approval and other communications
under this Agreement shall be in writing, and shall be deemed duly given or made at the time
and on the date when received by facsimile or by e-mail (provided that the sender of such
communication shall orally confirm receipt thereof by the appropriate parties) or when
personally delivered as shown on a receipt therefor (which shall include delivery by a
nationally recognized overnight delivery service) or three (3) business days after being
mailed by prepaid registered or certified mail, return receipt requested, to the address for
each party set forth below. Any party, by written notice to the other in the manner herein
provided, may designate an address different from that set forth below.

IF TO BUYER:

Cogdell Spencer LP

4401 Barclay Downs Drive, Suite 300

Charlotte, North Carolina 28209

Attention: Matthew H. Nurkin

Telephone #: (704) 940-2922

Telecopy #: (704) 940-2959

E-Mail Address: mnurkin@cogdellspencer.com

COPY TO:

Moore & Van Allen PLLC

100 N. Tryon Street, 47th Floor

Charlotte, North Carolina 28202

Attention: Bryan P. Durrett, Esq.

Telephone #: (704) 331-3543

Telecopy #: (704) 339-5843

E-Mail Address: bryandurrett@mvalaw.com

36

 

IF TO SELLER:

Lillibridge Healthcare Real Estate Trust

222 North LaSalle Street

Suite 410

Chicago, Illinois 60601

Attention: Joseph G. Kurzydym

Telephone #: (312) 846-4650

Telecopy #: (312) 408-1415

E-Mail Address: jkurzydym@lillibridge.com

COPY TO:

The Prudential Insurance Company of America

c/o Prudential Real Estate Investors

8 Campus Drive, 4th Floor

Arbor Circle South

Parsippany, New Jersey 07054-4493

Attention: Gregory Shanklin, Esq.

Telephone #: (973) 734-1420

Telecopy #: (973) 683-1788

E-Mail Address: gregory.shanklin@prudential.com

COPY TO:

Mayer, Brown, Rowe & Maw LLP

71 South Wacker Drive

Chicago, Illinois 60606

Attention: Paul E. Meyer

Telephone #: (312) 701-7182

Telecopy #: (312) 706-8716

E-Mail Address: pmeyer@mayerbrownrowe.com

	15.10	 	Counterparts. This Agreement may be executed in counterparts, each of which shall
be an original and all of which counterparts taken together shall constitute one and the same
agreement.

	15.11	 	No Recordation. Seller and Buyer each agrees that neither this Agreement nor any
memorandum or notice hereof shall be recorded and Buyer agrees (a) not to file any notice of
pendency or other instrument (other than a judgment) against the Property or any portion
thereof in connection herewith and (b) to indemnify Seller against all Liabilities (including
reasonable attorneys’ fees, expenses and disbursements) incurred by Seller by reason of the
filing by Buyer of such notice of pendency or other instrument. Notwithstanding the
foregoing, if the same is permitted pursuant to applicable Laws, Buyer shall be entitled to
record a notice of lis pendens if Buyer is entitled to seek (and is actually seeking) specific
performance of this Agreement by Seller in accordance with the terms of Section 11.2
hereof.

37

 

	15.12	 	Additional Agreements; Further Assurances. Subject to the terms and conditions
herein provided, each of the parties hereto shall execute and deliver such documents as the
other party shall reasonably request in order to consummate and make effective the
Transaction; provided, however, that the execution and delivery of such
documents by such party shall not result in any additional liability or cost to such party.

	15.13	 	Construction. The parties acknowledge that each party and its counsel have reviewed
and revised this Agreement and that the normal 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, any amendment or modification hereof or any of the Closing
Documents.

	15.14	 	Maximum Aggregate Liability. Notwithstanding any provision to the contrary
contained in this Agreement or the Closing Documents, the maximum aggregate liability of the
Seller Parties, and the maximum aggregate amount which may be awarded to and collected by
Buyer, in connection with the Transaction, the Property, under this Agreement and under all
Closing Documents (including, without limitation, in connection with the breach of any of
Seller’s Warranties for which a claim is timely made by Buyer) shall not exceed One Million
Two Hundred Thousand Dollars ($1,200,000). The provisions of this section shall survive the
Closing (and not be merged therein) or any earlier termination of this Agreement.

	15.15	 	Time of Essence. Time is of the essence with respect to this Agreement.

	15.16	 	JURISDICTION. WITH RESPECT TO ANY SUIT, ACTION OR PROCEEDINGS RELATING TO THE
TRANSACTION, THIS AGREEMENT, THE PROPERTY OR THE RELATIONSHIP OF BUYER AND SELLER HEREUNDER
(“PROCEEDINGS”) EACH PARTY IRREVOCABLY (A) SUBMITS TO THE EXCLUSIVE JURISDICTION OF
THE COURTS OF THE COUNTY OF NEW CASTLE, STATE OF DELAWARE AND THE UNITED STATES DISTRICT COURT
FOR THE DISTRICT OF DELAWARE, AND (B) WAIVES ANY OBJECTION WHICH IT MAY HAVE AT ANY TIME TO
THE LAYING OF VENUE OF ANY PROCEEDINGS BROUGHT IN ANY SUCH COURT, WAIVES ANY CLAIM THAT SUCH
PROCEEDINGS HAVE BEEN BROUGHT IN AN INCONVENIENT FORUM AND FURTHER WAIVES THE RIGHT TO OBJECT,
WITH RESPECT TO SUCH PROCEEDINGS, THAT SUCH COURT DOES NOT HAVE JURISDICTION OVER SUCH PARTY.
THE PROVISIONS OF THIS SECTION SHALL SURVIVE THE CLOSING (AND NOT BE MERGED THEREIN) OR ANY
EARLIER TERMINATION OF THIS AGREEMENT.

	15.17	 	WAIVER OF JURY TRIAL. EACH PARTY HEREBY WAIVES TRIAL BY JURY IN ANY PROCEEDINGS
BROUGHT BY THE OTHER PARTY IN CONNECTION WITH ANY MATTER ARISING OUT OF OR IN ANY WAY
CONNECTED WITH THE TRANSACTION, THIS AGREEMENT, THE PROPERTY OR THE RELATIONSHIP OF BUYER AND
SELLER HEREUNDER. THE PROVISIONS OF THIS SECTION SHALL SURVIVE THE CLOSING (AND NOT BE MERGED
THEREIN) OR ANY EARLIER TERMINATION OF THIS AGREEMENT.

38

 

	15.18	 	Market Withdrawal. Seller agrees that while this Agreement is in effect, Seller
will not permit its brokers, members, managers, directors, employees or other agents
(collectively “Agents”), directly or indirectly, to (a) take any action to solicit,
initiate, encourage, accept or agree to any Acquisition Proposal (as hereinafter defined), or
(b) engage in negotiations with, or disclose any non-public information relating to the
Property or afford access to the books or records thereof, to any person or entity that is
considering making, or has made, an Acquisition Proposal. The term “Acquisition
Proposal” means any offer or proposal for purchase of all or any portion of the Property
or any merger or other business combination involving Seller, other than the transaction
contemplated by this Agreement. Seller shall, and shall cause its Agents to, forthwith
terminate all pending negotiations with respect to any Acquisition Proposal by any person or
entity other than Buyer.

	15.19	 	Facsimile Signatures. Signatures to this Agreement transmitted by telecopy shall be
valid and effective to bind the party so signing. Each party agrees to promptly deliver an
execution original to this Agreement with its actual signature to the other party, but a
failure to do so shall not affect the enforceability of this Agreement, it being expressly
agreed that each party to this Agreement shall be bound by its own telecopied signature and
shall accept the telecopied signature of the other party to this Agreement.

[Remainder of page intentionally blank]

39

 

IN WITNESS WHEREOF, each party hereto has caused this Agreement to be duly executed to be effective
as of the day and year first above written.

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	SELLER:	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	LHRET INDIANAPOLIS, LLC, a Delaware limited liability company	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	By:	 	Lillibridge
Healthcare Real Estate Trust, L.P., a Delaware limited
partnership, sole member	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	By:	 	Lillibridge Healthcare Real Estate Trust, a

Maryland real estate investment trust, general

partner
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	By:	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	Name:
	 	Joseph G. Kurzydym	 	 	 	 	 	 
	 

	 	 	 	 	 	Title:
	 	EVP and CFO	 	 	 	 	 	 
	 
	 	 	BUYER:	 	 	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	COGDELL SPENCER LP,
a Delaware limited partnership	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	By:	 	CS Business Trust I, a Maryland business trust,

its general partner	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	By:	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Frank C. Spencer, President

40

 

AGREEMENT OF ESCROW AGENT

     The undersigned has executed this Agreement solely to confirm its agreement to (a) hold the
Escrow Deposits in escrow in accordance with the provisions hereof and (b) comply with the
provisions of Article 13 and Section 15.2.

     In witness whereof, the undersigned has executed this Agreement as of December 13, 2005.

	 	 	 	 	 
	 	 	FIRST AMERICAN TITLE INSURANCE COMPANY
	 
	 	 	 	 
	 

	 	By:	 	 
	 

	 	 	 	 
	 

	 	Name:	 	 
	 

	 	 	 	 
	 

	 	Title:	 	 
	 

	 	 	 	 

41

 

EXHIBIT A

LEGAL DESCRIPTION

TRACT ONE:

PARCEL I:

BUILDINGS AND IMPROVEMENTS ONLY ON THE FOLLOWING DESCRIBED PROPERTY:
A PART OF THE NORTHEAST QUARTER OF SECTION 35, TOWNSHIP 16 NORTH, RANGE 3 EAST, LOCATED IN CENTER
TOWNSHIP, MARION COUNTY, INDIANA, BEING A PART OF LOTS 1 THROUGH 4, BOTH INCLUSIVE, IN SHIDELER’S
SUBDIVISION AS PER PLAT THEREOF RECORDED IN PLAT BOOK 4, PAGE 5 IN THE OFFICE OF THE RECORDER OF
MARION COUNTY, INDIANA, A PART OF LOTS 10, 11 AND 12 IN UNVERZAGT’S SUBDIVISION AS PER PLAT THEREOF
RECORDED IN PLAT BOOK 4, PAGE 4 IN SAID RECORDER’S OFFICE AND A PART OF 18TH STREET BEING BOUNDED
AS FOLLOWS:

COMMENCING AT THE INTERSECTION OF THE SOUTHERN RIGHT-OF-WAY LINE OF 19TH STREET AND THE WESTERN
RIGHT-OF-WAY LINE OF SENATE AVENUE, SAID POINT ALSO BEING THE NORTHEASTERN CORNER OF LOT 11 IN
MARTIN HEIR’S SUBDIVISION AS PER PLAT THEREOF RECORDED IN PLAT BOOK 7, PAGE 58 IN THE OFFICE OF THE
RECORDER OF MARION COUNTY, INDIANA; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS (ASSUMED BEARING)
345.91 FEET ALONG THE WESTERN RIGHT-OF-WAY LINE OF SENATE AVENUE; THENCE NORTH 90 DEGREES 00
MINUTES 00 SECONDS WEST 26.25 FEET PERPENDICULAR TO THE WESTERN RIGHT-OF-WAY LINE OF SENATE AVENUE
TO A POINT BEING 5.00 FEET NORTH OF THE NORTHEASTERN CORNER OF AN EXISTING BUILDING (M.P.C. 1)
WHICH IS THE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS
235.00 FEET ALONG THE NORTHERLY EXTENSION OF THE EASTERN FACE OF SAID BUILDING, ALONG THE EASTERN
FACE OF SAID BUILDING AND ALONG THE SOUTHERLY EXTENSION OF THE EASTERN FACE OF SAID BUILDING TO A
POINT BEING 5.00 FEET SOUTH OF THE SOUTHEASTERN CORNER OF SAID BUILDING THE FOLLOWING SEVEN (7)
COURSES ARE 5.00 BEYOND THE FACE OF SAID EXISTING BUILDING; 1) THENCE NORTH 90 DEGREES 00 MINUTES
00 SECONDS WEST 92.50 FEET; 2) THENCE NORTH 00 DEGREES 00 MINUTES 00 SECONDS 125.00 FEET; 3) THENCE
NORTH 90 DEGREES 00 MINUTES 00 SECONDS WEST 4.00 FEET; 4) THENCE NORTH 00 DEGREES 00 MINUTES 00
SECONDS 90.00 FEET; 5) THENCE NORTH 90 DEGREES 00 MINUTES 00 SECONDS EAST 4.00 FEET; 6) THENCE
NORTH 00 DEGREES 00 MINUTES 00 SECONDS 20.00 FEET; 7) THENCE NORTH 90 DEGREES 00 MINUTES 00 SECONDS
EAST 92.50 FEET TO THE POINT OF BEGINNING.

PARCEL II:

Exhibit A, Page 1

 

LEASEHOLD INTEREST AS TO THE GROUND ONLY IN THE FOLLOWING DESCRIBED PROPERTY:

A PART OF THE NORTHEAST QUARTER OF SECTION 35, TOWNSHIP 16 NORTH, RANGE 3 EAST, LOCATED IN CENTER
TOWNSHIP, MARION COUNTY, INDIANA, BEING A PART OF LOTS 1 THROUGH 4, BOTH INCLUSIVE, IN SHIDELER’S
SUBDIVISION AS PER PLAT THEREOF RECORDED IN PLAT BOOK 4, PAGE 5 IN THE OFFICE OF THE RECORDER OF
MARION COUNTY, INDIANA, A PART OF LOTS 10, 11 AND 12 IN UNVERZAGT’S SUBDIVISION AS PER PLAT THEREOF
RECORDED IN PLAT BOOK 4, PAGE 4 IN SAID RECORDER’S OFFICE AND A PART OF 18TH STREET BEING BOUNDED
AS FOLLOWS:

COMMENCING AT THE INTERSECTION OF THE SOUTHERN RIGHT-OF-WAY LINE OF 19TH STREET AND THE WESTERN
RIGHT-OF-WAY LINE OF SENATE AVENUE, SAID POINT ALSO BEING THE NORTHEASTERN CORNER OF LOT 11 IN
MARTIN HEIR’S SUBDIVISION AS PER PLAT THEREOF RECORDED IN PLAT BOOK 7, PAGE 58 IN THE OFFICE OF THE
RECORDER OF MARION COUNTY, INDIANA; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS (ASSUMED BEARING)
345.91 FEET ALONG THE WESTERN RIGHT-OF-WAY LINE OF SENATE AVENUE; THENCE NORTH 90 DEGREES 00
MINUTES 00 SECONDS WEST 26.25 FEET PERPENDICULAR TO THE WESTERN RIGHT-OF-WAY LINE OF SENATE AVENUE
TO A POINT BEING 5.00 FEET NORTH OF THE NORTHEASTERN CORNER OF AN EXISTING BUILDING (M.P.C. 1)
WHICH IS THE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS
235.00 FEET ALONG THE NORTHERLY EXTENSION OF THE EASTERN FACE OF SAID BUILDING, ALONG THE EASTERN
FACE OF SAID BUILDING AND ALONG THE SOUTHERLY EXTENSION OF THE EASTERN FACE OF SAID BUILDING TO A
POINT BEING 5.00 FEET SOUTH OF THE SOUTHEASTERN CORNER OF SAID BUILDING THE FOLLOWING SEVEN (7)
COURSES ARE 5.00 BEYOND THE FACE OF SAID EXISTING BUILDING; 1) THENCE NORTH 90 DEGREES 00 MINUTES
00 SECONDS WEST 92.50 FEET; 2) THENCE NORTH 00 DEGREES 00 MINUTES 00 SECONDS 125.00 FEET; 3) THENCE
NORTH 90 DEGREES 00 MINUTES 00 SECONDS WEST 4.00 FEET; 4) THENCE NORTH 00 DEGREES 00 MINUTES 00
SECONDS 90.00 FEET; 5) THENCE NORTH 90 DEGREES 00 MINUTES 00 SECONDS EAST 4.00 FEET; 6) THENCE
NORTH 00 DEGREES 00 MINUTES 00 SECONDS 20.00 FEET; 7) THENCE NORTH 90 DEGREES 00 MINUTES 00 SECONDS
EAST 92.50 FEET TO THE POINT OF BEGINNING.

PARCEL III:

A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS AS SET OUT IN AN ACCESS EASEMENT AGREEMENT RECORDED
OCTOBER 21, 1983 AS INSTRUMENT # 83-77305 AND A FIRST AMENDMENT RECORDED SEPTEMBER 26, 1985 AS
INSTRUMENT # 85-83716 IN THE OFFICE OF THE RECORDER OF MARION COUNTY, INDIANA, OVER THE FOLLOWING:

50 FEET ON EACH SIDE OF THE FOLLOWING DESCRIBED CENTERLINE:

COMMENCING AT THE INTERSECTION OF THE SOUTH RIGHT-OF-WAY LINE OF 19TH STREET AND THE WEST
RIGHT-OF-WAY LINE OF SENATE AVENUE, SAID

Exhibit A, Page 2

 

POINT BEING ALSO THE NORTHEAST CORNER OF LOT 11 IN MARTIN HEIR’S SUBDIVISION, THE PLAT OF WHICH IS
RECORDED IN PLAT BOOK 7, PAGE 58 IN THE OFFICE OF THE RECORDER OF MARION COUNTY, INDIANA; THENCE
SOUTH 00 DEGREES 00 MINUTES 00 SECONDS WEST ALONG SAID WEST RIGHT-OF-WAY LINE OF SENATE AVENUE
345.91 FEET; THENCE SOUTH 90 DEGREES 00 MINUTES 00 SECONDS WEST PERPENDICULAR TO SAID WEST
RIGHT-OF-WAY LINE 118.75 FEET; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS WEST PARALLEL WITH
SAID WEST RIGHT-OF-WAY LINE 20.00 FEET; THENCE SOUTH 90 DEGREES 00 MINUTES 00 SECONDS WEST
PERPENDICULAR TO SAID WEST RIGHT-OF-WAY LINE 4.00 FEET; THENCE SOUTH 00 DEGREES 00 MINUTES 00
SECONDS WEST PARALLEL WITH SAID WEST RIGHT-OF-WAY 47.92 FEET TO THE POINT OF BEGINNING OF THE
HEREIN DESCRIBED CENTERLINE; THENCE SOUTH 90 DEGREES 00 MINUTES 00 SECONDS WEST PERPENDICULAR TO
SAID WEST RIGHT-OF-WAY LINE 209.25 FEET; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS WEST
PARALLEL WITH SAID WEST RIGHT-OF-WAY LINE 41.97 FEET TO A TANGENT CURVE CONCAVE WESTERLY HAVING A
RADIUS OF 223.58 FEET AND A CENTRAL ANGEL OF 36 DEGREES 59 MINUTES 31 SECONDS; THENCE ALONG SAID
CURVE AN ARC DISTANCE OF 144.35 FEET (SAID ARC BEING SUBTENDED BY A CHORD HAVING A BEARING OF SOUTH
18 DEGREES 29 MINUTES 45 SECONDS WEST AND A LENGTH OF 141.85 FEET); THENCE SOUTH 36 DEGREES 59
MINUTES 31 SECONDS WEST TANGENT TO THE LAST DESCRIBED CURVE 93.90 FEET TO A NON-TANGENT CURVE
CONCAVE SOUTHWESTERLY HAVING A RADIUS OF 480.05 FEET AND A CENTRAL ANGLE OF 15 DEGREES 38 MINUTES
08 SECONDS; THENCE ALONG SAID CURVE AN ARC DISTANCE OF 131.00 FEET (SAID ARC BEING SUBTENDED BY A
CHORD HAVING A BEARING OF NORTH 64 DEGREES 07 MINUTES 18 SECONDS WEST AND A LENGTH OF 130.60 FEET);
THENCE NORTH 71 DEGREES 56 MINUTES 22 SECONDS WEST TANGENT TO THE LAST DESCRIBED CURVE 48.38 FEET
TO THE EASTERLY RIGHT-OF-WAY LINE OF RELOCATED SENATE AVENUE AND THERE TERMINATING.

