Document:

exv10w70

 

Exhibit 10.70

PERSONAL PROPERTY PURCHASE AGREEMENT

between

STARTEK USA, INC.

AND

DPL CORPORATION SOUTHEAST

Dated December 16, 2005

 

 

TABLE OF CONTENTS

	 	 	 	 	 	 	 
	 	 	 	 	Page	 
	ARTICLE I PURCHASE AND SALE OF ASSETS
	 	 	1	 
	1.1.
	 	Basic Transaction	 	 	1	 
	1.2.
	 	Excluded Assets	 	 	2	 
	1.3.
	 	Assumption of Liabilities	 	 	3	 
	1.4.
	 	Purchase Price	 	 	4	 
	1.5.
	 	Closing	 	 	4	 
	1.6.
	 	Treatment of Certain Items; Adjustment of Promissory Note Balance	 	 	5	 
	1.7.
	 	Condition of the Assets	 	 	5	 
	1.8.
	 	Real Property Transaction	 	 	5	 
	ARTICLE II LABOR AND EMPLOYMENT MATTERS
	 	 	6	 
	2.1.
	 	Generally	 	 	6	 
	2.2.
	 	Employment Transition Provisions	 	 	6	 
	ARTICLE III REPRESENTATIONS AND WARRANTIES OF SELLER
	 	 	7	 
	3.1.
	 	Organization and Good Standing	 	 	7	 
	3.2.
	 	Corporate Power and Authority; Enforceability	 	 	7	 
	3.3.
	 	No Conflict or Violation	 	 	7	 
	3.4.
	 	Consents and Approvals	 	 	7	 
	3.5.
	 	No Actions, Suits, or Proceedings	 	 	8	 
	3.6.
	 	No Material Violations	 	 	8	 
	3.7.
	 	Title to and Nature and Condition of Personal Property	 	 	8	 
	3.8.
	 	Purchase Orders; Assumed Contracts	 	 	8	 
	3.9.
	 	Licenses and Permits	 	 	9	 
	3.10.
	 	Intellectual Property	 	 	9	 
	3.11.
	 	Software Licenses	 	 	9	 
	3.12.
	 	Taxes	 	 	10	 
	3.13.
	 	Brokers and Finders	 	 	10	 
	3.14.
	 	Powers of Attorney	 	 	10	 
	3.15.
	 	Environmental Matters	 	 	10	 
	3.16.
	 	Customers and Suppliers	 	 	10	 
	3.17.
	 	Accounts Receivable and Accounts Payable	 	 	10	 
	3.18.
	 	WARN Matters	 	 	10	 
	ARTICLE IV REPRESENTATIONS AND WARRANTIES OF BUYER
	 	 	11	 
	4.1.
	 	Organization and Good Standing	 	 	11	 
	4.2.
	 	Entity Power and Authority; Enforceability	 	 	11	 
	4.3.
	 	No Conflict or Violation	 	 	11	 
	4.4.
	 	Consents and Approvals	 	 	11	 
	4.5.
	 	No Actions, Suits, or Proceedings	 	 	11	 
	4.6.
	 	Brokers and Finders	 	 	11	 
	4.7.
	 	WARN Matters	 	 	12	 

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TABLE OF CONTENTS
(continued)

	 	 	 	 	 	 	 
	 	 	 	 	Page	 
	ARTICLE V FINANCIAL INFORMATION
	 	 	12	 
	ARTICLE VI POST-CLOSING COVENANTS
	 	 	12	 
	6.1.
	 	Post-Closing Inspection Rights	 	 	12	 
	6.2.
	 	Standard Product Warranties	 	 	12	 
	6.3.
	 	Delivery of Tangible Assets	 	 	12	 
	6.4.
	 	Reconciliation of Accounts Payable and Accounts Receivable	 	 	13	 
	6.5.
	 	Taxes and Fees	 	 	13	 
	6.6.
	 	Cooperation on Tax Matters	 	 	13	 
	6.7.
	 	Non-solicitation	 	 	13	 
	6.8.
	 	Discontinuation of Names, Marks, Etc.	 	 	13	 
	6.9.
	 	Confidential Information	 	 	14	 
	6.10.
	 	Transition Matters	 	 	14	 
	6.11.
	 	Employee Benefits	 	 	14	 
	ARTICLE VII SURVIVAL; INDEMNIFICATION
	 	 	14	 
	7.1.
	 	Survival	 	 	14	 
	7.2.
	 	Indemnification by Seller	 	 	14	 
	7.3.
	 	Indemnification by Buyer	 	 	15	 
	7.4.
	 	Notice and Resolution of Claims	 	 	15	 
	7.5.
	 	Deductible; Limits on Liability	 	 	15	 
	7.6.
	 	Exclusive Remedy	 	 	16	 
	ARTICLE VIII MISCELLANEOUS PROVISIONS
	 	 	16	 
	8.1.
	 	Public Announcements	 	 	16	 
	8.2.
	 	Further Assurances	 	 	16	 
	8.3.
	 	Fees and Expenses	 	 	16	 
	8.4.
	 	Disclosure Schedule	 	 	17	 
	8.5.
	 	Entire Agreement; Amendment.	 	 	17	 
	8.6.
	 	Notices	 	 	17	 
	8.7.
	 	Electronic Transmissions	 	 	18	 
	8.8.
	 	Governing Law	 	 	18	 
	8.9.
	 	Severability	 	 	18	 
	8.10.
	 	Waivers	 	 	18	 
	8.11.
	 	Assignment; Binding Effect; No Third Party Beneficiaries	 	 	18	 
	8.12.
	 	Counterparts	 	 	18	 
	8.13.
	 	Construction and Interpretation	 	 	18	 

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PERSONAL PROPERTY PURCHASE AGREEMENT

     THIS PERSONAL PROPERTY PURCHASE AGREEMENT (this “Agreement”) is made and entered into
as of December 16, 2005, by and between StarTek USA, Inc., a Colorado corporation
(“Seller”), and DPL Corporation Southeast, a Tennessee corporation (“Buyer”).

STATEMENT OF PURPOSE

     A. Seller is engaged in the business of providing supply chain management services, including
packaging, fulfillment, marketing support and logistics services (as such business exists on the
Closing Date, the “Business”).

     B. As part of the transfer of certain assets of the Business from Seller to Buyer, Seller
desires to sell and Buyer desires to purchase certain of the assets of Seller, other than the
Facility, that are utilized in, related to or arise from the Business, on the terms and subject to
the conditions of this Agreement.

     C. Buyer is also purchasing from Seller the Facility, as defined in and pursuant to the Real
Property Purchase Agreement of even date herewith (“Real Property Agreement”).

AGREEMENT

     In consideration of the foregoing recitals and of the mutual covenants and conditions
contained herein, the parties hereby agree as follows:

ARTICLE I

PURCHASE AND SALE OF ASSETS

     1.1. Basic Transaction. On the terms and subject to the conditions of this Agreement,
Seller agrees to sell, transfer, convey and deliver to Buyer, and Buyer agrees to purchase from
Seller, on and as of the Closing Date, certain of the assets of Seller that, as of the Closing
Date, are utilized in, related to or arise from the Business, but excluding the Excluded Assets.
The property and assets to be transferred to Buyer (the “Assets”) include only the
following:

          (a) All machinery, equipment, office equipment, tools, motor vehicles, rolling stock, spare
parts, accessories, furniture, and other miscellaneous tangible personal property owned by Seller
as of the date of this Agreement that are solely utilized in or related to the Business, including
without limitation the items listed in Section 1.1(a) of the Disclosure Schedule
(collectively, exclusive of those items of personal property described in clause (c), the
“Equipment”).

          (b) All rights of Seller as of the Closing Date under any warranty or guarantee by any
manufacturer, supplier, laborer or other transferor of any of the Assets.

          (c) All inventory (including raw materials, work in process and finished goods), packaging
materials and supplies that are in Seller’s possession as of the Closing Date and that are utilized
in or related to the Business, which are identified in Section 1.1(c) of the Disclosure
Schedule (the “Inventory”).

 

 

          (d) All rights of Seller under (i) the purchase orders for the purchase of supplies for the
Business identified in Section 1.1(d)(i) of the Disclosure Schedule (the “Purchase
Orders”) and (ii) the customer orders for the sale of products or services to customers
identified in Section 1.1(d)(ii) of the Disclosure Schedule (the “Sales Orders”).

          (e) All rights of Seller under the contracts, indentures, guarantees, leases, commitments, or
other agreements identified in Section 1.1(e) of the Disclosure Schedule (together with the
Software Licenses, the “Assumed Contracts”), which include confidentiality, non-disclosure
and other agreements governing third party use of confidential information concerning the Business.

          (f) [Reserved].

          (g) To the extent Seller is permitted to transfer or assign such items under applicable
contracts and applicable law, sales records, purchase records, customer lists, supplier lists,
advertising and promotional materials, production records and other records related to the
Business; deeds and other instruments, maps, and profiles related to the Business; and real estate
and engineering data, blueprints and other property records related to the Business;
provided, however, that Seller may make and retain copies of any records
transferred to Buyer.

          (h) All goodwill and other general intangibles of Seller as of the Closing Date utilized in,
related to or arising from the Business.

          (i) All interests of Seller in (i) any trade secrets, inventions and know how, and (ii) any
confidential information, to the extent Seller is permitted to transfer or assign such information
under applicable contracts and applicable law, and (iii) the internally-developed, proprietary
software identified in Section 1.1(i) of the Disclosure Schedule, in each case, namely in
clause (i), (ii), and (iii), that are utilized in, related to or arise from the Business (the items
described in clauses (i), (ii) and (iii) collectively referred to herein as the “Intellectual
Property”).

          (j) The name and phrase “Green Star Pak” and all related sample packaging, coloring, artwork
and style.

          (k) All software licenses identified in Section 1.1(k) of the Disclosure Schedule (the
“Software Licenses”), to the extent Seller is permitted by the applicable license agreement
to transfer such licenses to Buyer.

     1.2. Excluded Assets. All of the property and the assets of Seller of any type whatsoever
that are not utilized in, related to or arising from the Business, and that are not included as an
“Asset” herein, are excluded from sale to Buyer (the “Excluded Assets”), including, without
limitation, the following:

          (a) Cash and cash equivalents.

          (b) All securities owned by Seller.

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          (c) All rights of Seller under any claims, deposits, refunds, causes of action, choses in
action, rights of recovery, rights of set off and rights of recoupment (including any such items
relating to the payment of taxes, the Assets or the Accounts Receivable).

          (d) Accounts, notes or other receivables due to Seller, whether or not arising from or related
to the operation of the Business on, prior to or after the Closing Date.

          (e) Seller’s rights under contracts, indentures, guarantees, leases, commitments and other
agreements that are not Assumed Contracts (the “Excluded Contracts”).

          (f) Seller’s rights under any policies of insurance purchased by Seller, or any benefits
payable or paid thereunder.

          (g) All interests of Seller in any copyrights, patents, trademarks, trade names and logos,
whether or not utilized in, related to or arising from the Business, together with pending
applications for any of the foregoing, and all interests of Seller in any trade secrets,
inventions, know how, confidential information and other intellectual property except such items
that are identified as “Assets” hereunder.

          (h) The corporate charter, qualifications to conduct business as a foreign corporation,
arrangements with registered agents relating to foreign qualifications, taxpayer and other
identification numbers, general ledgers, tax returns, seals, minute books, stock transfer books and
similar documents of Seller relating to the organization, maintenance and existence of Seller as a
corporation.

          (i) Any of the rights of Seller under this Agreement or any other agreement between Seller and
Buyer entered into on or after the date of this Agreement in accordance with the terms hereof.

     1.3. Assumption of Liabilities. Except as hereinafter specifically provided, Buyer shall
not assume any liabilities or obligations of Seller and Seller shall be solely liable for all
liabilities and obligations arising from or in connection with ownership of the Assets or operation
of the Business on or prior to the Closing Date, whether or not reflected in its books and records.
Subject to the conditions of this Agreement, on the Closing Date, Buyer shall assume the following
liabilities and obligations of Seller (collectively, the “Assumed Liabilities”):

          (a) Obligations of Seller under the Purchase Orders and the Sales Orders.

          (b) Obligations of Seller arising after the Closing Date under the Assumed Contracts.

          (c) Accounts payable related to or arising from the ownership of the Assets and the operation
of the Business after the Closing Date; provided, that all accounts payable arising on or
prior to the Closing Date from the ownership of the Assets and the operation of the Business by
Seller (collectively, “Accounts Payable”) are expressly intended to be excluded from the
sale to Buyer and will be paid in accordance with their terms by Seller.

          (d) Warranty obligations as provided in Section 6.2.

3

 

          (e) To the extent not included in any of the categories set forth above, all obligations and
liabilities related to or arising from the operation of the Business by Buyer and the ownership of
the Assets by Buyer after the Closing Date.

     1.4. Purchase Price.

          (a) The total purchase price to be paid by Buyer to Seller for the Assets (the “Purchase
Price”) is $1,450,000, as adjusted pursuant to Section 1.6, plus the assumption of the
Assumed Liabilities. The Purchase Price will be paid as follows:

	 	(i)	 	a promissory note payable to Seller in the
original principal amount of $750,000, as adjusted pursuant to
Section 1.6 hereof, a copy of which is attached as Exhibit
A (the “Note”);
	 
	 	(ii)	 	cash in the amount of $450,000 paid by wire
transfer of immediately available funds to such account or accounts as
shall be specified by Seller; and
	 
	 	(iii)	 	a credit in the amount of $250,000 given to
Buyer by Seller in exchange for the parties’ agreement that Seller
shall retain the Accounts Receivable which, absent the credit, would
have been assigned to Buyer and collected by Buyer.

          (b) The Purchase Price, together with Buyer’s assumption of the Assumed Liabilities, shall be
allocated in accordance with Exhibit B. After the Closing, the parties shall make
consistent use of the allocations and fair market values specified in Exhibit B for all tax
purposes and in all filings, declarations and reports with the Internal Revenue Service (the
“IRS”) in respect thereof, including the reports required to be filed under Section 1060 of
the Internal Revenue Code of 1986. Buyer shall prepare and deliver IRS Form 8594 to Seller for
review within 45 days after the Closing Date. In any proceeding related to the determination of
any tax, neither Buyer nor Seller shall contend or represent that such allocation is not a correct
allocation, absent manifest error.

     1.5. Closing. The closing of the transactions contemplated by this Agreement (the
“Closing”) shall take place immediately upon the execution and delivery of this Agreement
and the other documents referred to below (collectively with the other documents executed in
connection with the Closing, the “Related Agreements”), which Closing shall occur at the
offices of Faegre & Benson LLP, 1700 Lincoln Street, Suite 3200, Denver, Colorado. The
transactions contemplated
by this Agreement shall be deemed to have occurred effective as of 11:59 p.m. (Denver Time) on
December 16, 2005 (the “Closing Date”). At the Closing:

          (a) Buyer shall:

	 	(i)	 	Pay to Seller the Purchase Price as specified
in Section 1.4,
	 
	 	(ii)	 	Deliver to Seller a duly executed copy of the
Bill of Sale and Assignment and Assumption Agreement attached as
Exhibit C (the “Assignment and Assumption Agreement”),

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	 	(iii)	 	Deliver to Seller a duly executed copy of the
Transitional Services Agreement attached as Exhibit D (the
“TSA”), and
	 
	 	(iv)	 	Execute and deliver the Note; and

          (b) Seller shall:

	 	(i)	 	Deliver to Buyer a duly executed copy of the
Assignment and Assumption Agreement, and
	 
	 	(ii)	 	Deliver to Buyer a duly executed copy of the
TSA.

     1.6. Treatment of Certain Items; Adjustment of Promissory Note Balance.

          (a) Operation of the Business and the expenses attributable thereto through the Closing Date
shall be solely for the account of Seller, and thereafter solely for the account of Buyer. The
foregoing notwithstanding, the Purchase Price shall not be adjusted for expenses such as utility
charges, property taxes, advance payments on maintenance contracts, personal property taxes, and
other similar obligations to third parties to effect a pro-ration between Seller and Buyer as of
the Closing Date; provided, that Seller shall be solely responsible for payment of property
taxes assessed on the Real Estate (as defined in the Real Property Agreement) for calendar year
2005.

          (b) The original principal balance of the Note shall be reduced as of the Closing by $10,000,
in consideration of Buyer’s payment under the Real Property Agreement of costs, fees and expenses
associated with the termination of the arrangement with the Industrial Development Board of
Montgomery County, the title policy premium, transfer taxes, survey expenses and other costs.

     1.7. Condition of the Assets.

          (a) WITH RESPECT TO THE ASSETS, EXCEPT AS EXPRESSLY SET FORTH HEREIN, SELLER EXPRESSLY
DISCLAIMS ALL WARRANTIES, EXPRESS, IMPLIED, STATUTORY OR OTHERWISE, INCLUDING, WITHOUT LIMITATION,
THE IMPLIED WARRANTY OF MERCHANTABILITY AND FITNESS FOR A PARTICULAR PURPOSE.

          (b) Seller has delivered to Buyer, and Buyer acknowledges receipt of, that certain Phase I
Environmental Assessment of Acme Boot Company, Inc. Distribution Facility, 2225 Madison Street,
Clarksville, Tennessee (the “Phase I”) dated May 1998 (the “Phase I Date”).

     1.8. Real Property Transaction. The obligations of Seller and Buyer hereunder are
conditional upon the execution of the Real Property Agreement and the closing of the transaction
contemplated therein.