TRACT TWO:

PARCEL I:

BUILDINGS AND IMPROVEMENTS ONLY ON THE FOLLOWING DESCRIBED PROPERTY:
A PART OF THE NORTHEAST QUARTER OF SECTION 35, TOWNSHIP 16 NORTH, RANGE 3 EAST, LOCATED IN CENTER
TOWNSHIP, MARION COUNTY, INDIANA, BEING A PART OF LOTS 1 THROUGH 4, BOTH INCLUSIVE, IN SHIDELER’S
SUBDIVISION AS PER PLAT THEREOF RECORDED IN PLAT BOOK 4, PAGE 5 IN THE OFFICE OF THE RECORDER OF
MARION COUNTY, INDIANA, A PART OF LOTS 10, 11 AND 12 IN UNVERZAGT’S SUBDIVISION AS PER PLAT THEREOF
RECORDED IN PLAT BOOK 4, PAGE 4 IN SAID RECORDER’S OFFICE AND A PART OF 18TH STREET BEING BOUNDED
AS FOLLOWS:

COMMENCING AT THE INTERSECTION OF THE SOUTHERN RIGHT-OF-WAY LINE OF 19TH STREET AND THE WESTERN
RIGHT-OF-WAY LINE OF SENATE AVENUE, SAID POINT ALSO BEING THE NORTHEASTERN CORNER OF LOT 11 IN
MARTIN

Exhibit A, Page 3

 

HEIR’S SUBDIVISION AS PER PLAT THEREOF RECORDED IN PLAT BOOK 7, PAGE 58 IN THE OFFICE OF THE
RECORDER OF MARION COUNTY, INDIANA; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS (ASSUMED BEARING)
345.91 FEET ALONG THE WESTERN RIGHT-OF-WAY LINE OF SENATE AVENUE; THENCE NORTH 90 DEGREES 00
MINUTES 00 SECONDS WEST 26.25 FEET PERPENDICULAR TO THE WESTERN RIGHT-OF-WAY LINE OF SENATE AVENUE
TO A POINT BEING 5.00 FEET NORTH OF THE NORTHEASTERN CORNER OF AN EXISTING BUILDING (M.P.C. 1)
WHICH IS THE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS
235.00 FEET ALONG THE NORTHERLY EXTENSION OF THE EASTERN FACE OF SAID BUILDING, ALONG THE EASTERN
FACE OF SAID BUILDING AND ALONG THE SOUTHERLY EXTENSION OF THE EASTERN FACE OF SAID BUILDING TO A
POINT BEING 5.00 FEET SOUTH OF THE SOUTHEASTERN CORNER OF SAID BUILDING THE FOLLOWING SEVEN (7)
COURSES ARE 5.00 BEYOND THE FACE OF SAID EXISTING BUILDING; 1) THENCE NORTH 90 DEGREES 00 MINUTES
00 SECONDS WEST 92.50 FEET; 2) THENCE NORTH 00 DEGREES 00 MINUTES 00 SECONDS 125.00 FEET; 3) THENCE
NORTH 90 DEGREES 00 MINUTES 00 SECONDS WEST 4.00 FEET; 4) THENCE NORTH 00 DEGREES 00 MINUTES 00
SECONDS 90.00 FEET; 5) THENCE NORTH 90 DEGREES 00 MINUTES 00 SECONDS EAST 4.00 FEET; 6) THENCE
NORTH 00 DEGREES 00 MINUTES 00 SECONDS 20.00 FEET; 7) THENCE NORTH 90 DEGREES 00 MINUTES 00 SECONDS
EAST 92.50 FEET TO THE POINT OF BEGINNING.

PARCEL II:

LEASEHOLD INTEREST AS TO THE GROUND ONLY IN THE FOLLOWING DESCRIBED PROPERTY:
A PART OF THE NORTHEAST QUARTER OF SECTION 35, TOWNSHIP 16 NORTH, RANGE 3 EAST LOCATED IN CENTER
TOWNSHIP, MARION COUNTY, INDIANA BEING PART OF LOTS 7, 8 AND 9 IN ROSS’ SUBDIVISION AS PER PLAT
THEREOF RECORDED IN PLAT BOOK 7, PAGE 1 IN THE OFFICE OF THE RECORDER OF MARION COUNTY, INDIANA;
PARTS OF LOTS 4, 5 AND 6 IN SHIDELER’S SUBDIVISION AS PER PLAT THEREOF RECORDED IN PLAT BOOK 4,
PAGE 5 IN SAID RECORDER’S OFFICE; PART OF LOTS 37 THROUGH 42, BOTH INCLUSIVE, IN HIGHLAND PLACE
ADDITION AS PER PLAT THEREOF RECORDED IN PLAT BOOK 9, PAGE 187 IN SAID RECORDER’S OFFICE; A PART OF
HIGHLAND PLACE (A PLATTED STREET); AND A PART OF ALL PLATTED ALLEYS BOUNDED BY SAID HIGHLAND PLACE
ON THE WEST, 19TH STREET ON THE NORTH, SENATE AVENUE ON THE EAST AND 18TH STREET ON THE SOUTH BEING
BOUNDED AS FOLLOWS:

COMMENCING AT THE INTERSECTION OF THE SOUTHERN RIGHT-OF-WAY LINE OF FORMER (VACATED) 19TH STREET
AND THE WESTERN RIGHT-OF-WAY LINE OF FORMER (VACATED) SENATE AVENUE, SAID POINT BEING THE
NORTHEASTERN CORNER OF LOT 11 IN MARTIN HEIRS SUBDIVISION AS PER PLAT THEREOF RECORDED IN PLAT BOOK
7, PAGE 58 IN THE OFFICE OF THE RECORDER OF MARION COUNTY, INDIANA; THENCE SOUTH 00 DEGREES 00
MINUTES 00 SECONDS (ASSUMED BEARING) 159.82 FEET ALONG THE WESTERN RIGHT-OF-WAY LINE OF FORMER
(VACATED) SENATE AVENUE; THENCE NORTH 89 DEGREES 57 MINUTES 13 SECONDS WEST 58.39 FEET TO THE
NORTHEASTERN

Exhibit A, Page 4

 

CORNER OF A MULTILEVEL PARKING STRUCTURE KNOWN AS “PARKING GARAGE 2” AND TO THE POINT OF BEGINNING
OF THIS DESCRIPTION, THE NEXT TWO (2) COURSES ARE ALONG THE FACE OF “PARKING GARAGE 2”; 1) THENCE
SOUTH 00 DEGREES 03 MINUTES 58 SECONDS WEST 173.70 FEET; 2) THENCE NORTH 89 DEGREES 57 MINUTES 13
SECONDS WEST 54.20 FEET; THENCE SOUTH 00 DEGREES 02 MINUTES 47 SECONDS WEST 5.00 FEET TO A POINT
BEING 5.00 FEET (MEASURED PERPENDICULARLY IN A SOUTHERLY DIRECTION) BEYOND THE FACE OF “PARKING
GARAGE 2”, THE NEXT TWO (2) COURSES ARE 5.00 FEET BEYOND THE FACE OF “PARKING GARAGE 2”; 1) THENCE
NORTH 89 DEGREES 57 MINUTES 13 SECONDS WEST 240.71 FEET; THENCE NORTH 00 DEGREES 03 MINUTES 58
SECONDS EAST 178.70 FEET TO A POINT ON THE WESTERLY EXTENSION OF THE NORTHERN FACE OF “PARKING
GARAGE 2”; THENCE SOUTH 89 DEGREES 57 MINUTES 13 SECONDS EAST 39.74 FEET ALONG THE WESTERLY
EXTENSION OF THE NORTHERN FACE OF “PARKING GARAGE 2”, SAID ALONG THE NORTHERN FACE OF “PARKING
GARAGE 2”, ALL OF THE FOLLOWING COURSES ARE ALONG THE FACE OF “PARKING GARAGE 2”; THENCE NORTH 00
DEGREES 02 MINUTES 47 SECONDS EAST 10.88 FEET; THENCE SOUTH 89 DEGREES 57 MINUTES 13 SECONDS EAST
19.53 FEET; THENCE SOUTH 00 DEGREES 02 MINUTES 47 SECONDS WEST 10.88 FEET; THENCE SOUTH 89 DEGREES
57 MINUTES 13 SECONDS EAST 235.64 FEET TO THE POINT OF BEGINNING.

PARCEL III:

BUILDINGS AND IMPROVEMENTS ONLY ON THE FOLLOWING DESCRIBED PROPERTY:
A PART OF THE NORTHEAST QUARTER OF SECTION 35, TOWNSHIP 16 NORTH, RANGE 3 EAST LOCATED IN CENTER
TOWNSHIP, MARION COUNTY, INDIANA BEING PARTS OF LOTS 9 THROUGH 11 IN ROSS’ SUBDIVISION AS PER PLAT
THEREOF RECORDED IN PLAT BOOK 7, PAGE 1 IN THE OFFICE OF THE RECORDER OF MARION COUNTY, INDIANA,
PARTS OF LOTS 36 AND 37 IN HIGHLAND PLACE ADDITION AS PER PLAT THEREOF RECORDED IN PLAT BOOK 9,
PAGE 187 IN SAID RECORDER’S OFFICE, A PART OF HIGHLAND PLACE (A PLATTED STREET), AND A PORTION OF
THE FORMER (VACATED) FIRST ALLEY WEST OF FORMER (VACATED) SENATE AVENUE ON THE SOUTH SIDE OF FORMER
(VACATED) 19TH STREET:

COMMENCING AT THE INTERSECTION OF THE SOUTHERN RIGHT-OF-WAY LINE OF FORMER (VACATED) 19TH STREET
AND THE WESTERN RIGHT-OF-WAY LINE OF FORMER (VACATED) SENATE AVENUE, SAID POINT BEING THE
NORTHEASTERN CORNER OF LOT 11 IN MARTIN HEIRS SUBDIVISION AS PER PLAT THEREOF RECORDED IN PLAT BOOK
7, PAGE 58 IN THE OFFICE OF THE RECORDER OF MARION COUNTY, INDIANA; THENCE SOUTH 00 DEGREES 00
MINUTES 00 SECONDS (ASSUMED BEARING) 159.82 FEET ALONG THE WESTERN RIGHT-OF-WAY LINE OF FORMER
(VACATED) SENATE AVENUE; THENCE NORTH 89 DEGREES 57 MINUTES 13 SECONDS WEST 58.39 FEET TO THE
NORTHEASTERN CORNER OF A MULTILEVEL PARKING STRUCTURE KNOWN AS “PARKING GARAGE 2” AND TO THE POINT
OF BEGINNING OF THIS DESCRIPTION; THENCE NORTH 00 DEGREES 02 MINUTES 47 SECONDS EAST 67.58 FEET
PERPENDICULAR

Exhibit A, Page 5

 

TO THE NORTHERN FACE OF “PARKING GARAGE 2”, THE FOLLOWING FOUR (4) COURSES ARE PERPENDICULAR TO OR
PARALLEL WITH THE NORTHERN FACE OF “PARKING GARAGE 2”; 1) NORTH 89 DEGREES 57 MINUTES 13 SECONDS
WEST 181.37 FEET; 2) THENCE NORTH 00 DEGREES 02 MINUTES 47 SECONDS EAST 5.00 FEET; 3) THENCE NORTH
89 DEGREES 57 MINUTES 13 SECONDS WEST 80.04 FEET; 4) THENCE SOUTH 00 DEGREES 02 MINUTES 47 SECONDS
WEST 24.16 FEET TO A POINT ON A NON-TANGENT CURVE CONCAVE TO THE SOUTHEAST, SAID POINT BEING NORTH
07 DEGREES 24 MINUTES 57 SECONDS WEST 38.50 FEET FROM THE RADIUS POINT ON SAID CURVE; THENCE
WESTERLY, SOUTHWESTERLY AND SOUTHERLY 55.46 FEET ALONG SAID CURVE TO ITS POINT OF TANGENCY; SAID
POINT OF TANGENCY BEING NORTH 89 DEGREES 57 MINUTES 13 SECONDS WEST 38.50 FEET (PARALLEL WITH THE
NORTHERN FACE OF “PARKING GARAGE 2”) FROM THE RADIUS POINT OF SAID CURVE; THENCE SOUTH 00 DEGREES
02 MINUTES 47 SECONDS WEST 10.25 FEET PERPENDICULAR TO THE NORTHERN FACE OF “PARKING GARAGE 2” TO A
POINT ON THE WESTERLY EXTENSION OF THE NORTHERN FACE OF “PARKING GARAGE 2”; THENCE SOUTH 89 DEGREES
57 MINUTES 13 SECONDS EAST 39.74 FEET ALONG THE WESTERLY EXTENSION OF THE NORTHERN FACE OF “PARKING
GARAGE 2” AND ALONG THE NORTHERN FACE OF “PARKING GARAGE 2”, ALL THE FOLLOWING COURSES ARE ALONG
THE NORTHERN FACE OF “PARKING GARAGE 2”; THENCE NORTH 00 DEGREES 02 MINUTES 47 SECONDS EAST 10.88
FEET; THENCE SOUTH 89 DEGREES 57 MINUTES 13 SECONDS EAST 19.53 FEET; THENCE SOUTH 00 DEGREES 02
MINUTES 47 SECONDS WEST 10.88 FEET; THENCE SOUTH 89 DEGREES 57 MINUTES 13 SECONDS EAST 235.64 FEET
TO THE POINT OF BEGINNING.

PARCEL IV:

LEASEHOLD INTEREST IN THE GROUND ONLY IN THE FOLLOWING DESCRIBED PROPERTY:
A PART OF THE NORTHEAST QUARTER OF SECTION 35, TOWNSHIP 16 NORTH, RANGE 3 EAST LOCATED IN CENTER
TOWNSHIP, MARION COUNTY, INDIANA BEING PARTS OF LOTS 9 THROUGH 11 IN ROSS’ SUBDIVISION AS PER PLAT
THEREOF RECORDED IN PLAT BOOK 7, PAGE 1 IN THE OFFICE OF THE RECORDER OF MARION COUNTY, INDIANA,
PARTS OF LOTS 36 AND 37 IN HIGHLAND PLACE ADDITION AS PER PLAT THEREOF RECORDED IN PLAT BOOK 9,
PAGE 187 IN SAID RECORDER’S OFFICE, A PART OF HIGHLAND PLACE (A PLATTED STREET), AND A PORTION OF
THE FORMER (VACATED) FIRST ALLEY WEST OF FORMER (VACATED) SENATE AVENUE ON THE SOUTH SIDE OF FORMER
(VACATED) 19TH STREET:

COMMENCING AT THE INTERSECTION OF THE SOUTHERN RIGHT-OF-WAY LINE OF FORMER (VACATED) 19TH STREET
AND THE WESTERN RIGHT-OF-WAY LINE OF FORMER (VACATED) SENATE AVENUE, SAID POINT BEING THE
NORTHEASTERN CORNER OF LOT 11 IN MARTIN HEIRS SUBDIVISION AS PER PLAT THEREOF RECORDED IN PLAT BOOK
7, PAGE 58 IN THE OFFICE OF THE RECORDER OF MARION COUNTY, INDIANA; THENCE SOUTH 00 DEGREES 00
MINUTES 00 SECONDS (ASSUMED BEARING) 159.82 FEET ALONG THE WESTERN RIGHT-OF-WAY LINE OF FORMER
(VACATED) SENATE AVENUE; THENCE NORTH 89

Exhibit A, Page 6

 

DEGREES 57 MINUTES 13 SECONDS WEST 58.39 FEET TO THE NORTHEASTERN CORNER OF A MULTILEVEL PARKING
STRUCTURE KNOWN AS “PARKING GARAGE 2” AND TO THE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE
NORTH 00 DEGREES 02 MINUTES 47 SECONDS EAST 67.58 FEET PERPENDICULAR TO THE NORTHERN FACE OF
“PARKING GARAGE 2”, THE FOLLOWING FOUR (4) COURSES ARE PERPENDICULAR TO OR PARALLEL WITH THE
NORTHERN FACE OF “PARKING GARAGE 2”; 1) NORTH 89 DEGREES 57 MINUTES 13 SECONDS WEST 181.37 FEET; 2)
THENCE NORTH 00 DEGREES 02 MINUTES 47 SECONDS EAST 5.00 FEET; 3) THENCE NORTH 89 DEGREES 57 MINUTES
13 SECONDS WEST 80.04 FEET; 4) THENCE SOUTH 00 DEGREES 02 MINUTES 47 SECONDS WEST 24.16 FEET TO A
POINT ON A NON-TANGENT CURVE CONCAVE TO THE SOUTHEAST, SAID POINT BEING NORTH 07 DEGREES 24 MINUTES
57 SECONDS WEST 38.50 FEET FROM THE RADIUS POINT ON SAID CURVE; THENCE WESTERLY, SOUTHWESTERLY AND
SOUTHERLY 55.46 FEET ALONG SAID CURVE TO ITS POINT OF TANGENCY; SAID POINT OF TANGENCY BEING NORTH
89 DEGREES 57 MINUTES 13 SECONDS WEST 38.50 FEET (PARALLEL WITH THE NORTHERN FACE OF “PARKING
GARAGE 2”) FROM THE RADIUS POINT OF SAID CURVE; THENCE SOUTH 00 DEGREES 02 MINUTES 47 SECONDS WEST
10.25 FEET PERPENDICULAR TO THE NORTHERN FACE OF “PARKING GARAGE 2” TO A POINT ON THE WESTERLY
EXTENSION OF THE NORTHERN FACE OF PARKING GARAGE 2”; THENCE SOUTH 89 DEGREES 57 MINUTES 13 SECONDS
EAST 39.74 FEET ALONG THE WESTERLY EXTENSION OF THE NORTHERN FACE OF “PARKING GARAGE 2” AND ALONG
THE NORTHERN FACE OF “PARKING GARAGE 2”, ALL THE FOLLOWING COURSES ARE ALONG THE NORTHERN FACE OF
“PARKING GARAGE 2”; THENCE NORTH 00 DEGREES 02 MINUTES 47 SECONDS EAST 10.88 FEET; THENCE SOUTH 89
DEGREES 57 MINUTES 13 SECONDS EAST 19.53 FEET; THENCE SOUTH 00 DEGREES 02 MINUTES 47 SECONDS WEST
10.88 FEET; THENCE SOUTH 89 DEGREES 57 MINUTES 13 SECONDS EAST 235.64 FEET TO THE POINT OF
BEGINNING.