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ARTICLE II

LABOR AND EMPLOYMENT MATTERS

     2.1. Generally. Buyer shall not assume any employment or employee benefit obligation, or
any wage or salary payment obligation, including, without limitation, those arising under any
pension, profit sharing, deferred compensation, bonus, stock option, severance, welfare, sick
leave, vacation, wage or other employee benefit or compensation plan, procedure, policy or practice
of Seller. Seller has afforded Buyer a reasonable opportunity to interview its employees for
prospective employment by Buyer to the extent so requested by Buyer. As of the Closing Date, Buyer
shall make or have made written offers of employment, which offers shall be substantially in the
same form and substance as the copies of the offers previously delivered by Buyer to Seller, to the
employees of Seller identified in Section 2.1 of the Disclosure Schedule (the “Hired
Employees”), and which, in any event, shall be on terms and conditions identical in all
material respects to the terms and conditions under which the Hired Employees were employed by
Seller prior to the Closing Date. Buyer shall be solely responsible for, and shall indemnify
Seller against, any losses related to unlawful interviewing or information gathering practices with
respect to any of Seller’s employees engaged in the Business who Buyer considered for employment,
including the Hired Employees. It is the intent of the parties that Seller will not be responsible
for, and that Buyer will be responsible for, any notices or damages required by law or policies of
general application, including, but not limited to, the Worker Adjustment and Retraining
Notification Act (“WARN”) and any similar state and local laws that are applicable to
Seller or Buyer, to be paid as a result of termination or layoff of any Hired Employee on or after
the Closing Date. Without limiting the preceding sentence, Seller shall be solely responsible for,
and shall indemnify Buyer against, any damages related to or arising from all employment
obligations and employee benefits obligations of Seller that are related solely to Seller’s
employment of any Hired Employee prior to the Closing, including but not limited to any demand,
claim, charge or suit based on an employee’s relationship with Seller prior to the Closing.

     2.2. Employment Transition Provisions. Seller shall terminate the employment of each Hired
Employee effective immediately prior to the Closing. On the Closing Date, or as soon as
practicable thereafter, but in any event no later than the date required by applicable law, Seller
shall pay each such person all accrued wages, salary, commission, bonus and other employee
compensation payments (including for earned but
unused vacation days) for all periods through the Closing Date. In addition, Seller shall pay or
provide for all other employee benefits maintained by Seller for all periods through the Closing
Date, all in accordance with applicable law and benefit plans of Seller, and, except as provided in
Section 6.11, shall satisfy all obligations imposed by applicable federal or state law
(including without limitation the Consolidated Omnibus Budget Reconciliation Act of 1985
“COBRA”) relating to health and other benefit continuation privileges of any former
employee of Seller, whether terminated by Seller incident to the Closing or otherwise.

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ARTICLE III

REPRESENTATIONS AND WARRANTIES OF SELLER

     Seller hereby represents and warrants to Buyer, except as set forth in the disclosure schedule
accompanying this Agreement (the “Disclosure Schedule”), as follows:

     3.1. Organization and Good Standing. Seller is a corporation duly organized and validly
existing, and is in good standing, under the laws of the State of Colorado, and has the corporate
power and authority to own its properties and carry on its business as now being conducted,
including any foreign qualification required by the State of Tennessee to own and operate the
Business.

     3.2. Corporate Power and Authority; Enforceability. Seller has the corporate power to
execute and deliver this Agreement and the Related Agreements and to consummate the transactions
contemplated hereby or thereby. The execution and delivery by Seller of this Agreement and the
Related Agreements, and the consummation of the transactions contemplated hereby or thereby, have
been duly authorized by all necessary corporate action. This Agreement and the Related Agreements
are, or when delivered will be, legal, valid and binding obligations of Seller, enforceable in
accordance with their respective terms, without any requirement of prior approval by the
shareholders of Seller.

     3.3. No Conflict or Violation. The execution, delivery and performance by Seller of this
Agreement and the Related Agreements, do not and will not: (a) violate or conflict with any
provision of the Articles of Incorporation or Bylaws of Seller; (b) except as would not have a
material adverse effect on the Assets, the Business or the transactions contemplated by this
Agreement, violate any provision of law, statute, judgment, order, writ, injunction, decree, award,
rule, or regulation of any court, arbitrator, or other governmental or regulatory authority
applicable to Seller, the Assets or the Business; (c) except as would not have a material adverse
effect on the Assets, the Business or the transactions contemplated by this Agreement, violate,
result in a breach of, constitute (with due notice or lapse of time or both) a default or cause any
obligation, penalty or premium to arise or accrue under any contract, lease, loan agreement,
mortgage, security agreement, trust indenture, mortgage servicing agreement, production agreement,
origination agreement or other agreement or instrument to which Seller is a party or by which it,
the Assets or the Business is bound or to which any of the Assets or the Business is subject (or if
consent or notice is required, Seller shall have obtained such consent or provided such notice as
required in each case); (d) except as would not have a material adverse effect on the Assets, the
Business or the transactions
contemplated by this Agreement, result in the creation or imposition of any lien, charge or
encumbrance of any kind whatsoever upon any of the Assets or the Business; and (e) except as would
not have a material adverse effect on the Assets, the Business or the transactions contemplated by
this Agreement, result in the cancellation, modification, revocation or suspension of any License
that is an Asset.

     3.4. Consents and Approvals. Except as set forth in Section 3.4 of the Disclosure
Schedule and except as would not have a material adverse effect on the Assets, the Business or
the transactions contemplated by this Agreement, no notices, reports or other filings are required
to be made by Seller with, nor are any consents, registrations, approvals, permits or
authorizations required to be obtained by Seller from, any governmental entity, regulatory
authority or any other party or person (including any party to any Assumed Contract), in connection
with the execution and delivery of this Agreement or the Related Agreements by Seller and the
consummation by Seller of the transactions contemplated hereby or thereby; provided, that
the “material adverse effect” qualification of this representation shall not apply with respect to
the items in Section 3.4 of the Disclosure Schedule that are marked with an asterisk. Each
of the notices, reports, filings, consents, registrations, approvals, permits and

7

 

authorizations
required under this Section 3.4 have been duly given or obtained, as applicable, and, to
Seller’s knowledge, are in full force and effect, and Seller has provided Buyer with true and
correct copies of such documents.

     3.5. No Actions, Suits, or Proceedings. There are no requests, notices, claims, demands,
actions, suits or other legal or administrative proceedings pending or, to the knowledge of Seller,
threatened against (i) Seller that relate to the Business or the Assets, (ii) the Business or (iii)
the Assets in any court or before any federal, state, municipal or other governmental agency. To
the knowledge of Seller, there are no investigations of Seller (that relate to the Business or the
Assets), the Business or the Assets by any federal, state, municipal or other governmental agency
pending or threatened. Seller is not in default with respect to any order of any court or
governmental agency entered against it in respect of the Business or the Assets.

     3.6. No Material Violations. Seller has complied with all laws (other than any
Environmental Law) applicable to the Business or the Assets and Seller is not in violation of any
law (other than any Environmental Law) applicable to the Business or the Assets except as would not
have a material adverse effect on the Assets, the Business or the transactions contemplated by this
Agreement, and there are no requests, notices, claims, demands, actions, administrative
proceedings, hearings or other governmental claims or proceedings, or to the knowledge of Seller,
investigations pending against Seller alleging or investigating the existence of any such
violation.

     3.7. Title to and Nature and Condition of Personal Property.

          (a) Seller has good title to all personal property included in the Assets, free and clear of
all mortgages, liens, pledges, charges and encumbrances, other than Permitted Encumbrances. As
used in this Agreement, the term “Permitted Encumbrances” means (i) taxes,
assessments and other governmental levies, fees or charges which are not due and payable as of
the Closing Date, or which are being contested in good faith and for which appropriate reserves
have been established in accordance with generally accepted accounting principles; (ii) liens
related to purchase money security interests on personal property incurred in connection with the
acquisition of such property that cover only the personal property so acquired; and (iii) liens in
existence on the date hereof listed in Section 3.7(a) of the Disclosure Schedule.

          (b) Except as set forth in Section 3.7(b) of the Disclosure Schedule, the Assets
include all buildings, machinery, equipment, and other tangible assets used by Seller in the
conduct of the Business as presently conducted. Each such tangible asset with a book value in
excess of $25,000 has been maintained in accordance with normal industry practice and is in good
operating condition and repair (subject to normal wear and tear).

     3.8. Purchase Orders; Assumed Contracts.

          (a) Section 1.1(d)(i) of the Disclosure Schedule lists all of the Purchase Orders and
Section 1.1(d)(ii) of the Disclosure Schedule lists all of the Sales Orders. The Purchase
Orders and the Sales Orders are each in full force and effect in accordance with their terms, have
not been fulfilled by the supplier party thereto, and are: (i) in the case of the Purchase Orders,
for supplies used in Seller’s operation of the Business in the ordinary course, or

8

 

(ii) in the case
of the Sales Orders, for providing products or services to customers and, in both cases, are on
terms consistent with Seller’s normal business practices. Seller has delivered or made available
to Buyer true and correct copies of the Purchase Orders and the Sales Orders.