PARCEL V:

A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER THE FOLLOWING DESCRIBED REAL ESTATE:

COMMENCING AT THE INTERSECTION OF THE SOUTHERN RIGHT-OF-WAY LINE OF FORMER (VACATED) 19TH STREET
AND THE WESTERN RIGHT-OF-WAY LINE OF FORMER (VACATED) SENATE AVENUE, SAID POINT BEING THE
NORTHEASTERN CORNER OF LOT 11 IN MARTIN HEIRS SUBDIVISION AS PER PLAT THEREOF RECORDED IN PLAT BOOK
7, PAGE 58 IN THE OFFICE OF THE RECORDER OF MARION COUNTY, INDIANA; THENCE SOUTH 00 DEGREES 00
MINUTES 00 SECONDS (ASSUMED BEARING) 159.82 FEET ALONG THE WESTERN RIGHT-OF-WAY LINE OF FORMER
(VACATED) SENATE AVENUE; THENCE NORTH 89 DEGREES 57 MINUTES 13 SECONDS WEST 58.39 FEET TO THE
NORTHEASTERN CORNER OF A MULTILEVEL PARKING STRUCTURE KNOWN AS “PARKING GARAGE 2”, THE NEXT TWO (2)
COURSES ARE ALONG THE FACE OF “PARKING GARAGE 2”; 1) THENCE SOUTH 00 DEGREES 03 MINUTES 58 SECONDS
WEST 173.70 FEET; 2) THENCE NORTH 89 DEGREES 57 MINUTES 13 SECONDS WEST 54.20 FEET; THENCE SOUTH 00
DEGREES 02 MINUTES 47 SECONDS WEST 5.00 FEET TO A POINT

Exhibit A, Page 7

 

BEING 5.00 FEET (MEASURED PERPENDICULARLY IN A SOUTHERLY DIRECTION) FROM THE SOUTHERN FACE OF
“PARKING GARAGE 2”; THENCE NORTH 89 DEGREES 57 MINUTES 13 SECONDS WEST 240.71 FEET PARALLEL WITH
THE SOUTHERN FACE OF “PARKING GARAGE 2” TO A POINT BEING 5.00 FEET (MEASURED PERPENDICULARLY IN
WESTERLY DIRECTION) FROM THE WESTERN FACE OF “PARKING GARAGE 2” AND TO THE POINT OF BEGINNING OF
THIS DESCRIPTION; THENCE SOUTH 00 DEGREES 03 MINUTES 58 SECONDS WEST 25.59 FEET PARALLEL WITH THE
WESTERN FACE OF “PARKING GARAGE 2” TO THE NORTHERN LINE OF INGRESS AND EGRESS EASEMENT DESCRIBED IN
EXHIBIT “A” OF FIRST AMENDMENT TO ACCESS EASEMENT AGREEMENT RECORDED AS INSTRUMENT # 85-83716 IN
SAID RECORDER’S OFFICE; THENCE NORTH 90 DEGREES 00 MINUTES 00 SECONDS WEST 28.47 FEET ALONG THE
NORTHERN BOUNDARY OF SAID EASEMENT TO A NORTHWESTERN CORNER OF SAID EASEMENT; THENCE SOUTH 00
DEGREES 00 MINUTES 00 SECONDS 61.29 FEET ALONG A WESTERN BOUNDARY OF SAID EASEMENT; THENCE NORTH 77
DEGREES 17 MINUTES 37 SECONDS WEST 42.88 FEET; THENCE NORTH 22 DEGREES 19 MINUTES 26 SECONDS WEST
127.38 FEET TO THE SOUTHEASTERN RIGHT-OF-WAY LINE OF SENATE BOULEVARD; THENCE NORTH 25 DEGREES 08
MINUTES 27 SECONDS EAST 169.66 FEET ALONG THE SOUTHEASTERN RIGHT-OF-WAY LINE OF SENATE BOULEVARD;
THENCE SOUTH 66 DEGREES 52 MINUTES 26 SECONDS EAST 50.93 FEET TO A POINT BEING 5.00 FEET (MEASURED
PERPENDICULARLY IN A WESTERLY DIRECTION) FROM THE WESTERN FACE OF “PARKING GARAGE 2”; THENCE SOUTH
00 DEGREES 03 MINUTES 58 SECONDS WEST 173.97 FEET PARALLEL WITH THE WESTERN FACE OF “PARKING GARAGE
2” TO THE POINT OF BEGINNING.

PARCEL VI:

NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS AS SET OUT IN AN ACCESS EASEMENT AGREEMENT DATED
OCTOBER 20, 1983 AND RECORDED OCTOBER 21, 1983 AS INSTRUMENT NO. 83-77305, AS AMENDED BY FIRST
AMENDMENT TO ACCESS EASEMENT AGREEMENT DATED SEPTEMBER 1, 1985 AND RECORDED SEPTEMBER 26, 1985 AS
INSTRUMENT NO. 85-83716 IN THE OFFICE OF THE RECORDER OF MARION COUNTY, INDIANA, OVER THE
FOLLOWING:

50 FEET ON EACH SIDE OF THE FOLLOWING DESCRIBED CENTERLINE:

COMMENCING AT THE INTERSECTION OF THE SOUTH RIGHT-OF-WAY LINE OF 19TH STREET AND THE WEST
RIGHT-OF-WAY LINE OF SENATE AVENUE, SAID POINT BEING ALSO THE NORTHEAST CORNER OF LOT 11 IN MARTIN
HEIR’S SUBDIVISION, THE PLAT OF WHICH IS RECORDED IN PLAT BOOK 7, PAGE 58 IN THE OFFICE OF THE
RECORDER OF MARION COUNTY, INDIANA; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS WEST ALONG SAID
WEST RIGHT-OF-WAY LINE OF SENATE AVENUE 345.91 FEET; THENCE SOUTH 90 DEGREES 00 MINUTES 00 SECONDS
WEST PERPENDICULAR TO SAID WEST RIGHT-OF-WAY LINE 118.75 FEET; THENCE SOUTH 00 DEGREES 00 MINUTES
00 SECONDS WEST PARALLEL WITH SAID WEST RIGHT-OF-WAY LINE 20.00 FEET; THENCE SOUTH 90 DEGREES 00

Exhibit A, Page 8

 

MINUTES 00 SECONDS WEST PERPENDICULAR TO SAID WEST RIGHT-OF-WAY LINE 4.00 FEET; THENCE SOUTH 00
DEGREES 00 MINUTES 00 SECONDS WEST PARALLEL WITH SAID WEST RIGHT-OF-WAY 47.92 FEET TO THE POINT OF
BEGINNING OF THE HEREIN DESCRIBED CENTERLINE; THENCE SOUTH 90 DEGREES 00 MINUTES 00 SECONDS WEST
PERPENDICULAR TO SAID WEST RIGHT-OF-WAY LINE 209.25 FEET; THENCE SOUTH 00 DEGREES 00 MINUTES 00
SECONDS WEST PARALLEL WITH SAID WEST RIGHT-OF-WAY LINE 41.97 FEET TO A TANGENT CURVE CONCAVE
WESTERLY HAVING A RADIUS OF 223.58 FEET AND A CENTRAL ANGEL OF 36 DEGREES 59 MINUTES 31 SECONDS;
THENCE ALONG SAID CURVE AN ARC DISTANCE OF 144.35 FEET (SAID ARC BEING SUBTENDED BY A CHORD HAVING
A BEARING OF SOUTH 18 DEGREES 29 MINUTES 45 SECONDS WEST AND A LENGTH OF 141.85 FEET); THENCE SOUTH
36 DEGREES 59 MINUTES 31 SECONDS WEST TANGENT TO THE LAST DESCRIBED CURVE 93.90 FEET TO A
NON-TANGENT CURVE CONCAVE SOUTHWESTERLY HAVING A RADIUS OF 480.05 FEET AND A CENTRAL ANGLE OF 15
DEGREES 38 MINUTES 08 SECONDS; THENCE ALONG SAID CURVE AN ARC DISTANCE OF 131.00 FEET (SAID ARC
BEING SUBTENDED BY A CHORD HAVING A BEARING OF NORTH 64 DEGREES 07 MINUTES 18 SECONDS WEST AND A
LENGTH OF 130.60 FEET); THENCE NORTH 71 DEGREES 56 MINUTES 22 SECONDS WEST TANGENT TO THE LAST
DESCRIBED CURVE 48.38 FEET TO THE EASTERLY RIGHT-OF-WAY LINE OF RELOCATED SENATE AVENUE AND THERE
TERMINATING.

Exhibit A, Page 9

 

EXHIBIT B

LIST OF CONTRACTS

See attached.

Exhibit B, Page 1

 

EXHIBIT C

FORM OF AS-IS CERTIFICATE AND AGREEMENT

     THIS CERTIFICATE AND AGREEMENT (this “Agreement”), is made as of 
, 2006 by COGDELL SPENCER LP, a Delaware limited partnership (“Buyer”) to and for the
benefit of LHRET INDIANAPOLIS, LLC, a Delaware limited liability company (“Seller”) and
each of the other Seller Parties (as defined herein).

RECITALS

     WHEREAS, pursuant to the terms of that certain Purchase and Sale Agreement, dated as of
December 13, 2005, by and between Seller and [Buyer – REVISE; if the named buyer has assigned in
accordance with Section 15.1 of the Sale Agreement then defined term of Buyer as used in the rest
of this Agreement should include both parties] (as the same may be amended or modified, the
“Sale Agreement”), Seller agreed to sell to Buyer, inter alia, its ground leasehold
interest in that certain real property legally described on Exhibit A attached hereto and
incorporated herein by this reference, as well as its fee interest in the improvements located
thereon and certain rights appurtenant thereto, all as more particularly described in the Sale
Agreement. Initially capitalized terms not otherwise defined herein shall have the respective
meanings ascribed to such terms in the Sale Agreement; and

     WHEREAS, the Sale Agreement requires, inter alia, that, as a condition precedent to Seller’s
obligations under the Sale Agreement, Buyer shall execute and deliver this Agreement to Seller at
Closing.

     NOW, THEREFORE, in consideration of TEN AND NO/100 DOLLARS ($10.00) and other good and
valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Buyer hereby
certifies and agrees as follows:

     1. For purposes of this Agreement, the following terms shall have the following meanings:

“Assumed Liabilities” shall mean any and all Liabilities attributable to the
Property, whether arising or accruing before, on or after the date hereof and whether
attributable to events or circumstances which have heretofore or may hereafter occur,
including, without limitation, (a) all Liabilities with respect to the structural, physical,
or environmental condition of the Property; (b) all Liabilities relating to the release of
or the presence, discovery or removal of any Hazardous Materials in, at, about or under the
Property, or for, connected with or arising out of any and all claims or causes of action
based upon CERCLA (Comprehensive Environmental Response, Compensation, and Liability Act of
1980, 42 U.S.C. §§9601 et seq., as amended by SARA (Superfund Amendment and Reauthorization
Act of 1986) and as may be further amended from time to time), the Resource Conservation and
Recovery Act of 1976, 42 U.S.C. §§6901 et seq., or any related claims or causes of action or
any other Federal, State or municipal based statutory or regulatory causes of action for
environmental contamination at, in, about or under the Property; (c) any tort claims made or
brought with respect to the Property or the use or operation thereof; and (d) all
Liabilities relating to the condition or status of Seller’s or

Exhibit C, Page 1

 

Buyer’s title to the Property. Notwithstanding the foregoing, however, “Assumed
Liabilities” shall not include any Liabilities arising out of or in connection
with:

	 	(i)	 	any claims made or causes of action alleging a default or breach by Seller
which is alleged to have occurred prior to the date hereof under any Contract entered
into between Seller and any such claimant unless Buyer knows or is deemed to
know about such claim or cause of action on or before the date hereof; or
	 
	 	(ii)	 	any tort claims which arise from any injury that occurred during the time that
Seller owned the Property unless Buyer knows or is deemed to know about such
claim on or before the expiration of the Due Diligence Period; or
	 
	 	(iii)	 	any claims made or causes of action brought by any governmental authority with
respect to Hazardous Materials deposited or placed in, at, or under the Property by
Seller during the time that Seller was the ground tenant under the Ground Leases unless
Buyer knows or is deemed to know about such claim or cause of action on or before the
Closing.

“Buyer’s Representatives” shall mean Buyer, any direct or indirect owner of any
general partnership interest in Buyer, and any officers, directors, employees, agents,
representatives and attorneys of Buyer or any such direct or indirect owner of any general
partnership interest.

“deemed to know” (or words of similar import) shall have the following meaning:

	 	(a)	 	Buyer shall be “deemed to know” of the existence of a fact or
circumstance to the extent that:

	 	(i)	 	any Buyer’s Representative knows of such fact or circumstance,
or
	 
	 	(ii)	 	such fact or circumstance is disclosed by the Sale Agreement,
the Documents, any estoppel certificate executed by any tenant of the Property
and delivered to any Buyer’s Representatives, or any Buyer’s Reports.

	 	(b)	 	Buyer shall be “deemed to know” that any Seller’s Warranty is untrue,
inaccurate or incorrect to the extent that:

	 	(i)	 	any Buyer’s Representative has knowledge of information which
is inconsistent with such Seller’s Warranty, or
	 
	 	(ii)	 	the Sale Agreement, the Documents, any estoppel certificate
executed by any tenant of the Property and delivered to any Buyer’s
Representatives, or any Buyer’s Reports contains information which is
inconsistent with such Seller’s Warranty.

“Documents” shall mean the documents and instruments applicable to the Property or
any portion thereof that any of the Seller Parties deliver or make available to any Buyer’s
Representatives prior to Closing or which are otherwise obtained by any Buyer’s

Exhibit C, Page 2

 

Representatives prior to Closing, including, but not limited to, the Title Commitment, the
Survey, the Title Documents, and the Property Documents.

“Due Diligence” shall mean examinations, inspections, investigations, tests,
studies, analyses, appraisals, evaluations and/or investigations with respect to the
Property, the Documents, and other information and documents regarding the Property,
including, without limitation, examination and review of title matters, applicable land use
and zoning Laws and other Laws applicable to the Property, the physical condition of the
Property, and the economic status of the Property.

“Hazardous Materials” shall mean any substance, chemical, waste or material that is
or becomes regulated by any Federal, State or local governmental authority because of its
toxicity, infectiousness, radioactivity, explosiveness, ignitability, corrosiveness or
reactivity, including, without limitation, asbestos or any substance containing more than
0.1 percent asbestos, the group of compounds known as polychlorinated biphenyls, flammable
explosives, oil, petroleum or any refined petroleum product.

“Liabilities” shall mean, collectively, any and all problems, conditions, losses,
costs, damages, claims, liabilities, expenses, demands or obligations of any kind or nature
whatsoever.

“Property Documents” shall mean, collectively, (a) the Leases, (b) the Contracts,
and (c) any other documents or instruments which constitute, evidence or create any portion
of the Property.

“Seller Parties” shall mean and include, collectively, (a) Seller; (b) its counsel;
(c) Seller’s property manager; (d) any direct or indirect owner of any beneficial interest
in Seller; (e) any officer, director, employee, or agent of Seller, its counsel, Seller’s
property manager or any direct or indirect owner of any beneficial interest in Seller; and
(f) any other entity or individual affiliated or related in any way to any of the foregoing.

“Seller’s Warranties” shall mean Seller’s representations and warranties set forth
in Section 9.2 of the Sale Agreement and the Closing Documents executed by Seller
for the benefit of Buyer in connection with the Closing, as such representations and
warranties may be deemed modified or waived by Buyer pursuant to the terms of the Sale
Agreement.

     2. Buyer acknowledges and agrees that, prior to the date hereof: (a) Seller has made
available to Buyer, or otherwise allowed Buyer access to, the Property and certain documents and
information regarding the Property; (b) Buyer has conducted (or has waived its right to conduct)
all Due Diligence as Buyer considered necessary or appropriate (including Due Diligence with
respect to Hazardous Materials or the environmental condition of the Property); (c) Buyer has
reviewed, examined, evaluated and verified the results of its Due Diligence to the extent it deems
necessary or appropriate with the assistance of such experts as Buyer deemed appropriate; (d) Buyer
has determined to its satisfaction the assignability of any Documents to be assigned as part of the
Transaction; and (e) except for, and only to the extent of, Seller’s Warranties, is acquiring the
Property based exclusively upon its own Due Diligence.

Exhibit C, Page 3

 

     3. Buyer acknowledges and agrees that, except for, and only to the extent of, Seller’s
Warranties:

	 	(a)	 	The Property is being sold, and Buyer is accepting possession of the Property
on the date hereof, “AS IS, WHERE IS, WITH ALL FAULTS”, with no right of setoff or
reduction in the Purchase Price.
	 
	 	(b)	 	None of the Seller Parties have or shall be deemed to have made any verbal or
written representations, warranties, promises or guarantees (whether express, implied,
statutory or otherwise) to Buyer with respect to the Property, any matter set forth,
contained or addressed in the Documents (including, but not limited to, the accuracy
and completeness thereof) or the results of Buyer’s Due Diligence.
	 
	 	(c)	 	Buyer has confirmed independently all information that it considers material to
its purchase of the Property or the Transaction.
	 
	 	(d)	 	Buyer is not relying on (and Seller and each of the other Seller
Parties does hereby disclaim and renounce) any representations or warranties of any
kind or nature whatsoever, whether oral or written, express, implied, statutory or
otherwise, from any of the Seller Parties, as to:

	 	(i)	 	the operation or performance of the Property, the income
potential, economic status, uses, or the merchantability, habitability or
fitness of any portion of the Property for a particular purpose;
	 
	 	(ii)	 	the physical condition of the Property or the condition or
safety of the Property or any component thereof, including, but not limited to,
plumbing, sewer, heating, ventilating and electrical systems, roofing, air
conditioning, foundations, soils and geology, including Hazardous Materials,
lot size, or suitability of the Property or any component thereof for a
particular purpose;
	 
	 	(iii)	 	the presence or absence, location or scope of any Hazardous
Materials in, at, about or under the Property;
	 
	 	(iv)	 	whether the appliances, if any, plumbing or utilities are in
working order;
	 
	 	(v)	 	the habitability or suitability for occupancy of any structure
and the quality of its construction;
	 
	 	(vi)	 	whether the improvements are structurally sound, in good
condition, or in compliance with applicable Laws;
	 
	 	(vii)	 	the accuracy of any statements, calculations or conditions
stated or set forth in the Documents, other books and records concerning the
Property, or any of Seller’s offering materials with respect to the Property;

Exhibit C, Page 4

 

	 	(viii)	 	the dimensions of the Property or the accuracy of any floor plans,
square footage, lease abstracts, sketches, or revenue or expense projections
related to the Property;
	 
	 	(ix)	 	the locale of the Property, the leasing market for the
Property, or the market assumptions Buyer utilized in its analysis of the
Property and determination of the Purchase Price (such as rental rates, leasing
costs, vacancy and absorption rates, land values, replacement costs,
maintenance and operating costs, financing costs, etc.);
	 
	 	(x)	 	whether the Property is or would likely constitute a target of
terrorist activity or other acts of war;
	 
	 	(xi)	 	the ability of Buyer to obtain any and all necessary
governmental approvals or permits for Buyer’s intended use and development of
the Property;
	 
	 	(xii)	 	the leasing status of the Property or the intentions of any
parties with respect to the negotiation and/or execution of any lease for any
portion of the Property; and
	 
	 	(xiii)	 	Seller’s ownership of any portion of the Property or the condition or status
of Seller’s or Buyer’s title to the Property.
	 
	 	(xiv)	 	The assignability of the Ground Leases or any other matters
concerning the Ground Leases.

	 	(e)	 	Seller is under no duty to make any affirmative disclosures or inquiry
regarding any matter which may or may not be known to any of the Seller Parties, and
Buyer, for itself and for its successors and assigns, hereby specifically waives and
releases each of the Seller Parties from any such duty that otherwise might exist.

     4. Except as otherwise specifically agreed by Buyer and Seller in writing as a specified
adjustment to the Purchase Price, any repairs or work required by Buyer are the sole responsibility
of Buyer, and Buyer agrees that there is no obligation on the part of Seller to make any changes,
alterations or repairs to the Property, including, without limitation, to cure any violations of
Law, comply with the requirements of any insurer or otherwise. Buyer is solely responsible for
obtaining any certificate of occupancy or any other approval or permit necessary for the transfer
or occupancy of the Property and for any repairs or alterations necessary to obtain the same, all
at Buyer’s sole cost and expense.

     5. Buyer (i) having inspected the Property as described above, (ii) having conducted,
reviewed, examined, evaluated and verified the results of all Due Diligence to the extent Buyer
deems appropriate as described above, and (iii) having determined that Buyer shall acquire the
Property based exclusively upon its own Due Diligence (except for, and only to the extent of,
Seller’s Warranties), then, accordingly, Buyer agrees with Seller that Buyer is in fact acquiring
the Property based exclusively upon its own Due Diligence, except for, and only to the extent of,
Seller’s Warranties, and to evidence the foregoing, Buyer agrees to release Seller as set forth
below. Accordingly, except as expressly provided hereinbelow in this Section 5, Buyer, for

Exhibit C, Page 5

 

Buyer and Buyer’s successors and assigns, hereby releases each of the Seller Parties from, and
waives any and all Liabilities against each of the Seller Parties for or attributable to or in
connection with the Property, whether arising or accruing before, on or after the date hereof and
whether attributable to events or circumstances which have heretofore or may hereafter occur,
including, without limitation, the following:

	 	(a)	 	any and all statements or opinions heretofore or hereafter made, or information
furnished, by the Seller Parties to any Buyer’s Representatives; and
	 
	 	(b)	 	any and all Liabilities with respect to the structural, physical, or
environmental condition of the Property; and
	 
	 	(c)	 	any and all Liabilities relating to the release of or the presence, discovery
or removal of any Hazardous Materials in, at, about or under the Property, or for,
connected with or arising out of any and all claims or causes of action based upon
CERCLA (Comprehensive Environmental Response, Compensation, and Liability Act of 1980,
42 U.S.C. §§9601 et seq., as amended by SARA (Superfund Amendment and Reauthorization
Act of 1986) and as may be further amended from time to time), the Resource
Conservation and Recovery Act of 1976, 42 U.S.C. §§6901 et seq., or any related claims
or causes of action or any other Federal, State or municipal based statutory or
regulatory causes of action for environmental contamination at, in, about or under the
Property; and
	 
	 	(d)	 	any and all tort claims made or brought with respect to the Property or the use
or operation thereof; and
	 
	 	(e)	 	any implied or statutory warranties or guaranties of fitness, merchantability
or any other statutory or implied warranty or guaranty of any kind or nature regarding
or relating to any portion of the Property; and
	 
	 	(f)	 	any and all Liabilities relating to the condition or status of Seller’s or
Buyer’s title to the Property.

The release and waiver set forth in this Section 5 is not intended and shall not be
construed as (x) affecting or impairing any rights or remedies that Buyer may have against Seller
as a result of a breach of any of Seller’s Warranties or any of Seller’s obligations under the Sale
Agreement which expressly survive the Closing, or (y) shifting to Buyer any obligation,
responsibility or liability for any Liability that does not constitute an Assumed Liability.

     6. Buyer hereby assumes and takes responsibility and liability for all Assumed Liabilities.
By its execution of this Agreement, Buyer hereby agrees that it shall at all times comply with all
applicable Laws involving Hazardous Materials in, at, under or about the Property or the removal of
Hazardous Materials from the Property.

     7. Buyer expressly understands and acknowledges that it is possible that unknown Liabilities
may exist with respect to the Property and that Buyer explicitly took that possibility into account
in determining and agreeing to the Purchase Price, and that a portion of such consideration, having
been bargained for between parties with the knowledge of the possibility

Exhibit C, Page 6

 

of such unknown Liabilities has been given in exchange for a full accord and satisfaction and
discharge of all such Liabilities.

     8. Buyer acknowledges and agrees that the provisions of this Agreement were a material factor
in Seller’s acceptance of the Purchase Price and, while Seller has provided the Documents and
cooperated with Buyer, Seller is unwilling to sell the Property unless the Seller Parties are
expressly released as set forth in Section 5 and Buyer assumes the obligations specified
in, and provides the indemnifications set forth in, Section 6.

     9. This Agreement shall be binding upon and shall inure to the benefit of the parties hereto
and their respective successors and permitted assigns.

     10. If any term or provision of this Agreement or the application thereof to any persons or
circumstances shall, to any extent, be invalid or unenforceable, the remainder of this Agreement or
the application of such term or provision to persons or circumstances other than those as to which
it is held invalid or unenforceable shall not be affected thereby, and each term and provision of
this Agreement shall be valid and enforced to the fullest extent permitted by law.

[Remainder of page intentionally blank]

Exhibit C, Page 7

 

     IN WITNESS WHEREOF, Buyer has executed this Agreement as of the date first set forth
hereinabove.

	 	 	 	 	 	 	 
	 	 	COGDELL SPENCER LP, a Delaware limited

partnership
	 
	 	 	 	 	 	 
	 	 	By:	 	CS Business Trust I, a Maryland business trust,

its general partner
	 
	 	 	 	 	 	 
	 

	 	 	 	By:	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	 	 	     Frank C. Spencer, President

Exhibit C, Page 8

 

EXHIBIT D

FORM OF DEED

     LHRET INDIANAPOLIS, 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 paid in hand to Grantor by COGDELL SPENCER LP, a Delaware limited partnership
(“Grantee”), the receipt and sufficiency of which is hereby acknowledged, has CONVEYED and
QUIT CLAIMED and by these presents does CONVEY and QUIT CLAIM unto Grantee all of Grantor’s right,
title and interest in and to all buildings, improvements and fixtures (the “Improvements”)
located on, but not Grantor’s right, title and interest to, that certain parcel of land located in
Marion County, Indiana and legally described in Exhibit A attached hereto and incorporated
herein by this reference and all easements appurtenant thereto (the “Land”) (herein, the
Land and Improvements are sometimes collectively referred to as the “Real Property”).
Grantee holds the ground leasehold interest in the Land pursuant to the Ground Leases (as defined
in that certain Purchase and Sale Agreement, dated as of December 12, 2005, by and between Grantor
and [Grantee]).

     This conveyance is made by Grantor and accepted by Grantee subject to (i) all covenants,
conditions, restrictions, and other matters of record in the office of the County Recorder of
Marion County, Indiana, (ii) and all unpaid taxes and assessments, known or unknown and (iii) any
matters that would be disclosed by a physical inspection of the Real Property or an accurate survey
of the Real Property (collectively, the “Permitted Exceptions”).

     TO HAVE AND TO HOLD the Improvements, subject to the Permitted Exceptions, unto Grantee, its
legal representatives, successors and assigns forever.

     Reference is made to that certain As-Is Certificate and Agreement, bearing even date herewith,
executed by Grantee for the benefit of Grantor (the “As-Is Certificate”), pursuant to which
Grantee has (a) agreed to certain limitations on representations, warranties, and liabilities of
Grantor; (b) waived and released certain rights and claims against Grantor and certain of its
affiliates; and (c) agreed to assume the Assumed Liabilities (as defined in the As-Is Certificate).
The As-Is Certificate is binding upon Grantee and its successors and assigns, including successor
owners of the Real Property.

     If any term or provision of this Deed or the application thereof to any persons or
circumstances shall, to any extent, be invalid or unenforceable, the remainder of this Deed or the
application of such term or provision to persons or circumstances other than those as to which it
is held invalid or unenforceable shall not be affected thereby, and each term and provision of this
Deed shall be valid and enforced to the fullest extent permitted by law.

     This Deed may be executed in counterparts, each of which shall be an original and all of which
counterparts taken together shall constitute one and the same agreement.

[Remainder of page intentionally blank]

Exhibit D, Page 1

 

     IN WITNESS WHEREOF, this Deed has been executed by Grantor as of                     , 2006 to be effective as of                    , 2006.

	 	 	 	 	 	 	 	 	 
	 	 	GRANTOR:
	 
	 	 	 	 	 	 	 	 
	 	 	LHRET INDIANAPOLIS, LLC, a Delaware limited liability company
	 
	 	 	 	 	 	 	 	 
	 	 	By:	 	Lillibridge
Healthcare Real Estate Trust, L.P., a Delaware limited
partnership, sole member
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	By:	 	Lillibridge Healthcare Real Estate Trust, a

Maryland real estate investment trust, general

partner
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	By:	 	 
	 

	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	Name:
	 	Joseph G. Kurzydym
	 

	 	 	 	 	 	Title:
	 	EVP and CFO

Exhibit D, Page 2

 

	 	 	 	 	 	 	 
	STATE OF

	 	 	 	§
	 	 
	 

	 	 	 	 	 	 
	 

	 	 
	 	§	 	 
	COUNTY OF

	 	 	 	§	 	 
	 

	 	 	 	 	 	 

On                     , 200___, before me, the undersigned, a notary public
in and for said State, personally appeared                                                             , personally known to me (or
proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies) and that, by his/her/their signature(s) on the instrument,
the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 

	, 	Notary Public 
	 	 
	 
	 	 	 	 
	 	 	 	 
	My Commission Expires:
	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	 
	 	 
	 	 
	 	 

	 	 	 
	AFTER RECORDING RETURN TO:
	 	 
	 
	 	 
	 

	 	 
	 
	 	 
	 

	 	 
	 
	 	 
	 

	 	 
	 
	 	 
	 

	 	 

Exhibit D, Page 3

 

EXHIBIT E

FORM OF BILL OF SALE

     THIS BILL OF SALE (this “Bill of Sale”), is made as of                     , 200___by and between LHRET INDIANAPOLIS, LLC, a Delaware limited liability company
(“Seller”) and COGDELL SPENCER LP, a Delaware limited partnership (“Buyer”).

W I T N E S S E T H:

     WHEREAS, pursuant to the terms of that certain Purchase and Sale Agreement, dated as of                     , 200___, by and between Seller and [Buyer] (as the same may be
amended or modified, the “Sale Agreement”), Seller agreed to sell to Buyer, inter alia, its
ground leasehold interest in certain real property, as well as its fee interest in the improvements
located thereon and certain rights appurtenant thereto, all as more particularly described in the
Sale Agreement (collectively, the “Real Property”). Initially capitalized terms not
otherwise defined herein shall have the respective meanings ascribed to such terms in the Sale
Agreement; and

     WHEREAS, by assignment of ground leases and improvements deed of even date herewith, Seller
conveyed its applicable interests in the Real Property to Buyer and by assignment of even date
herewith Seller assigned to Buyer Seller’s rights under certain space leases relating to the Real
Property, as more particularly described in such assignment (collectively, the “Leases”);
and

     WHEREAS, in connection with the above described conveyance Seller desires to sell, transfer
and convey to Buyer certain items of tangible personal property as hereinafter described.

     NOW, THEREFORE, in consideration of the receipt of TEN AND NO/100 DOLLARS ($10.00) and other
good and valuable consideration paid in hand by Buyer to Seller, the receipt and sufficiency of
which are hereby acknowledged, Seller has GRANTED, CONVEYED, SOLD, TRANSFERRED, SET OVER and
DELIVERED and by these presents does hereby GRANT, SELL, TRANSFER, SET OVER and DELIVER to Buyer,
its legal representatives, successors and assigns, and Buyer hereby accepts all right, title and
interest in and to (a) all tangible personal property owned by Seller that is located on the Real
Property and used in the ownership, operation and maintenance of the Real Property, and (b) all
books, records and files of Seller relating to the Real Property and the Leases, but specifically
excluding from the items described in clauses (a) and (b) any Confidential
Materials and any computer software that is licensed to Seller (herein collectively called the
“Personal Property”).

     AND Seller covenants that it has not previously transferred its interest in the personal
Property, that the Personal Property is free and clear of any and all monetary liens whatsoever
other than the Permitted Exceptions, and that it will warrant and defend the title thereto against
the lawful claims of all persons claiming by, through or under Seller, subject to the Permitted
Exceptions.

     Reference is made to that certain As-Is Certificate and Agreement, bearing even date herewith,
executed by Buyer for the benefit of Seller (the “As-Is Certificate”), pursuant to which
Buyer has (a) agreed to certain limitations on representations, warranties, and liabilities of
Seller;

Exhibit E, Page 1

 

(b) waived and released certain rights and claims against Seller and certain of its
affiliates; and (c) agreed to assume the Assumed Liabilities (as defined in the As-Is Certificate).
The As-Is Certificate is binding upon Buyer and its successors and assigns, including successor
owners of the Personal Property.

     Except as otherwise expressly set forth herein, this Bill of Sale is made without any
covenant, warranty or representation by, or recourse against, Seller as more expressly set forth in
the Sale Agreement and the other Closing Documents.

     This Bill of Sale may be executed in counterparts, each of which shall be an original and all
of which counterparts taken together shall constitute one and the same agreement.

     If any term or provision of this Bill of Sale or the application thereof to any persons or
circumstances shall, to any extent, be invalid or unenforceable, the remainder of this Bill of Sale
or the application of such term or provision to persons or circumstances other than those as to
which it is held invalid or unenforceable shall not be affected thereby, and each term and
provision of this Bill of Sale shall be valid and enforced to the fullest extent permitted by law.

[Remainder of page intentionally blank]

Exhibit E, Page 2

 

     IN WITNESS WHEREOF, the undersigned have executed this Bill of Sale to be effective as of the
date first set forth hereinabove.

	 	 	 	 	 	 	 	 	 
	 	 	SELLER:
	 
	 	 	 	 	 	 	 	 
	 	 	LHRET INDIANAPOLIS, LLC, a Delaware limited liability company
	 
	 	 	 	 	 	 	 	 
	 	 	By:	 	Lillibridge
Healthcare Real Estate Trust, L.P., a Delaware limited
partnership, sole member
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	By:	 	Lillibridge Healthcare Real Estate Trust, a

Maryland real estate investment trust, general

partner
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	By:	 	 
	 

	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Name:Joseph G. Kurzydym
	 	 	 	 	 	 	Title:   EVP and CFO

ACCEPTED:

BUYER:

COGDELL SPENCER LP, a Delaware limited

partnership

	 	 	 	 	 	 	 
	By:	 	CS Business Trust I, a Maryland business trust,

its general partner
	 
	 	 	 	 	 	 
	 

	 	By:	 	 	 	 
	 

	 	 	 	 
 Frank
C. Spencer, President	 	 

Exhibit E, Page 3

 

EXHIBIT F

FORM OF ASSIGNMENT OF LEASES

     THIS ASSIGNMENT OF LEASES (this “Assignment”), is made as of                     , 200___by and between LHRET INDIANAPOLIS, LLC, a Delaware limited liability
company (“Assignor”) and COGDELL SPENCER LP, a Delaware limited partnership
(“Assignee”).