          (b) Section 1.1(e) of the Disclosure Schedule lists all of the Assumed Contracts,
other than the Software Licenses. Seller and, to the knowledge of Seller, each other party
thereto, has substantially performed all obligations required to be performed by such party to
date, and is not in default in any material respect, under any of the Assumed Contracts. The
Assumed Contracts are each in full force and effect, except as set forth in Section 3.4 of the
Disclosure Schedule are assignable to Buyer without the consent of third parties, and Seller
has not waived any material right, except as would not have a material adverse effect on the
Assets, the Business or the transactions contemplated by this Agreement, or assigned to any other
person any of its rights thereunder; provided, that the “material adverse effect”
qualification to this representation shall not apply to the items in Section 1.1(e) of the
Disclosure Schedule that are marked with an asterisk. Seller has delivered or made available
to Buyer true and correct copies of the Assumed Contracts.

     3.9. Licenses and Permits. There are no material franchises, approvals, permits, licenses,
orders, registrations, certificates, variances, or similar rights obtained from governments and
governmental agencies required by applicable law for the operation of the Business.

     3.10. Intellectual Property. Seller, with respect to the Business, owns and possesses, or
has the right to use pursuant to a valid and enforceable written license, sublicense, agreement, or
permission, all of the Intellectual Property. Each material item of Intellectual Property will be
owned or available for use by
Buyer on identical terms and conditions immediately subsequent to the Closing. No action, suit,
proceeding, hearing, investigation, charge, complaint, claim, or demand is pending or, to the
knowledge of Seller, threatened that challenges the legality, validity, or enforceability of the
Intellectual Property and Seller has not granted any sublicense or similar right with respect to
the Intellectual Property. Section 1.1(i) of the Disclosure Schedule identifies each item
of Seller’s internally-developed, proprietary software presently used in the operation of the
Business.

     3.11. Software Licenses. Seller has delivered to Buyer true and correct copies of all
Software Licenses identified in Section 1.1(k) of the Disclosure Schedule. Except as would
not have a material adverse effect on the Assets, the Business or the transactions contemplated by
this Agreement, the Software Licenses are legal, valid, binding, enforceable, and in full force and
effect; provided, that the “material adverse effect” qualification of this representation
shall not apply to the items in Section 1.1(k) of the Disclosure Schedule that are marked
with an asterisk. Neither Seller, nor, to the knowledge of Seller, any other party to the Software
Licenses, is in breach or default, and, to the knowledge of Seller, no event has occurred that with
notice or lapse of time would constitute a breach or default or permit termination, modification,
or acceleration, under the Software Licenses. No action, suit, proceeding, hearing, investigation,
charge, complaint, claim, or demand is pending or, to the knowledge of Seller, is threatened that
challenges the legality, validity, or enforceability of any item of intellectual property
underlying the Software Licenses. Seller has not granted any sublicense or similar right with
respect to the Software Licenses.

9

 

     3.12. Taxes. Seller has filed all federal, state and local tax returns required to be
filed by it, and has paid all federal, state and local income, profits, franchise, sales, use,
personal property, excise, payroll, and other taxes and assessments related to or arising from the
Business and the Assets (including interest and penalties) to the extent that such have become due.

     3.13. Brokers and Finders. Seller has not retained or engaged any broker, finder or other
financial intermediary in connection with the transaction contemplated by this Agreement for which
Buyer would have any liability.

     3.14. Powers of Attorney. There are no outstanding powers of attorney executed on behalf
of Seller with respect to the Business or any of the Assets or Assumed Liabilities.

     3.15. Environmental Matters. To the knowledge of Seller, and except as would not have a
material adverse effect on the Assets, the Business or the transactions contemplated by this
Agreement, since the Phase I Date Seller has been, and presently is, in compliance with all
Environmental Laws that are applicable to the conduct or operation of the Business or the ownership
or use of any of the Assets. As used in this Agreement,

          (a) “Environmental Law” means any legal requirement (including, without limitation,
the Comprehensive Environmental Response, Compensation, and Liability Act) relating to the
generation, production, installation, use, storage, treatment, transportation, release, threatened
release, or disposal of Hazardous Materials, noise control, or the protection of human health or
safety, natural resources, or the environment; and

          (b) “Hazardous Material” means any wastes, substances, radiation, or materials
(whether solids, liquids or gases) which (i) are listed, defined, or otherwise subject to
regulation under any Environmental Law; (ii) contain petroleum or petroleum products (including,
without limitation, crude oil or any fraction thereof) or (iii) pose a hazard to human health,
safety, natural resources, industrial hygiene, or the environment.

     3.16. Customers and Suppliers. Section 3.16 of the Disclosure Schedule lists each
material customer and each material supplier of the Business. To the knowledge of Seller, (a) no
material supplier of the Business has indicated that it shall stop, or materially decrease the rate
of, supplying materials, products or services to the Business and (b) no material customer has
indicated that it shall stop, or materially decrease the rate of, buying materials, products or
services from the Business.

     3.17. Accounts Receivable and Accounts Payable. Section 3.17 of the Disclosure
Schedule accurately reflects the balance of, and the name of each respective customer or
vendor, as applicable, the Accounts Receivable and the Accounts Payable as of the Closing Date.

     3.18. WARN Matters. Seller has complied with all requirements under WARN and any state or
local equivalents with respect to any plant closing or mass layoff completed prior to the Closing
Date. Seller has not terminated any Seller employees employed in the Business since September 1,
2005, except as listed in Section 3.18 of the Disclosure Schedule. Section 3.18 of the
Disclosure Schedule sets forth the name, hire date, termination date, and work location of each
employee terminated by Seller effective on or after September 1, 2005.

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ARTICLE IV

REPRESENTATIONS AND WARRANTIES OF BUYER

     Buyer hereby represents and warrants to Seller as follows:

     4.1. Organization and Good Standing. Buyer is a corporation duly organized and validly
existing, and is in good standing under, the laws of the State of Tennessee.

     4.2. Entity Power and Authority; Enforceability.
Buyer has the power to execute and deliver this Agreement and the Related Agreements and to
consummate the transactions contemplated hereby and thereby. The execution and delivery by Buyer
of this Agreement and the Related Agreements, and the consummation of the transactions contemplated
hereby or thereby, have been duly authorized by all necessary corporate action. This Agreement and
the Related Agreements are, or when delivered will be, legal, valid and binding obligations of
Buyer, enforceable in accordance with their respective terms.

     4.3. No Conflict or Violation. The execution, delivery and performance by Buyer of this
Agreement and the Related Agreements, do not and will not: (a) violate or conflict with any
provision of the Articles of Incorporation, Bylaws or other charter or governance documents of
Buyer; (b) violate any provision of law, statute, judgment, order, writ, injunction, decree, award,
rule, or regulation of any court, arbitrator, or other governmental or regulatory authority
applicable to Buyer; (c) violate, result in a breach of, constitute (with due notice or lapse of
time or both) a default or cause any obligation, penalty or premium to arise or accrue under any
contract, lease, loan agreement, mortgage, security agreement, trust indenture, mortgage servicing
agreement, production agreement, origination agreement or other agreement or instrument to which
Buyer is a party or by which it or its assets are bound or to which any of its assets are subject;
or (d) result in the creation or imposition of any lien, charge or encumbrance of any kind
whatsoever upon any of Buyer’s assets, except for liens in favor of Legends Bank under that certain
Loan Agreement between Buyer and Legends Bank, and Seller, under the Loan Agreement.

     4.4. Consents and Approvals. No notices, reports or other filings are required to be made
by Buyer with, nor are any consents, registrations, approvals, permits or authorizations required
to be obtained by Buyer from, any governmental entity, regulatory authority or party or person, in
connection with the execution and delivery of this Agreement or the Related Agreements by Buyer and
the consummation by Buyer of the transactions contemplated hereby or thereby.

     4.5. No Actions, Suits, or Proceedings. There are no requests, notices, investigations,
claims, demands, actions, suits or other legal or administrative proceedings pending or, to the
knowledge of Buyer, threatened against Buyer or any of its property in any court or before any
federal, state, municipal or other governmental agency.

     4.6. Brokers and Finders. Buyer has not retained or engaged any broker, finder or other
financial intermediary in connection with the transaction contemplated by this Agreement for which
Seller would have any liability.

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     4.7. WARN Matters. Buyer has provided Seller with true and correct copies of the written
offers of employment Buyer will make to each Hired Employee as provided in Section 2.1
above.

ARTICLE V

FINANCIAL INFORMATION

     Seller has delivered to Buyer certain financial information concerning Seller and the
Business, including certain balance sheets, statements of income and expenses and financial
projections (the “Financial Information”). Buyer acknowledges that the Financial
Information was internally prepared by Seller, was not audited, and may not have been prepared in
accordance with generally accepted accounting principles. Buyer further acknowledges and agrees
that Seller does not and has not maintained or prepared financial information that segregates the
Business from Seller’s other businesses, and, accordingly, that the Financial Information does not
necessarily reflect and cannot be relied upon as an accurate or complete presentation of the
financial condition or position of the Business. Without limiting any of the foregoing, Seller
hereby disclaims any and all representations and warranties of any type whatsoever concerning the
Financial Information.