W I T N E S S E T H:

     WHEREAS, pursuant to the terms of that certain Purchase and Sale Agreement, dated as of                     , 200___, by and between Assignor and [Assignee] (as the same
may be amended or modified, the “Sale Agreement”), Assignor agreed to sell to Assignee,
inter alia, its ground leasehold interest in certain real property, as well as its fee interest in
the improvements located thereon and certain rights appurtenant thereto, all as more particularly
described in the Sale Agreement (collectively, the “Real Property”). Initially capitalized
terms not otherwise defined herein shall have the respective meanings ascribed to such terms in the
Sale Agreement; and

     WHEREAS, the Sale Agreement provides, inter alia, that Assignor shall assign to Assignee
certain leases and that Assignor and Assignee shall enter into this Assignment.

     NOW, THEREFORE, in consideration of the premises and the mutual covenants herein contained,
the parties hereto hereby agree as follows:

     1. Assignment. Assignor hereby assigns, sets over and transfers to Assignee all of
Assignor’s right, title and interest in, to and under the space leases (“Leases”) with the
tenants of the Real Property identified on Exhibit A attached hereto and incorporated
herein by this reference. Assignee hereby accepts the foregoing assignment of the Leases.

     2. As-Is Certificate. Reference is made to that certain As-Is Certificate and
Agreement, bearing even date herewith, executed by Assignee for the benefit of Assignor (the
“As-Is Certificate”), pursuant to which Assignee has (a) agreed to certain limitations on
representations, warranties, and liabilities of Assignor; (b) waived and released certain rights
and claims against Assignor and certain of its affiliates; and (c) agreed to assume the Assumed
Liabilities (as defined in the As-Is Certificate). The As-Is Certificate is binding upon Assignee
and its successors and assigns, including successor owners of any interest in the Leases.

     3. Reservation of Benefits. Notwithstanding anything to the contrary in this
Assignment, the Sale Agreement or any of the other Closing Documents, Assignor reserves and retains
all benefits under the Leases to the extent that the same relate to any matter with respect to the
Property for which Assignor may continue to have liability from and after the date hereof;
provided, however, said benefits reserved and retained by Assignor pursuant to this
Section shall exist jointly with Assignee’s benefits under the Leases, and such benefits may be
enforceable by each of Assignor and Assignee to the extent of their respective liability or damages
for any matters relating thereto. Assignee hereby agrees to cooperate with the reasonable requests
of Assignor in enforcing its benefits under the Leases to the extent such benefits are reserved by
Assignor pursuant to the terms of this Section.

Exhibit F, Page 1

 

     4. Covenants of Assignor and Assignee. Assignor is the current landlord under each of
the Leases. Assignor has not pledged, sold, transferred, conveyed or encumbered the Leases nor any
interest therein that is not being released as of the date hereof. Assignor shall indemnify,
defend and hold Assignee harmless from and against any and all Liabilities (including, without
limitation, court costs and attorneys’ fees) arising or accruing under any of the Leases prior to
the effective date of this Assignment to the extent arising out of the acts or omissions of
Assignor. Without limiting Assignee’s assumption of the Assumed Liabilities, Assignee hereby
assumes all obligations under the Leases arising from and after the effective date of this
Assignment and shall indemnify, defend and hold Assignor harmless from and against any and all
Liabilities (including, without limitation, court costs and attorneys’ fees) arising or accruing
under any of the Leases from and after the effective date of this Assignment.

     5. Miscellaneous. This Assignment and the obligations of the parties hereunder shall
survive the closing of the transaction referred to in the Sale Agreement and shall not be merged
therein, shall be binding upon and inure to the benefit of the parties hereto, their respective
legal representatives, successors and assigns, shall be governed by and construed in accordance
with the laws of the State in which the Property is located applicable to agreements made and to be
wholly performed within said State and may not be modified or amended in any manner other than by a
written agreement signed by the party to be charged therewith.

     6. Severability. If any term or provision of this Assignment or the application
thereof to any persons or circumstances shall, to any extent, be invalid or unenforceable, the
remainder of this Assignment or the application of such term or provision to persons or
circumstances other than those as to which it is held invalid or unenforceable shall not be
affected thereby, and each term and provision of this Assignment shall be valid and enforced to the
fullest extent permitted by law.

     7. Counterparts. This Assignment may be executed in counterparts, each of which shall
be an original and all of which counterparts taken together shall constitute one and the same
agreement.

[Remainder of page intentionally blank]

Exhibit F, Page 2

 

     IN WITNESS WHEREOF, the undersigned have executed this Assignment to be effective as of the
date first set forth hereinabove.

	 	 	 	 	 	 	 	 	 
	 	 	ASSIGNOR:
	 
	 	 	 	 	 	 	 	 
	 	 	LHRET INDIANAPOLIS, LLC, a Delaware limited liability company
	 
	 	 	 	 	 	 	 	 
	 	 	By:	 	Lillibridge
Healthcare Real Estate Trust, L.P., a Delaware limited
partnership, sole member
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	By:	 	Lillibridge Healthcare Real Estate Trust, a

Maryland real estate investment trust, general

partner
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	By:	 	 
	 

	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Name: Joseph G. Kurzydym
	 	 	 	 	 	 	Title:   EVP and CFO

	 	 	 	 	 	 	 
	 	 	ASSIGNEE:
	 
	 	 	 	 	 	 
	 	 	COGDELL SPENCER LP, a Delaware limited

partnership
	 
	 	 	 	 	 	 
	 	 	By:	 	CS Business Trust I, a Maryland business trust,

its general partner
	 
	 	 	 	 	 	 
	 

	 	 	 	By:	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	 	 	Frank C. Spencer, President

Exhibit F, Page 3

 

EXHIBIT G

FORM OF ASSIGNMENT OF INTANGIBLE PROPERTY

     THIS
ASSIGNMENT OF INTANGIBLE PROPERTY (this “Assignment”), is made as of                     , 2006 by and between LHRET INDIANAPOLIS, LLC, a Delaware limited
liability company (“Assignor”) and COGDELL SPENCER LP, a Delaware limited partnership
(“Assignee”).

W I T N E S S E T H:

     WHEREAS, pursuant to the terms of that certain Purchase and Sale Agreement, dated as of
December 12, 2005, by and between Assignor and Assignee (as the same may be amended or modified,
the “Sale Agreement”), Assignor agreed to sell to Assignee, inter alia, its ground
leasehold interest in certain real property, as well as its fee interest in the improvements
located thereon and certain rights appurtenant thereto, all as more particularly described in the
Sale Agreement (collectively, the “Real Property”). Initially capitalized terms not
otherwise defined herein shall have the respective meanings ascribed to such terms in the Sale
Agreement; and

     WHEREAS, the Sale Agreement provides, inter alia, that Assignor shall assign to Assignee
rights to certain intangible property and that Assignor and Assignee shall enter into this
Assignment.

     NOW, THEREFORE, in consideration of the premises and the mutual covenants herein contained,
the parties hereto hereby agree as follows:

     1. Assignment. Assignor hereby assigns, sets over and transfers to Assignee all of
Assignor’s right, title and interest in, to and under the following, if and only to the extent the
same may be assigned or quitclaimed by Assignor without expense to Assignor:

	 	(a)	 	all service, supply, maintenance, utility and commission agreements, all
equipment leases, and all other contracts, subcontracts and agreements relating to the
Real Property and the Personal Property (including all contracts, subcontracts and
agreements relating to the construction of any unfinished tenant improvements) that are
described in Exhibit A attached hereto and incorporated herein by this
reference (herein collectively called the “Contracts”); and
	 
	 	(b)	 	to the extent that the same are in effect as of the date hereof, any licenses,
permits and other written authorizations necessary for the use, operation or ownership
of the Real Property (herein collectively called the “Licenses and Permits”);
and
	 
	 	(c)	 	any guaranties and warranties in effect with respect to any portion of the Real
Property or the Personal Property as of the date hereof; and
	 
	 	(d)	 	the rights of Assignor (if any) to the name “Methodist Professional Center” (it
being acknowledged by Assignee that Assignor does not have exclusive rights (and in
fact may have no rights) to use such name and Assignor has not registered the same in
any manner).

Exhibit G, Page 1

 

Assignee hereby accepts the foregoing assignment of the interests described in this Section
1 (collectively, the “Intangible Property”).

     2. As-Is Certificate. Reference is made to that certain As-Is Certificate and
Agreement, bearing even date herewith, executed by Assignee for the benefit of Assignor (the
“As-Is Certificate”), pursuant to which Assignee has (a) agreed to certain limitations on
representations, warranties, and liabilities of Assignor; (b) waived and released certain rights
and claims against Assignor and certain of its affiliates; and (c) agreed to assume the Assumed
Liabilities (as defined in the As-Is Certificate). The As-Is Certificate is binding upon Assignee
and its successors and assigns, including successor owners of any portion of the Intangible
Property.

     3. Reservation of Benefits. Notwithstanding anything to the contrary in this
Assignment, the Sale Agreement or any of the other Closing Documents, Assignor reserves and retains
all benefits under the Intangible Property to the extent that the same relate to any matter with
respect to the Property for which Assignor may continue to have liability from and after the date
hereof; provided, however, said benefits reserved and retained by Assignor pursuant
to this Section shall exist jointly with Assignee’s benefits under the Intangible Property, and
such benefits may be enforceable by each of Assignor and Assignee to the extent of their respective
liability or damages for any matters relating thereto. Assignee hereby agrees to cooperate with
the reasonable requests of Assignor in enforcing its benefits under the Intangible Property to the
extent such benefits are reserved by Assignor pursuant to the terms of this Section.

     4. Covenants of Assignor. Assignor covenants that it has the right to convey its
right, title and interest in, to and under the Intangible Property, that the Intangible Property is
free and clear of any and all monetary liens whatsoever other than the Permitted Exceptions.
Without limiting Assignee’s assumption of the Assumed Liabilities, Assignee hereby assumes all
obligations under the Contracts arising from and after the effective date of this Assignment and
shall indemnify, defend and hold Assignor harmless from and against any and all Liabilities
(including, without limitation, court costs and attorneys’ fees) arising or accruing under any of
the Contracts from and after the effective date of this Assignment.

     5. Miscellaneous. This Assignment and the obligations of the parties hereunder shall
survive the closing of the transaction referred to in the Sale Agreement and shall not be merged
therein, shall be binding upon and inure to the benefit of the parties hereto, their respective
legal representatives, successors and assigns, shall be governed by and construed in accordance
with the laws of the State in which the Property is located applicable to agreements made and to be
wholly performed within said State and may not be modified or amended in any manner other than by a
written agreement signed by the party to be charged therewith.

     6. Severability. If any term or provision of this Assignment or the application
thereof to any persons or circumstances shall, to any extent, be invalid or unenforceable, the
remainder of this Assignment or the application of such term or provision to persons or
circumstances other than those as to which it is held invalid or unenforceable shall not be
affected thereby, and each term and provision of this Assignment shall be valid and enforced to the
fullest extent permitted by law.

     7. Counterparts. This Assignment may be executed in counterparts, each of which shall
be an original and all of which counterparts taken together shall constitute one and the same
agreement.

Exhibit G, Page 2

 

[Remainder of page intentionally blank]

Exhibit G, Page 3

 

     IN WITNESS WHEREOF, the undersigned have executed this Assignment to be effective as of the
date first set forth hereinabove.

	 	 	 	 	 	 	 	 	 
	 	 	ASSIGNOR:
	 
	 	 	 	 	 	 	 	 
	 	 	LHRET INDIANAPOLIS, LLC, a Delaware limited liability company
	 
	 	 	 	 	 	 	 	 
	 	 	By:	 	Lillibridge
Healthcare Real Estate Trust, L.P., a Delaware limited
partnership, sole member
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	By:	 	Lillibridge Healthcare Real Estate Trust, a

Maryland real estate investment trust, general

partner
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	By:	 	 
	 

	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Name: Joseph G. Kurzydym
	 	 	 	 	 	 	Title:   EVP and CFO

	 	 	 	 	 	 	 
	 	 	ASSIGNEE:
	 
	 	 	 	 	 	 
	 	 	COGDELL SPENCER LP, a Delaware limited

partnership
	 
	 	 	 	 	 	 
	 	 	By:	 	CS Business Trust I, a Maryland business trust,

its general partner
	 
	 	 	 	 	 	 
	 

	 	 	 	By:	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	 	 	Frank C. Spencer, President

Exhibit G, Page 4

 

EXHIBIT H

FORM OF NOTICE TO TENANTS

_____________________, 2006

Re:   Notice of Change of Ownership of

          [Name of Property]

          [Property Address]

          [City, State]

Ladies and Gentlemen:

You are hereby notified as follows:

     That as of the date hereof, LHRET Indianapolis, LLC has transferred, sold, assigned, and
conveyed all of its interest in and to the above-described property, (the “Property”) to
[INSERT NAME OF BUYER] (the “New Owner”).

     Future notices and rental payments with respect to your leased premises at the Property should
be made to the New Owner in accordance with your lease terms at the following address:

	 	 	 	 	 
	 

	 	 

	 	 
	 

	 	 

	 	 
	 

	 	 

	 	 
	 

	 	 

	 	 

     The New Owner shall be responsible for holding your security deposit in accordance with the
terms of your lease.

	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Sincerely,
	 
	 	 	 	 	 	 	 	 
	 	 	LHRET INDIANAPOLIS, LLC, a Delaware limited liability company
	 
	 	 	 	 	 	 	 	 
	 	 	By:	 	Lillibridge
Healthcare Real Estate Trust, L.P., a Delaware limited
partnership, sole member
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	By:	 	Lillibridge Healthcare Real Estate Trust, a

Maryland real estate investment trust, general

partner
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	By:	 	 
	 

	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Name: Joseph G. Kurzydym
	 	 	 	 	 	 	Title: EVP and CFO

Exhibit H, Page 1

 

EXHIBIT I

FORM OF FIRPTA AFFIDAVIT

     Section 1445 of the Internal Revenue Code of 1986, as amended (the “Code”) provides
that a transferee of a United States 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 the transferee that
withholding of tax is not required upon the disposition of a United States real property interest
by LHRET Indianapolis, LLC, a Delaware limited liability company (“Seller”), the
undersigned hereby certifies the following on behalf of Seller:

     1. Seller 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); and

     2. Seller is not a disregarded entity as defined in §1.1445-2(b)(2)(iii) of the Code; and

     3. Seller’s U.S. employer taxpayer identification number is 35-2219755; and

     4. Seller’s office address is 222 North LaSalle Street, Suite 410, Chicago, Illinois 60601.

     Seller 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.

     The undersigned declares that he has examined this certification and to the best of his
knowledge and belief it is true, correct and complete, and he further declares that he has
authority to sign this document on behalf of Seller.

     Dated:                     , 2006.

	 	 	 	 	 	 	 	 	 
	 	 	LHRET INDIANAPOLIS, LLC, a Delaware limited liability company
	 
	 	 	 	 	 	 	 	 
	 	 	By:	 	Lillibridge
Healthcare Real Estate Trust, L.P., a Delaware limited
partnership, sole member
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	By:	 	Lillibridge Healthcare Real Estate Trust, a

Maryland real estate investment trust, general

partner
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	By:	 	 
	 

	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Name: Joseph G. Kurzydym
	 	 	 	 	 	 	Title:   EVP and CFO

Exhibit I, Page 1

 

	 	 	 	 	 	 	 
	STATE OF

	 	
 

	 	§
	 	 
	 

	 	 	 	§
	 	 
	COUNTY OF

	 	
 

	 	§
	 	 

On                     , 200___, before me, the undersigned, a notary public
in and for said State, personally appeared                                                             , personally known to me (or
proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies) and that, by his/her/their signature(s) on the instrument,
the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	, Notary Public
	 	 
	 

	 	 
	 	 

	 	 
	 	 
	 
	 	 	 	 	 	 	 	 
	My Commission Expires:

	 	 
	 	 
	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	 
	 	 
	 	 	 	 

Exhibit I, Page 2

 

EXHIBIT J

FORM OF ASSIGNMENT OF GROUND LEASES

     THIS
ASSIGNMENT OF GROUND LEASES (this “Assignment”), is made as of                     , 2006 by and between LHRET INDIANAPOLIS, LLC, a Delaware limited liability company
(“Assignor”) and COGDELL SPENCER LP, a Delaware limited partnership (“Assignee”).

W I T N E S S E T H:

     WHEREAS, pursuant to the terms of that certain Purchase and Sale Agreement, dated as of
December 12, 2005, by and between Assignor and [Assignee] (as the same may be amended or modified,
the “Sale Agreement”), Assignor agreed to assign its ground leasehold interest in the
ground leases described in Exhibit B attached hereto (the “Ground Leases”) demising
the land described on Exhibit A attached hereto (the “Land”). Initially
capitalized terms not otherwise defined herein shall have the respective meanings ascribed to such
terms in the Sale Agreement; and

     NOW, THEREFORE, in consideration of the premises and the mutual covenants herein contained,
the parties hereto hereby agree as follows:

     1. Assignment. Assignor hereby assigns, sets over and transfers to Assignee all of
Assignor’s right, title and interest in, to and under the Ground Leases. Assignee hereby accepts
the foregoing assignment of the Ground Leases.

     2. As-Is Certificate. Reference is made to that certain As-Is Certificate and
Agreement, bearing even date herewith, executed by Assignee for the benefit of Assignor (the
“As-Is Certificate”), pursuant to which Assignee has (a) agreed to certain limitations on
representations, warranties, and liabilities of Assignor; (b) waived and released certain rights
and claims against Assignor and certain of its affiliates; and (c) agreed to assume and indemnify
Assignor and certain of its affiliates from and against the Assumed Liabilities (as defined in the
As-Is Certificate). The As-Is Certificate is binding upon Assignee and its successors and assigns,
including successor owners of any interest in the Leases.