ARTICLE VI

POST-CLOSING COVENANTS

     6.1. Post-Closing Inspection Rights. Buyer agrees that all books and records delivered to
Buyer by Seller pursuant to the provisions of this Agreement shall be open for inspection by
representatives of Seller upon reasonable advance notice by Seller and at times reasonably
acceptable to Seller and Buyer, which do not disrupt Buyer’s business operations, for three years
following the Closing, and that Seller during such period at its expense may make such copies
thereof as it may deem desirable. Seller agrees that all documents, records and other materials
retained by Seller that are related to the Assets or the Business shall be open for inspection by
representatives of Buyer upon reasonable advance notice by Buyer and at times reasonably acceptable
to Seller and Buyer, which do not disrupt Seller’s business operations, for three years following
the Closing, and that during such period Buyer may make such copies thereof at its expense as it
may deem desirable. Buyer’s and Seller’s obligations under this Section are subject to any
confidentiality or similar obligations of Buyer or Seller in favor of any third party,
provided, that Buyer and Seller shall use commercially reasonable efforts to obtain waivers
of any such confidentiality obligations to facilitate the performance of their obligations under
this Section.

     6.2. Standard Product Warranties. Buyer agrees to satisfy Seller’s standard warranties
contained in customer contracts with respect to products delivered by Seller on or prior to the
Closing Date until the expiration of such warranties. Buyer will bear the cost of such warranty
servicing.

     6.3. Delivery of Tangible Assets. On the Closing Date, Seller shall make the tangible
Assets available to Buyer at the Facility (as defined in the Real Property Agreement). Buyer
shall, with Seller’s assistance, identify any books and records that should remain temporarily in
the possession of Seller in order to facilitate an orderly transition with respect to customer
relations, regulatory affairs and other similar matters.

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     6.4. Reconciliation of Accounts Payable and Accounts Receivable. After the Closing Date,
(a) Buyer agrees to pay promptly to Seller any and all proceeds received by Buyer that relate to or
arise from the operation of the Business on or prior to the Closing Date or the Excluded Assets and
to forward to Seller all unpaid invoices (other than invoices for Purchase Orders) received by
Buyer that relate to or arise from the operation of the Business on or prior to the Closing Date or
the Excluded Assets, and (b) Seller agrees to pay promptly to Buyer any and all proceeds received
by Seller that relate to or arise from the operation of the Business after the Closing Date and to
forward all unpaid invoices received by Seller that relate to or arise from the operation of the
Business after the Closing Date or the Purchase Orders. Except for invoices related to the
Purchase Orders, which shall be paid by Buyer, each party agrees to promptly pay any invoices so
received, subject to such party’s right to reasonably dispute any such invoices.

     6.5. Taxes and Fees. Except as provided in Section 1.6, Buyer shall be responsible
for and shall pay all sales, transfer or similar taxes or governmental charges, if any, with
respect to the sale and purchase of the Assets, whether levied against the Assets, Seller or Buyer.

     6.6. Cooperation on Tax Matters. Buyer and Seller shall cooperate fully, as and to the
extent reasonably requested by the other party, in connection with the preparation and filing of
any tax return, statement, report or form, any audit, litigation or other proceeding with respect
to taxes. Such cooperation shall include the retention and (upon the other party’s request) the
provision of records and information which are reasonably relevant to any such audit, litigation or
other proceeding and making employees available on a mutually convenient basis to provide
additional information and explanation of any material provided hereunder.

     6.7. Non-solicitation. Following the Closing, Seller shall not, directly or indirectly:

          (a) For a period of one year, solicit Business of any customer of Seller as of the Closing
Date so long as such customer is a Business customer of Buyer after the Closing; provided
that this Section 6.7(a) shall cease to be of any force or effect to the extent Seller
acquires any business or entity, which involves or is engaged in a business the same as or similar
to the Business; or

          (b) For a period of three years, attempt to hire or retain any Hired Employee, provided that
Seller shall not be prohibited from hiring or retaining any Hired Employee if such person initiates
contact with Seller concerning employment.

     6.8. Discontinuation of Names, Marks, Etc. As soon as practicable after the Closing Date
(but not to exceed 30 days in any event), Buyer shall discontinue use of any “StarTek” marks and
similar proprietary rights in any form or type
whatsoever, including, without limitation, sample products, marketing materials, signage,
stationary, letterhead and other consumable materials; provided, that the StarTek logo
painted on the water tower on or adjacent to the Land (as defined in the Real Property Agreement)
may remain for a period of 60 days after the Closing Date. Without limiting the generality of the
foregoing, Buyer shall not use the name “StarTek” or any similar name in the Business, a business
similar to the Business or otherwise at any time following the Closing.

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     6.9. Confidential Information. After the Closing Date, Seller shall maintain as
confidential any confidential or proprietary information and trade secrets that relate to the
Business, the Assets or the Assumed Liabilities, provided, that such obligations shall not
prohibit Seller from disclosing any such information to comply with its obligations under
applicable securities laws.

     6.10. Transition Matters. For a period of five years following the Closing, Seller will
not take any action that discourages any lessor, licensor, customer, supplier, or other business
associate of the Business from maintaining the same business relationships with Buyer after the
Closing as it maintained with Seller prior to the Closing; provided that this Section
6.10 shall cease to be of any force or effect to the extent Seller acquires any business or
entity, which involves or is engaged in a business the same as or similar to the Business.

     6.11. Employee Benefits. Buyer shall use its best efforts to implement, as soon as
practicable following the Closing, Buyer’s own employee benefits plans and make such plans
available to each Hired Employee who is eligible to participate under the terms of such plans. In
addition, if and to the extent that any Hired Employee requests (or any other person requests on
behalf of a Hired Employee or as a person covered by such Hired Employee’s benefits entitlements),
from and after the Closing, any benefits to be provided by Seller under COBRA or similar federal or
state laws relating to health and other benefit continuation privileges or makes any claim for
benefits under Seller’s self-insurance plans (collectively “Benefit Continuation”) and such
person is eligible for such Benefit Continuation, Buyer shall promptly, upon receipt of Seller’s
request, reimburse Seller for all expenses incurred by Seller in connection with providing such
Benefit Continuation until such time as such Hired Employee becomes eligible for Buyer’s employee
health benefit plans.

ARTICLE VII

SURVIVAL; INDEMNIFICATION

     7.1. Survival. All representations and warranties contained in this Agreement and the
Related Agreements shall survive the execution and delivery of this Agreement and the Related
Agreements and the consummation of the transactions contemplated hereby and thereby until the first
anniversary of the Closing Date, except that with respect to this Agreement: (a) the
representations and warranties in Sections 3.1, 3.2, 3.3(a), 3.7,
3.13 and 3.14 shall survive the Closing indefinitely, and (b) the representation
and warranties in Section 3.12 regarding taxes shall survive for the
applicable statue of limitations period. All of the covenants and obligations of the parties to be
performed after the Closing pursuant to this Agreement or the Related Agreements shall survive for
the period specifically applicable to such covenant or obligation, if any, and otherwise,
indefinitely.

     7.2. Indemnification by Seller. Seller shall indemnify, defend and hold Buyer, its
officers, directors, and shareholders harmless from and against any and all complaints, actions,
suits, claims, judgments, orders, injunctions, losses, liabilities, damages, obligations,
penalties, fines, costs, expenses, and amounts paid in settlements (including without limitation
legal and other similar expenses) (collectively, “Damages”) from, resulting by reason of or
arising in connection with: (a) any inaccuracy in or breach or nonperformance of the agreements,
covenants, representations or warranties made or to be performed by Seller pursuant to this
Agreement; and (b) any liabilities of Seller other than the Assumed Liabilities.

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     7.3. Indemnification by Buyer. Buyer shall indemnify, defend and hold Seller, its
officers, directors, and shareholders harmless from and against any and all Damages from, resulting
by reason of or arising in connection with: (a) any inaccuracy in or breach or nonperformance of
the agreements, covenants, representations or warranties made or to be performed by Buyer pursuant
to this Agreement; and (b) the Assumed Liabilities.

     7.4. Notice and Resolution of Claims.

          (a) An indemnified party hereunder shall promptly give written notice to the indemnifying
party after obtaining knowledge of any claim against the indemnified party as to which recovery may
be sought against the indemnifying party because of the indemnity set forth above, and, if such
indemnity shall arise from the claim of a third party, shall permit the indemnifying party to
assume the defense of any such claim or any litigation resulting from such claim. Such notice
shall specify the basis for the claim in reasonable detail. No delay on the part of the
indemnified party in notifying the indemnifying party shall relieve the indemnifying party from any
liability or obligation hereunder unless (and then solely to the extent) the indemnifying party is
damaged thereby. Failure by the indemnifying party to notify the indemnified party of its election
to defend any such claim or action by a third party within 15 days after notice thereof shall have
been given to the indemnifying party shall be deemed a waiver by the indemnifying party of its
right to defend such claim or action, but such failure will not void the indemnity.