     3. Covenants of Assignor and Assignee. Assignor is the current lessee under each of
the Ground Leases. Assignor has not pledged, sold, transferred, conveyed or encumbered the Ground
Leases nor any interest therein that is not being released as of the date hereof. Assignor shall
indemnify, defend and hold Assignee harmless from and against any and all claims, defaults and
other liabilities (including, without limitation, court costs and attorneys’ fees) arising or
accruing under any of the Ground Leases prior to the effective date of this Assignment to the
extent arising out of the acts or omissions of Seller. Without limiting Assignee’s assumption of
the Assumed Liabilities, Assignee hereby assumes all obligations under the Ground Leases arising
from and after the effective date of this Assignment and shall indemnify, defend and hold Assignor
harmless from and against any and all Liabilities (including, without limitation, court costs and
attorneys’ fees) arising or accruing under any of the Ground Leases from and after the effective
date of this Assignment.

Exhibit K[-1], Page 1

 

     4. Miscellaneous. This Assignment and the obligations of the parties hereunder shall
survive the closing of the transaction referred to in the Sale Agreement and shall not be merged
therein, shall be binding upon and inure to the benefit of the parties hereto, their respective
legal representatives, successors and assigns, shall be governed by and construed in accordance
with the laws of the State in which the Property is located applicable to agreements made and to be
wholly performed within said State and may not be modified or amended in any manner other than by a
written agreement signed by the party to be charged therewith.

     5. Severability. If any term or provision of this Assignment or the application
thereof to any persons or circumstances shall, to any extent, be invalid or unenforceable, the
remainder of this Assignment or the application of such term or provision to persons or
circumstances other than those as to which it is held invalid or unenforceable shall not be
affected thereby, and each term and provision of this Assignment shall be valid and enforced to the
fullest extent permitted by law.

     6. Counterparts. This Assignment may be executed in counterparts, each of which shall
be an original and all of which counterparts taken together shall constitute one and the same
agreement.

[Remainder of page intentionally blank]

Exhibit K[-1], Page 2

 

     IN WITNESS WHEREOF, the undersigned have executed this Assignment to be effective as of the
date first set forth hereinabove.

	 	 	 	 	 	 	 	 	 
	 	 	ASSIGNOR:
	 
	 	 	 	 	 	 	 	 
	 	 	LHRET INDIANAPOLIS, LLC, a Delaware limited liability company
	 
	 	 	 	 	 	 	 	 
	 	 	By:	 	Lillibridge
Healthcare Real Estate Trust, L.P., a Delaware limited
partnership, sole member
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	By:	 	Lillibridge Healthcare Real Estate Trust, a

Maryland real estate investment trust, general

partner
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	By:	 	 
	 

	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Name: Joseph G. Kurzydym
	 	 	 	 	 	 	Title: EVP and CFO
	 
	 	 	 	 	 	 	 	 
	 	 	ASSIGNEE:
	 
	 	 	 	 	 	 	 	 
	 	 	COGDELL SPENCER LP, a Delaware limited

partnership
	 
	 	 	 	 	 	 	 	 
	 	 	By:	 	CS Business Trust I, a Maryland business trust,

its general partner
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	By:	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	Frank C. Spencer, President

Exhibit K[-1], Page 3

 

	 	 	 	 	 	 	 
	STATE OF

	 	
 

	 	§
	 	 
	 

	 	 	 	§
	 	 
	COUNTY OF

	 	
 

	 	§
	 	 

On                     , 200___, before me, the undersigned, a notary public
in and for said State, personally appeared                                         , personally known to me (or
proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies) and that, by his/her/their signature(s) on the instrument,
the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	, Notary Public
	 	 
	 

	 	 
	 	 

	 	 
	 	 
	 
	 	 	 	 	 	 	 	 
	My Commission Expires:

	 	 
	 	 
	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	 
	 	 
	 	 	 	 

Exhibit K[-1], Page 1

 

	 	 	 	 	 	 	 
	STATE OF

	 	
 

	 	§
	 	 
	 

	 	 	 	§
	 	 
	COUNTY OF

	 	
 

	 	§
	 	 

On                     , 200___, before me, the undersigned, a notary public
in and for said State, personally appeared                                         , personally known to
me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies) and that, by his/her/their signature(s) on the instrument,
the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	, Notary Public
	 	 
	 

	 	 
	 	 

	 	 
	 	 
	 
	 	 	 	 	 	 	 	 
	My Commission Expires:

	 	 
	 	 
	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	 
	 	 
	 	 	 	 

Exhibit K[-1], Page 2

 

EXHIBIT A TO ASSIGNMENT OF GROUND LEASES

Land

TRACT ONE:

PARCEL I:

BUILDINGS AND IMPROVEMENTS ONLY ON THE FOLLOWING DESCRIBED PROPERTY:

A PART OF THE NORTHEAST QUARTER OF SECTION 35, TOWNSHIP 16 NORTH, RANGE 3 EAST, LOCATED IN CENTER
TOWNSHIP, MARION COUNTY, INDIANA, BEING A PART OF LOTS 1 THROUGH 4, BOTH INCLUSIVE, IN SHIDELER’S
SUBDIVISION AS PER PLAT THEREOF RECORDED IN PLAT BOOK 4, PAGE 5 IN THE OFFICE OF THE RECORDER OF
MARION COUNTY, INDIANA, A PART OF LOTS 10, 11 AND 12 IN UNVERZAGT’S SUBDIVISION AS PER PLAT THEREOF
RECORDED IN PLAT BOOK 4, PAGE 4 IN SAID RECORDER’S OFFICE AND A PART OF 18TH STREET BEING BOUNDED
AS FOLLOWS:

COMMENCING AT THE INTERSECTION OF THE SOUTHERN RIGHT-OF-WAY LINE OF 19TH STREET AND THE WESTERN
RIGHT-OF-WAY LINE OF SENATE AVENUE, SAID POINT ALSO BEING THE NORTHEASTERN CORNER OF LOT 11 IN
MARTIN HEIR’S SUBDIVISION AS PER PLAT THEREOF RECORDED IN PLAT BOOK 7, PAGE 58 IN THE OFFICE OF THE
RECORDER OF MARION COUNTY, INDIANA; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS (ASSUMED BEARING)
345.91 FEET ALONG THE WESTERN RIGHT-OF-WAY LINE OF SENATE AVENUE; THENCE NORTH 90 DEGREES 00
MINUTES 00 SECONDS WEST 26.25 FEET PERPENDICULAR TO THE WESTERN RIGHT-OF-WAY LINE OF SENATE AVENUE
TO A POINT BEING 5.00 FEET NORTH OF THE NORTHEASTERN CORNER OF AN EXISTING BUILDING (M.P.C. 1)
WHICH IS THE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS
235.00 FEET ALONG THE NORTHERLY EXTENSION OF THE EASTERN FACE OF SAID BUILDING, ALONG THE EASTERN
FACE OF SAID BUILDING AND ALONG THE SOUTHERLY EXTENSION OF THE EASTERN FACE OF SAID BUILDING TO A
POINT BEING 5.00 FEET SOUTH OF THE SOUTHEASTERN CORNER OF SAID BUILDING THE FOLLOWING SEVEN (7)
COURSES ARE 5.00 BEYOND THE FACE OF SAID EXISTING BUILDING; 1) THENCE NORTH 90 DEGREES 00 MINUTES
00 SECONDS WEST 92.50 FEET; 2) THENCE NORTH 00 DEGREES 00 MINUTES 00 SECONDS 125.00 FEET; 3) THENCE
NORTH 90 DEGREES 00 MINUTES 00 SECONDS WEST 4.00 FEET; 4) THENCE NORTH 00 DEGREES 00 MINUTES 00
SECONDS 90.00 FEET; 5) THENCE NORTH 90 DEGREES 00 MINUTES 00 SECONDS EAST 4.00 FEET; 6) THENCE
NORTH 00 DEGREES 00 MINUTES 00 SECONDS 20.00 FEET; 7) THENCE NORTH 90 DEGREES 00 MINUTES 00 SECONDS
EAST 92.50 FEET TO THE POINT OF BEGINNING.

PARCEL II:

LEASEHOLD INTEREST AS TO THE GROUND ONLY IN THE FOLLOWING DESCRIBED PROPERTY:

Exhibit K[-1], Page 1

 

A PART OF THE NORTHEAST QUARTER OF SECTION 35, TOWNSHIP 16 NORTH, RANGE 3 EAST, LOCATED IN CENTER
TOWNSHIP, MARION COUNTY, INDIANA, BEING A PART OF LOTS 1 THROUGH 4, BOTH INCLUSIVE, IN SHIDELER’S
SUBDIVISION AS PER PLAT THEREOF RECORDED IN PLAT BOOK 4, PAGE 5 IN THE OFFICE OF THE RECORDER OF
MARION COUNTY, INDIANA, A PART OF LOTS 10, 11 AND 12 IN UNVERZAGT’S SUBDIVISION AS PER PLAT THEREOF
RECORDED IN PLAT BOOK 4, PAGE 4 IN SAID RECORDER’S OFFICE AND A PART OF 18TH STREET BEING BOUNDED
AS FOLLOWS:

COMMENCING AT THE INTERSECTION OF THE SOUTHERN RIGHT-OF-WAY LINE OF 19TH STREET AND THE WESTERN
RIGHT-OF-WAY LINE OF SENATE AVENUE, SAID POINT ALSO BEING THE NORTHEASTERN CORNER OF LOT 11 IN
MARTIN HEIR’S SUBDIVISION AS PER PLAT THEREOF RECORDED IN PLAT BOOK 7, PAGE 58 IN THE OFFICE OF THE
RECORDER OF MARION COUNTY, INDIANA; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS (ASSUMED BEARING)
345.91 FEET ALONG THE WESTERN RIGHT-OF-WAY LINE OF SENATE AVENUE; THENCE NORTH 90 DEGREES 00
MINUTES 00 SECONDS WEST 26.25 FEET PERPENDICULAR TO THE WESTERN RIGHT-OF-WAY LINE OF SENATE AVENUE
TO A POINT BEING 5.00 FEET NORTH OF THE NORTHEASTERN CORNER OF AN EXISTING BUILDING (M.P.C. 1)
WHICH IS THE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS
235.00 FEET ALONG THE NORTHERLY EXTENSION OF THE EASTERN FACE OF SAID BUILDING, ALONG THE EASTERN
FACE OF SAID BUILDING AND ALONG THE SOUTHERLY EXTENSION OF THE EASTERN FACE OF SAID BUILDING TO A
POINT BEING 5.00 FEET SOUTH OF THE SOUTHEASTERN CORNER OF SAID BUILDING THE FOLLOWING SEVEN (7)
COURSES ARE 5.00 BEYOND THE FACE OF SAID EXISTING BUILDING; 1) THENCE NORTH 90 DEGREES 00 MINUTES
00 SECONDS WEST 92.50 FEET; 2) THENCE NORTH 00 DEGREES 00 MINUTES 00 SECONDS 125.00 FEET; 3) THENCE
NORTH 90 DEGREES 00 MINUTES 00 SECONDS WEST 4.00 FEET; 4) THENCE NORTH 00 DEGREES 00 MINUTES 00
SECONDS 90.00 FEET; 5) THENCE NORTH 90 DEGREES 00 MINUTES 00 SECONDS EAST 4.00 FEET; 6) THENCE
NORTH 00 DEGREES 00 MINUTES 00 SECONDS 20.00 FEET; 7) THENCE NORTH 90 DEGREES 00 MINUTES 00 SECONDS
EAST 92.50 FEET TO THE POINT OF BEGINNING.

PARCEL III:

A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS AS SET OUT IN AN ACCESS EASEMENT AGREEMENT RECORDED
OCTOBER 21, 1983 AS INSTRUMENT # 83-77305 AND A FIRST AMENDMENT RECORDED SEPTEMBER 26, 1985 AS
INSTRUMENT # 85-83716 IN THE OFFICE OF THE RECORDER OF MARION COUNTY, INDIANA, OVER THE FOLLOWING:

50 FEET ON EACH SIDE OF THE FOLLOWING DESCRIBED CENTERLINE:

COMMENCING AT THE INTERSECTION OF THE SOUTH RIGHT-OF-WAY LINE OF 19TH STREET AND THE WEST
RIGHT-OF-WAY LINE OF SENATE AVENUE, SAID POINT BEING ALSO THE NORTHEAST CORNER OF LOT 11 IN MARTIN
HEIR’S SUBDIVISION, THE PLAT OF WHICH IS RECORDED IN PLAT BOOK 7, PAGE 58 IN

Exhibit K[-1], Page 2

 

THE OFFICE OF THE RECORDER OF MARION COUNTY, INDIANA; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS
WEST ALONG SAID WEST RIGHT-OF-WAY LINE OF SENATE AVENUE 345.91 FEET; THENCE SOUTH 90 DEGREES 00
MINUTES 00 SECONDS WEST PERPENDICULAR TO SAID WEST RIGHT-OF-WAY LINE 118.75 FEET; THENCE SOUTH 00
DEGREES 00 MINUTES 00 SECONDS WEST PARALLEL WITH SAID WEST RIGHT-OF-WAY LINE 20.00 FEET; THENCE
SOUTH 90 DEGREES 00 MINUTES 00 SECONDS WEST PERPENDICULAR TO SAID WEST RIGHT-OF-WAY LINE 4.00 FEET;
THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS WEST PARALLEL WITH SAID WEST RIGHT-OF-WAY 47.92 FEET
TO THE POINT OF BEGINNING OF THE HEREIN DESCRIBED CENTERLINE; THENCE SOUTH 90 DEGREES 00 MINUTES 00
SECONDS WEST PERPENDICULAR TO SAID WEST RIGHT-OF-WAY LINE 209.25 FEET; THENCE SOUTH 00 DEGREES 00
MINUTES 00 SECONDS WEST PARALLEL WITH SAID WEST RIGHT-OF-WAY LINE 41.97 FEET TO A TANGENT CURVE
CONCAVE WESTERLY HAVING A RADIUS OF 223.58 FEET AND A CENTRAL ANGEL OF 36 DEGREES 59 MINUTES 31
SECONDS; THENCE ALONG SAID CURVE AN ARC DISTANCE OF 144.35 FEET (SAID ARC BEING SUBTENDED BY A
CHORD HAVING A BEARING OF SOUTH 18 DEGREES 29 MINUTES 45 SECONDS WEST AND A LENGTH OF 141.85 FEET);
THENCE SOUTH 36 DEGREES 59 MINUTES 31 SECONDS WEST TANGENT TO THE LAST DESCRIBED CURVE 93.90 FEET
TO A NON-TANGENT CURVE CONCAVE SOUTHWESTERLY HAVING A RADIUS OF 480.05 FEET AND A CENTRAL ANGLE OF
15 DEGREES 38 MINUTES 08 SECONDS; THENCE ALONG SAID CURVE AN ARC DISTANCE OF 131.00 FEET (SAID ARC
BEING SUBTENDED BY A CHORD HAVING A BEARING OF NORTH 64 DEGREES 07 MINUTES 18 SECONDS WEST AND A
LENGTH OF 130.60 FEET); THENCE NORTH 71 DEGREES 56 MINUTES 22 SECONDS WEST TANGENT TO THE LAST
DESCRIBED CURVE 48.38 FEET TO THE EASTERLY RIGHT-OF-WAY LINE OF RELOCATED SENATE AVENUE AND THERE
TERMINATING.

TRACT TWO:

PARCEL I:

BUILDINGS AND IMPROVEMENTS ONLY ON THE FOLLOWING DESCRIBED PROPERTY:

A PART OF THE NORTHEAST QUARTER OF SECTION 35, TOWNSHIP 16 NORTH, RANGE 3 EAST, LOCATED IN CENTER
TOWNSHIP, MARION COUNTY, INDIANA, BEING A PART OF LOTS 1 THROUGH 4, BOTH INCLUSIVE, IN SHIDELER’S
SUBDIVISION AS PER PLAT THEREOF RECORDED IN PLAT BOOK 4, PAGE 5 IN THE OFFICE OF THE RECORDER OF
MARION COUNTY, INDIANA, A PART OF LOTS 10, 11 AND 12 IN UNVERZAGT’S SUBDIVISION AS PER PLAT THEREOF
RECORDED IN PLAT BOOK 4, PAGE 4 IN SAID RECORDER’S OFFICE AND A PART OF 18TH STREET BEING BOUNDED
AS FOLLOWS:

COMMENCING AT THE INTERSECTION OF THE SOUTHERN RIGHT-OF-WAY LINE OF 19TH STREET AND THE WESTERN
RIGHT-OF-WAY LINE OF SENATE AVENUE, SAID POINT ALSO BEING THE NORTHEASTERN CORNER OF LOT 11 IN
MARTIN HEIR’S SUBDIVISION AS PER PLAT THEREOF RECORDED IN PLAT BOOK 7, PAGE 58 IN THE OFFICE OF THE
RECORDER OF MARION COUNTY, INDIANA; THENCE

Exhibit K[-1], Page 3

 

SOUTH 00 DEGREES 00 MINUTES 00 SECONDS (ASSUMED BEARING) 345.91 FEET ALONG THE WESTERN RIGHT-OF-WAY
LINE OF SENATE AVENUE; THENCE NORTH 90 DEGREES 00 MINUTES 00 SECONDS WEST 26.25 FEET PERPENDICULAR
TO THE WESTERN RIGHT-OF-WAY LINE OF SENATE AVENUE TO A POINT BEING 5.00 FEET NORTH OF THE
NORTHEASTERN CORNER OF AN EXISTING BUILDING (M.P.C. 1) WHICH IS THE POINT OF BEGINNING OF THIS
DESCRIPTION; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS 235.00 FEET ALONG THE NORTHERLY
EXTENSION OF THE EASTERN FACE OF SAID BUILDING, ALONG THE EASTERN FACE OF SAID BUILDING AND ALONG
THE SOUTHERLY EXTENSION OF THE EASTERN FACE OF SAID BUILDING TO A POINT BEING 5.00 FEET SOUTH OF
THE SOUTHEASTERN CORNER OF SAID BUILDING THE FOLLOWING SEVEN (7) COURSES ARE 5.00 BEYOND THE FACE
OF SAID EXISTING BUILDING; 1) THENCE NORTH 90 DEGREES 00 MINUTES 00 SECONDS WEST 92.50 FEET; 2)
THENCE NORTH 00 DEGREES 00 MINUTES 00 SECONDS 125.00 FEET; 3) THENCE NORTH 90 DEGREES 00 MINUTES 00
SECONDS WEST 4.00 FEET; 4) THENCE NORTH 00 DEGREES 00 MINUTES 00 SECONDS 90.00 FEET; 5) THENCE
NORTH 90 DEGREES 00 MINUTES 00 SECONDS EAST 4.00 FEET; 6) THENCE NORTH 00 DEGREES 00 MINUTES 00
SECONDS 20.00 FEET; 7) THENCE NORTH 90 DEGREES 00 MINUTES 00 SECONDS EAST 92.50 FEET TO THE POINT
OF BEGINNING.

PARCEL II:

LEASEHOLD INTEREST AS TO THE GROUND ONLY IN THE FOLLOWING DESCRIBED PROPERTY:

A PART OF THE NORTHEAST QUARTER OF SECTION 35, TOWNSHIP 16 NORTH, RANGE 3 EAST LOCATED IN CENTER
TOWNSHIP, MARION COUNTY, INDIANA BEING PART OF LOTS 7, 8 AND 9 IN ROSS’ SUBDIVISION AS PER PLAT
THEREOF RECORDED IN PLAT BOOK 7, PAGE 1 IN THE OFFICE OF THE RECORDER OF MARION COUNTY, INDIANA;
PARTS OF LOTS 4, 5 AND 6 IN SHIDELER’S SUBDIVISION AS PER PLAT THEREOF RECORDED IN PLAT BOOK 4,
PAGE 5 IN SAID RECORDER’S OFFICE; PART OF LOTS 37 THROUGH 42, BOTH INCLUSIVE, IN HIGHLAND PLACE
ADDITION AS PER PLAT THEREOF RECORDED IN PLAT BOOK 9, PAGE 187 IN SAID RECORDER’S OFFICE; A PART OF
HIGHLAND PLACE (A PLATTED STREET); AND A PART OF ALL PLATTED ALLEYS BOUNDED BY SAID HIGHLAND PLACE
ON THE WEST, 19TH STREET ON THE NORTH, SENATE AVENUE ON THE EAST AND 18TH STREET ON THE SOUTH BEING
BOUNDED AS FOLLOWS:

COMMENCING AT THE INTERSECTION OF THE SOUTHERN RIGHT-OF-WAY LINE OF FORMER (VACATED) 19TH STREET
AND THE WESTERN RIGHT-OF-WAY LINE OF FORMER (VACATED) SENATE AVENUE, SAID POINT BEING THE
NORTHEASTERN CORNER OF LOT 11 IN MARTIN HEIRS SUBDIVISION AS PER PLAT THEREOF RECORDED IN PLAT BOOK
7, PAGE 58 IN THE OFFICE OF THE RECORDER OF MARION COUNTY, INDIANA; THENCE SOUTH 00 DEGREES 00
MINUTES 00 SECONDS (ASSUMED BEARING) 159.82 FEET ALONG THE WESTERN RIGHT-OF-WAY LINE OF FORMER
(VACATED) SENATE AVENUE; THENCE NORTH 89 DEGREES 57 MINUTES 13 SECONDS WEST 58.39 FEET TO THE
NORTHEASTERN CORNER OF A MULTILEVEL PARKING STRUCTURE KNOWN AS “PARKING GARAGE 2” AND TO THE POINT
OF BEGINNING OF THIS DESCRIPTION, THE NEXT

Exhibit K[-1], Page 4

 

TWO (2) COURSES ARE ALONG THE FACE OF “PARKING GARAGE 2”; 1) THENCE SOUTH 00 DEGREES 03 MINUTES 58
SECONDS WEST 173.70 FEET; 2) THENCE NORTH 89 DEGREES 57 MINUTES 13 SECONDS WEST 54.20 FEET; THENCE
SOUTH 00 DEGREES 02 MINUTES 47 SECONDS WEST 5.00 FEET TO A POINT BEING 5.00 FEET (MEASURED
PERPENDICULARLY IN A SOUTHERLY DIRECTION) BEYOND THE FACE OF “PARKING GARAGE 2”, THE NEXT TWO (2)
COURSES ARE 5.00 FEET BEYOND THE FACE OF “PARKING GARAGE 2”; 1) THENCE NORTH 89 DEGREES 57 MINUTES
13 SECONDS WEST 240.71 FEET; THENCE NORTH 00 DEGREES 03 MINUTES 58 SECONDS EAST 178.70 FEET TO A
POINT ON THE WESTERLY EXTENSION OF THE NORTHERN FACE OF “PARKING GARAGE 2”; THENCE SOUTH 89 DEGREES
57 MINUTES 13 SECONDS EAST 39.74 FEET ALONG THE WESTERLY EXTENSION OF THE NORTHERN FACE OF “PARKING
GARAGE 2”, SAID ALONG THE NORTHERN FACE OF “PARKING GARAGE 2”, ALL OF THE FOLLOWING COURSES ARE
ALONG THE FACE OF “PARKING GARAGE 2”; THENCE NORTH 00 DEGREES 02 MINUTES 47 SECONDS EAST 10.88
FEET; THENCE SOUTH 89 DEGREES 57 MINUTES 13 SECONDS EAST 19.53 FEET; THENCE SOUTH 00 DEGREES 02
MINUTES 47 SECONDS WEST 10.88 FEET; THENCE SOUTH 89 DEGREES 57 MINUTES 13 SECONDS EAST 235.64 FEET
TO THE POINT OF BEGINNING.

PARCEL III:

BUILDINGS AND IMPROVEMENTS ONLY ON THE FOLLOWING DESCRIBED PROPERTY:

A PART OF THE NORTHEAST QUARTER OF SECTION 35, TOWNSHIP 16 NORTH, RANGE 3 EAST LOCATED IN CENTER
TOWNSHIP, MARION COUNTY, INDIANA BEING PARTS OF LOTS 9 THROUGH 11 IN ROSS’ SUBDIVISION AS PER PLAT
THEREOF RECORDED IN PLAT BOOK 7, PAGE 1 IN THE OFFICE OF THE RECORDER OF MARION COUNTY, INDIANA,
PARTS OF LOTS 36 AND 37 IN HIGHLAND PLACE ADDITION AS PER PLAT THEREOF RECORDED IN PLAT BOOK 9,
PAGE 187 IN SAID RECORDER’S OFFICE, A PART OF HIGHLAND PLACE (A PLATTED STREET), AND A PORTION OF
THE FORMER (VACATED) FIRST ALLEY WEST OF FORMER (VACATED) SENATE AVENUE ON THE SOUTH SIDE OF FORMER
(VACATED) 19TH STREET:

COMMENCING AT THE INTERSECTION OF THE SOUTHERN RIGHT-OF-WAY LINE OF FORMER (VACATED) 19TH STREET
AND THE WESTERN RIGHT-OF-WAY LINE OF FORMER (VACATED) SENATE AVENUE, SAID POINT BEING THE
NORTHEASTERN CORNER OF LOT 11 IN MARTIN HEIRS SUBDIVISION AS PER PLAT THEREOF RECORDED IN PLAT BOOK
7, PAGE 58 IN THE OFFICE OF THE RECORDER OF MARION COUNTY, INDIANA; THENCE SOUTH 00 DEGREES 00
MINUTES 00 SECONDS (ASSUMED BEARING) 159.82 FEET ALONG THE WESTERN RIGHT-OF-WAY LINE OF FORMER
(VACATED) SENATE AVENUE; THENCE NORTH 89 DEGREES 57 MINUTES 13 SECONDS WEST 58.39 FEET TO THE
NORTHEASTERN CORNER OF A MULTILEVEL PARKING STRUCTURE KNOWN AS “PARKING GARAGE 2” AND TO THE POINT
OF BEGINNING OF THIS DESCRIPTION; THENCE NORTH 00 DEGREES 02 MINUTES 47 SECONDS EAST 67.58 FEET
PERPENDICULAR TO THE NORTHERN FACE OF “PARKING GARAGE 2”, THE FOLLOWING FOUR (4) COURSES ARE
PERPENDICULAR TO OR PARALLEL WITH THE NORTHERN FACE OF

Exhibit K[-1], Page 5

 

“PARKING GARAGE 2”; 1) NORTH 89 DEGREES 57 MINUTES 13 SECONDS WEST 181.37 FEET; 2) THENCE NORTH 00
DEGREES 02 MINUTES 47 SECONDS EAST 5.00 FEET; 3) THENCE NORTH 89 DEGREES 57 MINUTES 13 SECONDS WEST
80.04 FEET; 4) THENCE SOUTH 00 DEGREES 02 MINUTES 47 SECONDS WEST 24.16 FEET TO A POINT ON A
NON-TANGENT CURVE CONCAVE TO THE SOUTHEAST, SAID POINT BEING NORTH 07 DEGREES 24 MINUTES 57 SECONDS
WEST 38.50 FEET FROM THE RADIUS POINT ON SAID CURVE; THENCE WESTERLY, SOUTHWESTERLY AND SOUTHERLY
55.46 FEET ALONG SAID CURVE TO ITS POINT OF TANGENCY; SAID POINT OF TANGENCY BEING NORTH 89 DEGREES
57 MINUTES 13 SECONDS WEST 38.50 FEET (PARALLEL WITH THE NORTHERN FACE OF “PARKING GARAGE 2”) FROM
THE RADIUS POINT OF SAID CURVE; THENCE SOUTH 00 DEGREES 02 MINUTES 47 SECONDS WEST 10.25 FEET
PERPENDICULAR TO THE NORTHERN FACE OF “PARKING GARAGE 2” TO A POINT ON THE WESTERLY EXTENSION OF
THE NORTHERN FACE OF “PARKING GARAGE 2”; THENCE SOUTH 89 DEGREES 57 MINUTES 13 SECONDS EAST 39.74
FEET ALONG THE WESTERLY EXTENSION OF THE NORTHERN FACE OF “PARKING GARAGE 2” AND ALONG THE NORTHERN
FACE OF “PARKING GARAGE 2”, ALL THE FOLLOWING COURSES ARE ALONG THE NORTHERN FACE OF “PARKING
GARAGE 2”; THENCE NORTH 00 DEGREES 02 MINUTES 47 SECONDS EAST 10.88 FEET; THENCE SOUTH 89 DEGREES
57 MINUTES 13 SECONDS EAST 19.53 FEET; THENCE SOUTH 00 DEGREES 02 MINUTES 47 SECONDS WEST 10.88
FEET; THENCE SOUTH 89 DEGREES 57 MINUTES 13 SECONDS EAST 235.64 FEET TO THE POINT OF BEGINNING.

PARCEL IV:

LEASEHOLD INTEREST IN THE GROUND ONLY IN THE FOLLOWING DESCRIBED PROPERTY:

A PART OF THE NORTHEAST QUARTER OF SECTION 35, TOWNSHIP 16 NORTH, RANGE 3 EAST LOCATED IN CENTER
TOWNSHIP, MARION COUNTY, INDIANA BEING PARTS OF LOTS 9 THROUGH 11 IN ROSS’ SUBDIVISION AS PER PLAT
THEREOF RECORDED IN PLAT BOOK 7, PAGE 1 IN THE OFFICE OF THE RECORDER OF MARION COUNTY, INDIANA,
PARTS OF LOTS 36 AND 37 IN HIGHLAND PLACE ADDITION AS PER PLAT THEREOF RECORDED IN PLAT BOOK 9,
PAGE 187 IN SAID RECORDER’S OFFICE, A PART OF HIGHLAND PLACE (A PLATTED STREET), AND A PORTION OF
THE FORMER (VACATED) FIRST ALLEY WEST OF FORMER (VACATED) SENATE AVENUE ON THE SOUTH SIDE OF FORMER
(VACATED) 19TH STREET:

COMMENCING AT THE INTERSECTION OF THE SOUTHERN RIGHT-OF-WAY LINE OF FORMER (VACATED) 19TH STREET
AND THE WESTERN RIGHT-OF-WAY LINE OF FORMER (VACATED) SENATE AVENUE, SAID POINT BEING THE
NORTHEASTERN CORNER OF LOT 11 IN MARTIN HEIRS SUBDIVISION AS PER PLAT THEREOF RECORDED IN PLAT BOOK
7, PAGE 58 IN THE OFFICE OF THE RECORDER OF MARION COUNTY, INDIANA; THENCE SOUTH 00 DEGREES 00
MINUTES 00 SECONDS (ASSUMED BEARING) 159.82 FEET ALONG THE WESTERN RIGHT-OF-WAY LINE OF FORMER
(VACATED) SENATE AVENUE; THENCE NORTH 89 DEGREES 57 MINUTES 13 SECONDS WEST 58.39 FEET TO THE
NORTHEASTERN CORNER OF A MULTILEVEL PARKING STRUCTURE KNOWN AS “PARKING

Exhibit K[-1], Page 6

 

GARAGE 2” AND TO THE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE NORTH 00 DEGREES 02 MINUTES 47
SECONDS EAST 67.58 FEET PERPENDICULAR TO THE NORTHERN FACE OF “PARKING GARAGE 2”, THE FOLLOWING
FOUR (4) COURSES ARE PERPENDICULAR TO OR PARALLEL WITH THE NORTHERN FACE OF “PARKING GARAGE 2”; 1)
NORTH 89 DEGREES 57 MINUTES 13 SECONDS WEST 181.37 FEET; 2) THENCE NORTH 00 DEGREES 02 MINUTES 47
SECONDS EAST 5.00 FEET; 3) THENCE NORTH 89 DEGREES 57 MINUTES 13 SECONDS WEST 80.04 FEET; 4) THENCE
SOUTH 00 DEGREES 02 MINUTES 47 SECONDS WEST 24.16 FEET TO A POINT ON A NON-TANGENT CURVE CONCAVE TO
THE SOUTHEAST, SAID POINT BEING NORTH 07 DEGREES 24 MINUTES 57 SECONDS WEST 38.50 FEET FROM THE
RADIUS POINT ON SAID CURVE; THENCE WESTERLY, SOUTHWESTERLY AND SOUTHERLY 55.46 FEET ALONG SAID
CURVE TO ITS POINT OF TANGENCY; SAID POINT OF TANGENCY BEING NORTH 89 DEGREES 57 MINUTES 13 SECONDS
WEST 38.50 FEET (PARALLEL WITH THE NORTHERN FACE OF “PARKING GARAGE 2”) FROM THE RADIUS POINT OF
SAID CURVE; THENCE SOUTH 00 DEGREES 02 MINUTES 47 SECONDS WEST 10.25 FEET PERPENDICULAR TO THE
NORTHERN FACE OF “PARKING GARAGE 2” TO A POINT ON THE WESTERLY EXTENSION OF THE NORTHERN FACE OF
PARKING GARAGE 2”; THENCE SOUTH 89 DEGREES 57 MINUTES 13 SECONDS EAST 39.74 FEET ALONG THE WESTERLY
EXTENSION OF THE NORTHERN FACE OF “PARKING GARAGE 2” AND ALONG THE NORTHERN FACE OF “PARKING GARAGE
2”, ALL THE FOLLOWING COURSES ARE ALONG THE NORTHERN FACE OF “PARKING GARAGE 2”; THENCE NORTH 00
DEGREES 02 MINUTES 47 SECONDS EAST 10.88 FEET; THENCE SOUTH 89 DEGREES 57 MINUTES 13 SECONDS EAST
19.53 FEET; THENCE SOUTH 00 DEGREES 02 MINUTES 47 SECONDS WEST 10.88 FEET; THENCE SOUTH 89 DEGREES
57 MINUTES 13 SECONDS EAST 235.64 FEET TO THE POINT OF BEGINNING.

PARCEL V:

A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER THE FOLLOWING DESCRIBED REAL ESTATE:

COMMENCING AT THE INTERSECTION OF THE SOUTHERN RIGHT-OF-WAY LINE OF FORMER (VACATED) 19TH STREET
AND THE WESTERN RIGHT-OF-WAY LINE OF FORMER (VACATED) SENATE AVENUE, SAID POINT BEING THE
NORTHEASTERN CORNER OF LOT 11 IN MARTIN HEIRS SUBDIVISION AS PER PLAT THEREOF RECORDED IN PLAT BOOK
7, PAGE 58 IN THE OFFICE OF THE RECORDER OF MARION COUNTY, INDIANA; THENCE SOUTH 00 DEGREES 00
MINUTES 00 SECONDS (ASSUMED BEARING) 159.82 FEET ALONG THE WESTERN RIGHT-OF-WAY LINE OF FORMER
(VACATED) SENATE AVENUE; THENCE NORTH 89 DEGREES 57 MINUTES 13 SECONDS WEST 58.39 FEET TO THE
NORTHEASTERN CORNER OF A MULTILEVEL PARKING STRUCTURE KNOWN AS “PARKING GARAGE 2”, THE NEXT TWO (2)
COURSES ARE ALONG THE FACE OF “PARKING GARAGE 2”; 1) THENCE SOUTH 00 DEGREES 03 MINUTES 58 SECONDS
WEST 173.70 FEET; 2) THENCE NORTH 89 DEGREES 57 MINUTES 13 SECONDS WEST 54.20 FEET; THENCE SOUTH 00
DEGREES 02 MINUTES 47 SECONDS WEST 5.00 FEET TO A POINT BEING 5.00 FEET (MEASURED PERPENDICULARLY
IN A SOUTHERLY DIRECTION) FROM THE SOUTHERN FACE OF “PARKING GARAGE 2”; THENCE NORTH 89

Exhibit K[-1], Page 7

 

DEGREES 57 MINUTES 13 SECONDS WEST 240.71 FEET PARALLEL WITH THE SOUTHERN FACE OF “PARKING GARAGE
2” TO A POINT BEING 5.00 FEET (MEASURED PERPENDICULARLY IN WESTERLY DIRECTION) FROM THE WESTERN
FACE OF “PARKING GARAGE 2” AND TO THE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE SOUTH 00
DEGREES 03 MINUTES 58 SECONDS WEST 25.59 FEET PARALLEL WITH THE WESTERN FACE OF “PARKING GARAGE 2”
TO THE NORTHERN LINE OF INGRESS AND EGRESS EASEMENT DESCRIBED IN EXHIBIT “A” OF FIRST AMENDMENT TO
ACCESS EASEMENT AGREEMENT RECORDED AS INSTRUMENT # 85-83716 IN SAID RECORDER’S OFFICE; THENCE NORTH
90 DEGREES 00 MINUTES 00 SECONDS WEST 28.47 FEET ALONG THE NORTHERN BOUNDARY OF SAID EASEMENT TO A
NORTHWESTERN CORNER OF SAID EASEMENT; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS 61.29 FEET
ALONG A WESTERN BOUNDARY OF SAID EASEMENT; THENCE NORTH 77 DEGREES 17 MINUTES 37 SECONDS WEST 42.88
FEET; THENCE NORTH 22 DEGREES 19 MINUTES 26 SECONDS WEST 127.38 FEET TO THE SOUTHEASTERN
RIGHT-OF-WAY LINE OF SENATE BOULEVARD; THENCE NORTH 25 DEGREES 08 MINUTES 27 SECONDS EAST 169.66
FEET ALONG THE SOUTHEASTERN RIGHT-OF-WAY LINE OF SENATE BOULEVARD; THENCE SOUTH 66 DEGREES 52
MINUTES 26 SECONDS EAST 50.93 FEET TO A POINT BEING 5.00 FEET (MEASURED PERPENDICULARLY IN A
WESTERLY DIRECTION) FROM THE WESTERN FACE OF “PARKING GARAGE 2”; THENCE SOUTH 00 DEGREES 03 MINUTES
58 SECONDS WEST 173.97 FEET PARALLEL WITH THE WESTERN FACE OF “PARKING GARAGE 2” TO THE POINT OF
BEGINNING.