          (b) If the indemnifying party assumes the defense of such claim or litigation resulting
therefrom, the obligations of the indemnifying party hereunder as to such claim shall include
taking all reasonable steps necessary in the defense or settlement of such claim or litigation
resulting therefrom and defending and holding the indemnified party harmless from and against any
and all Damages and liabilities caused by or arising out of any settlement approved by the
indemnifying party or any judgment in connection with such claim or litigation resulting therefrom;
provided, however, that if the indemnifying party shall assume such defense then
such party shall have control of the defense. The indemnified party may participate in the
defense with its own counsel paid for by the indemnified party. The indemnifying party shall
not, in the defense of such claim or any litigation resulting therefrom, consent to the entry of
any judgment or enter into any settlement (except with the written consent of the indemnified
party), which does not include, as to the indemnified party and as an unconditional term thereof, a
release by the third party from any and all liability in respect of such claim or litigation. The
indemnified party will cooperate reasonably in the defense of the action or claim.

     7.5. Deductible; Limits on Liability. Neither party shall have any liability to indemnify
or hold harmless the other party or otherwise have liability to the other for any claim asserted
against the other party for indemnification under this Article VII after the end of the
survival period set forth in Section 7.1. Notwithstanding anything herein to the contrary,
Seller shall not have any liability to indemnify or hold harmless Buyer for indemnification under
this Article VII or otherwise have liability to Buyer with respect to any breach of any
representation

15

 

or warranty made hereunder or under the Real Property Agreement (collectively, the
“Agreements”) unless (a) the amount of any individual claim equals or exceeds $250,000 or
(b) the sum of all individual claims under the Agreements of less than $250,000 exceeds, in the
aggregate, $250,000, but Seller shall have liability only as to such amounts in excess of $250,000
($250,000 intended to be a deductible, not a threshold), and the maximum aggregate liability of the
Seller for all such matters under the Agreements shall be $500,000. In no event shall the
indemnifying party be liable to the indemnified party hereunder for any incidental, punitive,
special, indirect or consequential damages or loss of profits, except in connection with third
party claims made against the indemnified party.

     7.6. Exclusive Remedy. Absent fraud, Seller and Buyer each agree that the indemnification
rights created under this Article VII shall constitute each party’s exclusive remedy
against the other party for breaches of its representations and warranties in this Agreement and
the Related Agreements, except that either party may seek equitable relief in a court of competent
jurisdiction to prevent or remedy a breach of the other party’s obligations hereunder.

ARTICLE VIII

MISCELLANEOUS PROVISIONS

     8.1. Public Announcements. Buyer shall not make any public announcements of any kind or
nature whatsoever concerning this Agreement or the transactions contemplated hereby before, on or
after the Closing Date without the prior written approval of Seller. Buyer acknowledges that
Seller will make one or more public announcements and disclosures concerning this Agreement and the
transactions contemplated hereby from time to time in accordance with its obligations under
applicable securities laws. Seller will attempt to provide any such announcements and disclosures
to Buyer for review and shall consider in good faith the reasonable comments of Buyer on such
announcements and disclosures.

     8.2. Further Assurances.
Seller and Buyer will cooperate with one another and will execute such further instruments and
documents as either party shall reasonably request to carry out to such party’s satisfaction the
transactions contemplated by this Agreement or the Related Agreements, which shall thereafter be
treated as Related Agreements hereunder. Without limiting the generality of the foregoing, if any
third party consent required for the consummation of the transactions contemplated by this
Agreement is not obtained prior to the Closing, Seller and Buyer shall cooperate reasonably and in
good faith to obtain such consent following the Closing.

     8.3. Fees and Expenses. Except as provided elsewhere in this Agreement or in the Real
Property Agreement, each party shall pay all of the costs and expenses incurred by it in
negotiating and preparing this Agreement and the Related Agreements, in performing its obligations
under this Agreement and the Related Agreements, and in otherwise consummating the transactions
contemplated by this Agreement and the Related Agreements, including without limitation its
attorneys’ fees.

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     8.4. Disclosure Schedule.

          (a) The information in the Disclosure Schedule constitutes (i) exceptions to particular
representations, warranties, covenants and obligations of Seller set forth in this Agreement or
(ii) descriptions or lists of assets and liabilities and other items referred to in this Agreement.

          (b) All descriptions of agreements appearing in the Disclosure Schedule are summary in nature
and are qualified by reference to the complete documents. Nothing in the Disclosure Schedule shall
constitute an admission of any liability or obligation of Seller to any third party or
acknowledgement that any matter disclosed in the Disclosure Schedule is required to be disclosed
(particularly where such disclosure is required in accordance with a materiality standard or as not
in the ordinary course of business). The disclosures in the Disclosure Schedule are made in
response to the representations and warranties of Seller and certain covenants in this Agreement,
and no disclosure made in the Disclosure Schedule shall be deemed to modify in any respect the
standard of materiality or knowledge set forth in any representation, warranty, covenant or other
provision contained in this Agreement. A statement in any Section of the Disclosure Schedule or
the Disclosure Schedule to the Real Property Agreement shall be deemed to have been made in all
applicable Sections of the Disclosure Schedule.

     8.5. Entire Agreement; Amendment. This Agreement, together with the Related Agreements,
constitutes the entire agreement between the parties concerning the subject matter hereof and
supersedes all prior agreements and communications with respect thereto, whether oral or written,
and whether explicit or implicit, including, without limitation, the letter of intent between the
parties dated August 11, 2005, but excluding the Real Property Agreement. This Agreement may not
be modified, amended, or varied in any manner unless by a written agreement duly executed by each
party.

     8.6. Notices.
Any and all notices, requests, consents or other communications permitted or required to be
given under the terms of this Agreement or the Related Agreements shall be in writing and shall be
deemed received (a) if given by electronic transmission (as defined in Section 8.7), when
transmitted if transmitted on a business day and during normal business hours of the recipient, and
otherwise on the next business day following transmission, (b) if given by certified mail, return
receipt requested, postage prepaid, three business days after being deposited in the United States
mails and (c) if given by Federal Express or other overnight carrier service or other means, when
received or personally delivered. The mailing address and facsimile number of each of the parties
is as follows, which address and number may be changed by notice given in the manner provided in
this Section:

If to Buyer:

DPL Corporation Southeast

Attention: Gerard T. Mydlowski, Chief Executive Officer

2225 Madison Street

Clarksville, Tennessee 37043

Facsimile: (931) 572-0903

With a copy, which shall not constitute notice, to:

Otten, Johnson, Robinson, Neff & Ragonetti, P.C.

Attention: Robert P. Attai

950 Seventeenth Street, Suite 1600

Denver, Colorado 80202

Facsimile: (303) 825-6525

If to Seller:

StarTek USA, Inc.

Attention: Steven D. Butler, Chief Executive Officer

100 Garfield Street

Denver, Colorado 80206

Facsimile: (303) 388-9970

With a copy, which shall not constitute notice, to:

Faegre & Benson LLP

Attention: Blair L. Lockwood

1700 Lincoln Street, Suite 3200

Denver, Colorado 80203

Facsimile: (303) 607-3600

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     8.7. Electronic Transmissions. Each party agrees that (i) any notice, consent or document
transmitted by electronic transmission shall be treated in all manner and respects as an original
written document, (ii) any such notice, consent or document shall be considered to have the same
binding and legal effect
as an original document and (iii) at the request of any party, any such notice, consent or document
shall be re-delivered or re-executed, as appropriate, by the relevant party or parties in its
original form. Each party further agrees that they will not raise the transmission of a notice,
consent or document by electronic transmission as a defense in any proceeding or action in which
the validity of such notice, consent or document is at issue and hereby forever waives such
defense. For purposes of this Agreement, the term “electronic transmission” means
electronic mail and attachments thereto or facsimile transmission.

     8.8. Governing Law. This Agreement shall be governed by and construed in accordance with
the laws of the State of Colorado without regard to its principles of conflicts of laws.

     8.9. Severability. Every provision of this Agreement is severable. If any term or
provision hereof is held to be illegal, invalid or unenforceable for any reason by any duly
constituted court, agency or tribunal, the legality, validity or enforceability of the remaining
provisions shall not in any way be affected or impaired thereby.

     8.10. Waivers. No waiver of any breach of any of the terms of this Agreement shall be
effective unless such waiver is in writing and signed by the party against whom such waiver is
claimed. No waiver of any breach shall be deemed to be a waiver of any other or subsequent breach.

     8.11. Assignment; Binding Effect; No Third Party Beneficiaries. Neither party may assign
its rights or delegate its obligations under this Agreement without the prior written consent of
the other party, which shall not be unreasonably withheld. This Agreement shall be binding upon
and shall inure to the benefit of the parties hereto and their respective successors and permitted
assigns. The parties specifically agree and intend that no person shall have any third party
beneficiary rights under this Agreement.

     8.12. Counterparts. This Agreement may be executed in any number of counterparts, all of
which taken together shall constitute one and the same instrument and either of the parties hereto
may execute this Agreement by signing any such counterpart.