PARCEL VI:

NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS AS SET OUT IN AN ACCESS EASEMENT AGREEMENT DATED
OCTOBER 20, 1983 AND RECORDED OCTOBER 21, 1983 AS INSTRUMENT NO. 83-77305, AS AMENDED BY FIRST
AMENDMENT TO ACCESS EASEMENT AGREEMENT DATED SEPTEMBER 1, 1985 AND RECORDED SEPTEMBER 26, 1985 AS
INSTRUMENT NO. 85-83716 IN THE OFFICE OF THE RECORDER OF MARION COUNTY, INDIANA, OVER THE
FOLLOWING:

50 FEET ON EACH SIDE OF THE FOLLOWING DESCRIBED CENTERLINE:

COMMENCING AT THE INTERSECTION OF THE SOUTH RIGHT-OF-WAY LINE OF 19TH STREET AND THE WEST
RIGHT-OF-WAY LINE OF SENATE AVENUE, SAID POINT BEING ALSO THE NORTHEAST CORNER OF LOT 11 IN MARTIN
HEIR’S SUBDIVISION, THE PLAT OF WHICH IS RECORDED IN PLAT BOOK 7, PAGE 58 IN THE OFFICE OF THE
RECORDER OF MARION COUNTY, INDIANA; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS WEST ALONG SAID
WEST RIGHT-OF-WAY LINE OF SENATE AVENUE 345.91 FEET; THENCE SOUTH 90 DEGREES 00 MINUTES 00 SECONDS
WEST PERPENDICULAR TO SAID WEST RIGHT-OF-WAY LINE 118.75 FEET; THENCE SOUTH 00 DEGREES 00 MINUTES
00 SECONDS WEST PARALLEL WITH SAID WEST RIGHT-OF-WAY LINE 20.00 FEET; THENCE SOUTH 90 DEGREES 00
MINUTES 00 SECONDS WEST PERPENDICULAR TO SAID WEST RIGHT-OF-WAY LINE 4.00 FEET; THENCE SOUTH 00
DEGREES 00 MINUTES 00 SECONDS WEST

Exhibit K[-1], Page 8

 

PARALLEL WITH SAID WEST RIGHT-OF-WAY 47.92 FEET TO THE POINT OF BEGINNING OF THE HEREIN DESCRIBED
CENTERLINE; THENCE SOUTH 90 DEGREES 00 MINUTES 00 SECONDS WEST PERPENDICULAR TO SAID WEST
RIGHT-OF-WAY LINE 209.25 FEET; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS WEST PARALLEL WITH
SAID WEST RIGHT-OF-WAY LINE 41.97 FEET TO A TANGENT CURVE CONCAVE WESTERLY HAVING A RADIUS OF
223.58 FEET AND A CENTRAL ANGEL OF 36 DEGREES 59 MINUTES 31 SECONDS; THENCE ALONG SAID CURVE AN ARC
DISTANCE OF 144.35 FEET (SAID ARC BEING SUBTENDED BY A CHORD HAVING A BEARING OF SOUTH 18 DEGREES
29 MINUTES 45 SECONDS WEST AND A LENGTH OF 141.85 FEET); THENCE SOUTH 36 DEGREES 59 MINUTES 31
SECONDS WEST TANGENT TO THE LAST DESCRIBED CURVE 93.90 FEET TO A NON-TANGENT CURVE CONCAVE
SOUTHWESTERLY HAVING A RADIUS OF 480.05 FEET AND A CENTRAL ANGLE OF 15 DEGREES 38 MINUTES 08
SECONDS; THENCE ALONG SAID CURVE AN ARC DISTANCE OF 131.00 FEET (SAID ARC BEING SUBTENDED BY A
CHORD HAVING A BEARING OF NORTH 64 DEGREES 07 MINUTES 18 SECONDS WEST AND A LENGTH OF 130.60 FEET);
THENCE NORTH 71 DEGREES 56 MINUTES 22 SECONDS WEST TANGENT TO THE LAST DESCRIBED CURVE 48.38 FEET
TO THE EASTERLY RIGHT-OF-WAY LINE OF RELOCATED SENATE AVENUE AND THERE TERMINATING.

Exhibit K[-1], Page 9

 

EXHIBIT B TO ASSIGNMENT OF GROUND LEASES

Description of Ground Leases

     “Garage Ground Lease” shall mean that certain Lease, dated June 9, 1994, by and
between Methodist, as ground lessor and Associates LLC, as ground lessee, as amended by that
certain First Amendment to Lease, dated June 15, 1999 by and between Methodist, Clarian, Associates
LLC and LHT (successor to Associates LLC by assignment recorded in the Recorder’s Office as
Instrument No. 99-117419), as further amended by that certain Second Amendment to Lease, dated as
of December 11, 2003, by and between Methodist, Clarian and Assignor and as further amended by the
Building Access Agreement.

     “Office Ground Lease” shall mean that certain Lease, dated August 19, 1983, by and
between Methodist, as ground lessor and Associates LLC, as ground lessee, as amended by that
certain First Amendment to Lease, dated September 1, 1985, by and between Methodist and Associates
LLC, as further amended by that certain Second Amendment to Lease, dated June 15, 1999 by and
between Methodist, Clarian, Associates LLC and LHT (successor to Associates LLC by assignment), as
further amended by that certain Third Amendment to Lease, dated as of December 11, 2003, by and
between Methodist, Clarian and Assignor and as further amended by the Building Access Agreement.

     As used herein, “Associates LLC” shall mean Methodist Associates LLC (successor to
Methodist Associates, Ltd. by assignment recorded in the Office of the Recorder of Marion County,
Indiana as Instrument No. 95-42028).

     As used herein, “Building Access Agreement” shall mean that certain Building
Penetration, Improvement and Access Agreement dated as of February 1, 2003, by and between Clarian
and LHT.

     As used herein, “Clarian” shall mean Clarian Health Partners, Inc., an Indiana
not-for-profit corporation.

     As used herein, “LHT” shall mean LHT Indianapolis, LLC, a Delaware limited liability
company.

     As used herein, “Methodist” shall mean, Methodist Health Group, Inc., f/k/a Methodist
Hospital of Indiana, Inc., an Indiana not-for-profit corporation.

Exhibit K[-1], Page 1

 

EXHIBIT K-1

FORM OF TITLE AFFIDAVIT

Escrow No.                                              

Title Order No.                                        

     The undersigned (“Owner’) hereby represents and warrants as follows to and for the
benefit of First American Title Insurance Company (the “Title Company”):

     1. Representatives of Owner have reviewed the preliminary report/commitment with an
effective date of December ___, 2005 (the “Title Report”).

     2. To the knowledge of Owner, there are no unrecorded leases or occupancy agreements
affecting the property described in Schedule A of the Title Report (the “Property”),
or other parties in possession of the Property, except for leases with the tenants shown on
Exhibit A attached hereto.

     3. To the knowledge of Owner, there are no unrecorded claims against the Property, nor
any set of facts by reason of which Owner’s title to the Property might be disputed or
questioned except for (a) the leases with the tenants shown on Exhibit A, (b)
matters shown on the Title Report, (c) matters as disclosed on the survey previously
delivered to the Title Company, and (d) current taxes not delinquent. Owner has been in
peaceable and undisputed possession of the Property since title was acquired.

     4. Except as set forth on Exhibit B attached hereto:

     (a) within the last six (6) months, to the knowledge of Owner, Owner has not
(i) made, ordered or contracted for any construction, repairs, alterations or
improvements to be made on or to the Property which have not been paid for in full,
(ii) ordered materials for any such construction, repairs, alterations or
improvements which have not been paid for in full, nor (iii) attached any fixtures
to the Property which have not been paid for in full; and

     (c) to the knowledge of Owner, there are no outstanding or disputed claims for
any work or item referred to in subparagraph (a).

     5. To the knowledge of Owner, there has been no violation of any covenants, conditions
or restrictions of record affecting the Property and there are no disputes with any
adjoining property owners as to the location of property lines, or the encroachment of any
improvements.

     All references herein to the “knowledge” of Owner or words of similar import shall refer only
to the actual (and not constructive) knowledge of Joseph G. Kurzydym, Thomas Czerniak and Kevin
Geraghty, and shall not be construed to refer to the knowledge of any other officer, director,
shareholder, employee, agent or representative of Owner, its members, or any affiliate

Exhibit K[-1], Page 1

 

of any of the foregoing, or to impose or have imposed upon such individuals any duty to
investigate the matters to which such knowledge, or the absence thereof, pertains. There shall be
no personal liability on the part of the aforementioned individuals arising out of any
representations or warranties made herein.

     This affidavit is made for the purpose of aiding the Title Company in determining the
insurability of title to the Property, and to induce the Title Company to issue its policy of title
insurance. This affidavit may be relied upon by the Title Company but may not be relied upon by
any other person or entity.

[Remainder of page intentionally blank]

Exhibit K[-1], Page 2

 

     IN WITNESS WHEREOF, Owner has executed this affidavit as of                     ,
200___.

	 	 	 	 	 	 	 	 	 
	 	 	LHRET INDIANAPOLIS, LLC, a Delaware limited liability company
	 
	 	 	 	 	 	 	 	 
	 	 	By:	 	Lillibridge
Healthcare Real Estate Trust, L.P., a Delaware limited
partnership, sole member
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	By:	 	Lillibridge Healthcare Real Estate Trust, a

Maryland real estate investment trust, general

partner
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	By:	 	 
	 

	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Name:  Joseph G. Kurzydym
	 	 	 	 	 	 	Title:   EVP and CFO

Exhibit K[-1], Page 3

 

EXHIBIT K-2

FORM OF GAP INDEMNITY

Escrow No.                                              

Title Order No.                                        

Title Commitment Effective Date:                    , 200___

     WHEREAS, FIRST AMERICAN TITLE INSURANCE COMPANY (the “Title Company”) has been asked
to issue its leasehold owner’s policy(ies) of title insurance in the aggregate amount of
$                                         in favor of COGDELL SPENCER LP, a Delaware limited partnership
(“Buyer”) covering premises being acquired from LHRET INDIANAPOLIS, LLC, a Delaware limited
liability company (“Seller”) as more particularly described in Exhibit A attached
hereto (the “Real Property”);

     AND WHEREAS, the Title Company is unwilling to give title insurance coverage to Buyer with
respect to the Real Property until the instruments under which Buyer acquires title are filed for
record in the appropriate registry;

     AND WHEREAS, the parties to the transaction have requested that the Title Company disburse
amounts to Seller that the Title Company holds in escrow prior to such time as the assignment of
ground leases for the Real Property is recorded with the County Recorder of                                         
County, Indiana;

     NOW, THEREFORE, it is agreed that in consideration of the Title Company issuing its title
insurance policy to Buyer effective as of the date closing occurs without making exception therein
to matters which may arise between the Title Commitment Effective Date referenced above (being the
last effective date of the title insurance commitment issued by the Title Company in connection
with Buyer’s title insurance) and the date the documents creating the interest being insured have
been filed for record and which matters may constitute an encumbrance on or affect said title,
Seller agrees to promptly defend, remove, bond or otherwise dispose of any encumbrance, lien or
objectionable matter to title caused by the acts of Seller, its agents or representatives which may
arise or to be filed, as the case may be, against the Real Property during the period of time
between the Title Commitment Effective Date referenced above and the date of recording of all
closing instruments, and to hold harmless, and indemnify the Title Company against all expenses,
costs, and reasonable attorneys’ fees, which may arise out of Seller’s failure to so remove, bond
or otherwise dispose of any said liens, encumbrances or objectionable matters caused by the acts of
Seller, its agents or representatives; provided, however, that the Title Company
shall use good faith and diligent efforts to cause all documents to be recorded as soon as possible
but, in any event, no later than three (3) business days after the date hereof and Seller shall
have no obligations or liability hereunder with respect to any objections to title which may arise
or be filed after such three (3) business day period nor shall Seller have any obligations or
liability hereunder with respect to any objections to title which may arise or be filed as a result
of the acts or by permission of Buyer, its agents or representatives.

[Remainder of page intentionally blank]

Exhibit K-2, Page 1

 

     IN
WITNESS WHEREOF, Seller has executed this Gap Indemnity as of
                    , 2006.

	 	 	 	 	 	 	 	 	 
	 	 	LHRET INDIANAPOLIS, LLC, a Delaware limited liability company
	 
	 	 	 	 	 	 	 	 
	 	 	By:	 	Lillibridge
Healthcare Real Estate Trust, L.P., a Delaware limited
partnership, sole member
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	By:	 	Lillibridge Healthcare Real Estate Trust, a

Maryland real estate investment trust, general

partner
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	By:	 	 
	 

	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Name:  Joseph G. Kurzydym
	 	 	 	 	 	 	Title:   EVP and CFO

Exhibit K-2, Page 2

 

EXHIBIT L

SPECIFIED DOCUMENTS

	1.	 	The Ground Leases
	 
	2.	 	The Contracts listed on Exhibit B
	 
	3.	 	The Leases listed on Exhibit O

Exhibit L[-2], Page 1

 

EXHIBIT M

FORM OF TENANT ESTOPPEL CERTIFICATE

	 	 	 	 	 	 	 
	Lillibridge Healthcare Real Estate Trust	 	[INSERT NAME OF BUYER]	 	 
	222 North LaSalle Street
	 	 	 	 	 	 
	 	 	 	 	 
	Suite 410
	 	 	 	 	 	 
	 	 	 	 	 
	Chicago, Illinois 60601
	 	 	 	 	 	 
	 	 	 	 	 
	Attention: Joseph G. Kurzydym	 	Attention:	 	 
	 

	 	 
	 	 

	 	 

Ladies and Gentlemen:

     By lease dated                     , 199___/200  (the “Lease”),
the undersigned (“Tenant”) has leased from LHRET INDIANAPOLIS, LLC, or its predecessors in
interest (“Landlord”) the premises located at                      which is
more particularly described in the Lease. Landlord, as owner of the property (the
“Property”) of which the leased premises are a part, intends to sell the Property to
[INSERT NAME OF BUYER], [INSERT ORGANIZATIONAL INFO FOR BUYER] (“Buyer”) who, as a
condition to the purchase of the Property, has required this tenant estoppel certificate.

     In consideration of Buyer’s agreement to purchase the Property and for other good and valuable
consideration, the receipt and sufficiency of which is hereby acknowledged, Tenant agrees and
certifies to Landlord and to Buyer as follows:

     1. The leased premises and possession thereof are accepted; the Lease is in full force and
effect; and the lease term begins on              and ends on             .

     2. Tenant claims no present charge, lien or claim of offset against rent.

     3. Rent is paid for the current month but is not paid and will not be paid more than one month
in advance. Basic or fixed rent is $                     per month and is due on the
                     of each month. A security deposit in the amount of $                     has been paid to Landlord.

     4. There are no existing defaults by reason of any act or omission of the Landlord nor, to the
best of Tenant’s knowledge, the Tenant, except as follows:                                                                                
                                                                                                    .

     5. All of Landlord’s improvement obligations under the Lease have been completed by Landlord
and accepted by Tenant.

     6. Tenant is not entitled to any free rent or other concessions except as expressly provided
in the Lease.

     7. The Lease has not been modified, except in accordance with the amendments dated as follows:
                                                                                                                                            .

Exhibit M-2, Page 1

 

     8. Attached is a true and correct copy of the Lease together with all amendments,
modifications or renewals.

     9. Tenant has no option, right of first refusal or other right to purchase the Property or any
portion thereof, or any interest therein pursuant to the terms of the Lease or contained in any
other document or agreement (written or oral) whatsoever. The only interest of Tenant in the
Property is that of a tenant pursuant to the terms of the Lease. Tenant hereby waives any option,
right of first refusal or other right to purchase the Property or any portion thereof or interest
therein that is contained in the Lease or any other document or agreement, if any.

     This certificate may be relied upon by Landlord, Buyer, Buyer’s lender from time to time, and
their respective successors and assigns.

	 	 	 	 	 	 	 
	 	 	TENANT:
	 
	 	 	 	 	 	 
	 

	 	 	 	 	 	[INSERT
	 	 	 	 	 
	 	 	NAME OF TENANT]	 	 
	 
	 	 	 	 	 	 
	 

	 	By:	 	 	 	 
	 

	 	 	 	 	 	 
	 

	 	Name:	 	 	 	 
	 

	 	 	 	 	 	 
	 

	 	Title:	 	 	 	 
	 

	 	 	 	 	 	 
	 	 	Date:	 	                                        , 2006

Exhibit M-2, Page 2

 

EXHIBIT N

NOTICES OF LITIGATION, CONTRACT DEFAULTS

AND GOVERNMENTAL VIOLATIONS 

NONE

Exhibit N, Page 1

 

EXHIBIT O

CURRENT RENT ROLL

See attached.

-1-

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00103-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00103-of-00352.parquet"}]]