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     8.13. Construction and Interpretation. The following rules shall apply to the construction
and interpretation of this Agreement:

          (a) All references in this Agreement to sections, subsections, articles and other subdivisions
and schedules and exhibits refer to corresponding sections, subsections, articles and other
subdivisions and schedules and exhibits of this Agreement unless expressly provided otherwise.

          (b) Titles appearing at the beginning of any of such subdivisions are for convenience only and
shall not constitute part of such subdivisions and shall be disregarded in construing the language
contained in such subdivisions.

          (c) A reference to any “applicable law” or words of similar import means, unless specifically
provided otherwise, any federal, state, local or foreign law, statute, ordinance, regulation, rule,
code, decree, judgment, order or other requirement or rule of law, as amended, modified, codified,
replaced or reenacted, in whole or in part, and in effect from time to time, including rules and
regulations promulgated thereunder.

          (d) The words “this Agreement,” “herein,” “hereof,” “hereby,” “hereunder” and words of similar
import refer to this Agreement as a whole and not to any particular subdivision unless expressly so
limited.

          (e) Any reference to a party’s “knowledge” means such party’s actual knowledge, without duty
of inquiry. In the case of Seller, a reference to Seller’s “knowledge” means the actual knowledge
of Steven D. Butler, Rodd E. Granger or Wayne H. Watson, without duty of inquiry.

          (f) Words in the singular form shall be construed to include the plural and vice versa, unless
the context otherwise requires. Pronouns in masculine, feminine and neuter genders shall be
construed to include any other gender.

          (g) Unless the context otherwise requires or unless otherwise provided herein, the terms
defined in this Agreement which refer to a particular agreement, instrument or document also refer
to and include all renewals, extensions, modifications, amendments or restatements of such
agreement, instrument or document, provided that nothing contained in this subsection shall
be construed to authorize such renewal, extension, modification, amendment or restatement.

          (h) The word “or” is not intended to be exclusive and the word “includes” and its derivatives
means “includes, but is not limited to” and corresponding derivative expressions.

          (i) No consideration shall be given to the fact or presumption that one party had a greater or
lesser hand in drafting this Agreement.

          (j) Any exhibits and schedules attached hereto are incorporated herein by reference for all
purposes and references to this Agreement unless the context in which used shall otherwise require.

[Signature Page Follows]

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     The parties hereto have executed this Personal Property Purchase Agreement as of the date
first above written.

	 	 	 	 	 
	 	 	BUYER:
	 
	 	 	 	 
	 	 	DPL CORPORATION SOUTHEAST, a

Tennessee corporation
	 
	 	 	 	 
	 

	 	By:
	 	 
	 

	 	 	 	 
	 

	 	 	 	Gerard T. Mydlowski
	 

	 	 	 	President and Chief Executive Officer
	 
	 	 	 	 
	 	 	SELLER:
	 
	 	 	 	 
	 	 	STARTEK USA, INC., a Colorado corporation
	 
	 	 	 	 
	 

	 	By:	 	 
	 

	 	 	 	 
	 

	 	 	 	Steven D. Butler
	 

	 	 	 	Chief Executive Officer

20exv10w71

 

Exhibit 10.71

REAL PROPERTY PURCHASE AGREEMENT

between

STARTEK USA, INC.

AND

DPL CORPORATION SOUTHEAST

Dated December 16, 2005

 

 

TABLE OF CONTENTS

	 	 	 	 	 	 	 
	 	 	 	 	Page	 
	ARTICLE I PURCHASE AND SALE OF ASSETS
	 	 	1	 
	1.1.
	 	Basic Transaction	 	 	1	 
	1.2.
	 	Purchase Price	 	 	1	 
	1.3.
	 	Closing	 	 	2	 
	1.4.
	 	Proration and Allocation of Certain Items	 	 	3	 
	1.5.
	 	Title Insurance	 	 	3	 
	1.6.
	 	Condition of the Real Estate	 	 	4	 
	1.7.
	 	Personal Property Transaction	 	 	4	 
	ARTICLE II [INTENTIONALLY OMITTED]
	 	 	4	 
	ARTICLE III REPRESENTATIONS AND WARRANTIES OF SELLER
	 	 	4	 
	3.1.
	 	Organization and Good Standing	 	 	4	 
	3.2.
	 	Corporate Power and Authority; Enforceability	 	 	4	 
	3.3.
	 	No Conflict or Violation	 	 	4	 
	3.4.
	 	Consents and Approvals	 	 	5	 
	3.5.
	 	No Actions, Suits, or Proceedings	 	 	5	 
	3.6.
	 	No Material Violations	 	 	5	 
	3.7.
	 	Licenses and Permits	 	 	6	 
	3.8.
	 	Taxes	 	 	6	 
	3.9.
	 	Brokers and Finders	 	 	6	 
	3.10.
	 	Powers of Attorney	 	 	6	 
	3.11.
	 	Environmental Matters	 	 	6	 
	3.12.
	 	Financing Statements	 	 	6	 
	3.13.
	 	Prior Conveyance	 	 	6	 
	ARTICLE IV REPRESENTATIONS AND WARRANTIES OF BUYER
	 	 	7	 
	4.1.
	 	Organization and Good Standing	 	 	7	 
	4.2.
	 	Entity Power and Authority; Enforceability	 	 	7	 
	4.3.
	 	No Conflict or Violation	 	 	7	 
	4.4.
	 	Consents and Approvals	 	 	7	 
	4.5.
	 	No Actions, Suits, or Proceedings	 	 	7	 
	4.6.
	 	Brokers and Finders	 	 	7	 
	ARTICLE V [INTENTIONALLY OMITTED]
	 	 	8	 
	ARTICLE VI POST-CLOSING COVENANTS
	 	 	8	 
	6.1.
	 	Discontinuation of Names, Marks, Etc.	 	 	8	 
	ARTICLE VII SURVIVAL; INDEMNIFICATION
	 	 	8	 
	7.1.
	 	Survival	 	 	8	 
	7.2.
	 	Indemnification by Seller	 	 	8	 
	7.3.
	 	Indemnification by Buyer	 	 	8	 
	7.4.
	 	Notice and Resolution of Claims	 	 	8	 
	7.5.
	 	Deductible; Limits on Liability	 	 	9	 
	7.6.
	 	Exclusive Remedy	 	 	9	 

i

 

TABLE OF CONTENTS
(continued)

	 	 	 	 	 	 	 
	 	 	 	 	Page	 
	ARTICLE VIII MISCELLANEOUS PROVISIONS
	 	 	10	 
	8.1.
	 	Public Announcements	 	 	10	 
	8.2.
	 	Further Assurances	 	 	10	 
	8.3.
	 	Fees and Expenses	 	 	10	 
	8.4.
	 	Disclosure Schedule	 	 	10	 
	8.5.
	 	Entire Agreement; Amendment	 	 	10	 
	8.6.
	 	Notices	 	 	11	 
	8.7.
	 	Electronic Transmissions	 	 	12	 
	8.8.
	 	Governing Law	 	 	12	 
	8.9.
	 	Severability	 	 	12	 
	8.10.
	 	Waivers	 	 	12	 
	8.11.
	 	Assignment; Binding Effect; No Third Party Beneficiaries	 	 	12	 
	8.12.
	 	Counterparts	 	 	12	 
	8.13.
	 	Construction and Interpretation	 	 	12	 
	 
	 	 	 	 	 	 
	ATTACHMENTS AND EXHIBITS:	 	 	 	 
	 
	 	 	 	 	 	 
	I.  DISCLOSURE SCHEDULE	 	 	 	 
	 
	 	 	 	 	 	 
	II. EXHIBITS:	 	 	 	 
	 
	 	 	 	 	 	 
	     EXHIBIT A – Legal Description of the Real Estate	 	 	 	 
	     EXHIBIT B – Form of Deed from the Industrial Development Board	 	 	 	 
	     EXHIBIT C – Form of Deed from Seller	 	 	 	 

ii

 

REAL PROPERTY PURCHASE AGREEMENT

     THIS REAL PROPERTY PURCHASE AGREEMENT (this “Agreement”) is made and entered into as
of December 16, 2005, by and between StarTek USA, Inc., a Colorado corporation (“Seller”),
and DPL Corporation Southeast, a Tennessee corporation (“Buyer”).

STATEMENT OF PURPOSE

     A. Seller is engaged in the business of providing supply chain management services, including
packaging, fulfillment, marketing support and logistics services (as such business exists on the
Closing Date, the “Business”).

     B. As part of the transfer of certain assets of the Business from Seller to Buyer, Seller
desires to sell and Buyer desires to purchase the Facility (as hereinafter defined) on the terms
and subject to the conditions of this Agreement.

     C. Buyer is also purchasing from Seller certain other assets of Seller that are utilized in
the Business pursuant to the terms of a Personal Property Purchase Agreement, of even date herewith
(the “Personal Property Agreement”).

AGREEMENT

     In consideration of the foregoing recitals and of the mutual covenants and conditions
contained herein, the parties hereby agree as follows:

ARTICLE I

PURCHASE AND SALE OF ASSETS

     1.1. Basic Transaction. On the terms and subject to the conditions of this Agreement,
Seller agrees to sell, transfer, convey and deliver to Buyer, and Buyer agrees to purchase from
Seller, on and as of the Closing Date, the Facility. As used herein, the term “Facility”
means:

          (a) Fee simple title in real property located in Clarksville, Tennessee, legally described in
Exhibit A (the “Land”), together with the buildings, fixtures and other
improvements thereon (the “Improvements” and, together with the Land, the “Real
Estate”), together with all rights, interests and appurtenances of Seller therein or thereunto
pertaining; and

          (b) To the extent Seller is permitted to transfer or assign such items under the terms thereof
and applicable law, all rights of Seller under any certificate of occupancy for the Real Estate and
other certificates, licenses and permits relating to the ownership and operation of the Real Estate
(the “Real Estate Licenses”).

     1.2. Purchase Price.

          (a) The total purchase price to be paid by Buyer to Seller for the Facility (the “Purchase
Price”) is $4,300,000.

          (b) At the Closing, subject to proration and allocation of certain costs associated herewith
pursuant to Section 1.4, Buyer shall pay to Seller the Purchase Price by wire transfer of
immediately available funds to Batson, Nolan, Brice, Williamson & Girsky, which shall serve as
escrow agent (the “Escrow Agent”) for the Closing pursuant to escrow instructions of Seller
and Buyer delivered to the Escrow Agent prior to the date hereof.

 

 

     1.3. Closing. The closing of the transactions contemplated by this Agreement (the
“Closing”) shall take place immediately upon the execution and delivery of this Agreement
and the other documents referred to below (collectively with the other documents executed in
connection with the Closing, the “Related Agreements”), which Closing shall occur
simultaneously at the offices of Faegre & Benson LLP, 1700 Lincoln Street, Suite 3200, Denver,
Colorado and at the offices of the Escrow Agent. The transactions contemplated by this Agreement
shall be deemed to have occurred effective as of 11:59 p.m. (Denver Time) on December 16, 2005 (the
“Closing Date”). At the Closing,

          (a) Buyer shall:

	 	(i)	 	Pay to Seller the Purchase Price as specified
in Section 1.2(b),
	 
	 	(ii)	 	Execute and deliver any applicable transfer
tax, transfer declarations, ownership information or other disclosure
forms or reports required under the laws of the County of Montgomery,
State of Tennessee, or the United States of America (collectively,
“Government Documents”), and

          (b) Seller shall:

	 	(i)	 	Cause the Industrial Development Board of the
County of Montgomery, Tennessee, a public nonprofit corporation
organized and existing under the laws of the State of Tennessee
(“IDB”), to deliver to the Escrow Agent a duly executed and
acknowledged deed from IDB to Seller in the form of Exhibit B,
	 
	 	(ii)	 	Deliver to the Escrow Agent a duly executed and
acknowledged deed from Seller to Buyer in the form of Exhibit
C,
	 
	 	(iii)	 	Deliver to Buyer an affidavit that evidences
that Seller is exempt from the withholding requirements of Section 1445
of the Internal Revenue Code,
	 
	 	(iv)	 	To the extent the same are in Seller’s
possession or control, deliver to Buyer originals (or copies, if
originals are not in Seller’s possession or control) of the Real Estate
Licenses, except to the extent the same are required to be and are
affixed at the Real Estate, in which case such documents will be
delivered at the Facility as of the Closing,
	 
	 	(v)	 	Deliver to Buyer one labeled set of all master
keys to the Improvements,
	 
	 	(vi)	 	Execute and deliver any Government Documents,
	 
	 	(vii)	 	Deliver possession of the Real Estate to
Buyer, and
	 
	 	(viii)	 	Deliver such affidavits and agreements required pursuant to
Section 1.5.

2

 

     1.4. Proration and Allocation of Certain Items.

          (a) Operation of the Business and the expenses attributable thereto through the Closing Date
shall be solely for the account of Seller, and thereafter solely for the account of Buyer. The
foregoing notwithstanding, the Purchase Price shall not be adjusted for expenses such as utility
charges, property taxes, advance payments on maintenance contracts, personal property taxes, and
other similar obligations to third parties to effect a pro-ration between Seller and Buyer as of
the Closing Date; provided, that Seller shall be solely responsible for payment of all
property taxes or payments in lieu thereof assessed on the Real Estate for calendar year 2005 and
the same shall be paid to the Escrow Agent at the Closing.

          (b) The original principal amount of the promissory note to be delivered by Buyer to Seller
pursuant to the Personal Property Agreement shall be reduced by the amount of the fees and expenses
of Boult Cummings Conners & Berry PLC, Batson Nolan Brice Williamson and Girsky as attorneys for
the IDB, the $200 consideration for the transfer of the Real Estate and equipment from the IDB to
Seller, and any transfer, deed or similar taxes arising from the transfer of the Real Estate from
IDB to Seller to the extent that each of the same are associated with Seller’s termination of the
tax abatement arrangements with IDB, up to a maximum reduction of $10,000. To the extent that the
amount of such fees and expenses exceeds $10,000, Buyer shall pay such amounts directly or shall
reimburse Seller at the Closing for such amounts paid by Seller.

          (c) Buyer shall be responsible for and shall pay all sales, transfer or similar taxes or
governmental charges, if any, and all deed taxes and recording fees with respect to the sale and
purchase of the Real Estate from Seller to Buyer hereunder, whether levied against the Real Estate,
Seller or Buyer.

     1.5. Title Insurance. Buyer may cause a title company of its selection (“Title
Company”) to issue, or to irrevocably, unconditionally and unqualifiedly commit to issue, to
Buyer an ALTA extended form owner’s
policy of title insurance (the “Title Policy”), insuring title to the Real Estate in Buyer
in such amount as Buyer may determine. If Buyer elects to obtain the Title Policy, Seller shall
deliver, and shall cause IDB to deliver, to Buyer and Title Company such affidavits and agreements
as are reasonably necessary for Title Company to issue the Title Policy. If Buyer elects to obtain
the Title Policy, Buyer shall pay the premium for the Title Policy and all of the costs associated
with the Title Policy, including without limitation the costs of any surveys and of any closing or
escrow fee charged by Title Company.

3

 

     1.6. Condition of the Real Estate.

          (a) WITH RESPECT TO THE REAL ESTATE, EXCEPT AS EXPRESSLY SET FORTH HEREIN, SELLER EXPRESSLY
DISCLAIMS ALL WARRANTIES, EXPRESS, IMPLIED, STATUTORY OR OTHERWISE, INCLUDING, WITHOUT LIMITATION,
THE IMPLIED WARRANTY OF MERCHANTABILITY AND FITNESS FOR A PARTICULAR PURPOSE.

          (b) Seller has delivered to Buyer, and Buyer acknowledges receipt of, that certain Phase I
Environmental Assessment of Acme Boot Company, Inc. Distribution Facility, 2225 Madison Street,
Clarksville, Tennessee (the “Phase I”) dated May 1998 (the “Phase I Date”).

     1.7. Personal Property Transaction. The obligations of Seller and Buyer hereunder are
conditional upon the execution of the Personal Property Agreement and closing of the transaction
contemplated therein.

ARTICLE II

[INTENTIONALLY OMITTED]

ARTICLE III

REPRESENTATIONS AND WARRANTIES OF SELLER

     Seller hereby represents and warrants to Buyer, except as set forth in the disclosure schedule
accompanying this Agreement (the “Disclosure Schedule”), as follows:

     3.1. Organization and Good Standing. Seller is a corporation duly organized and validly
existing, and is in good standing, under the laws of the State of Colorado, and has the corporate
power and authority to own its properties and carry on its business as now being conducted,
including any foreign qualification required by the State of Tennessee to own and operate the
Facility.

     3.2. Corporate Power and Authority; Enforceability. Seller has the corporate power to
execute and deliver this Agreement and the Related Agreements and to consummate the transactions
contemplated hereby or thereby. The execution and delivery by Seller of this Agreement and the
Related Agreements, and the consummation of the transactions contemplated hereby or thereby, have
been duly authorized by all necessary
corporate action. This Agreement and the Related Agreements are, or when delivered will be, legal,
valid and binding obligations of Seller, enforceable in accordance with their respective terms,
without any requirement of prior approval by the shareholders of Seller.

     3.3. No Conflict or Violation. The execution, delivery and performance by Seller of this
Agreement and the Related Agreements, do not and will not: (a) violate or conflict with any
provision of the Articles of Incorporation or Bylaws of Seller; (b) except as would not have a
material adverse effect on the Facility or the transactions contemplated by this Agreement, violate
any provision of law, statute, judgment, order, writ, injunction, decree, award, rule, or
regulation of any court, arbitrator, or other governmental or regulatory authority applicable to
the Facility; (c) except as would not have a material adverse effect on the Facility or the
transactions

4

 

contemplated by this Agreement, violate, result in a breach of, constitute (with due
notice or lapse of time or both) a default or cause any obligation, penalty or premium to arise or
accrue under any contract, lease, loan agreement, mortgage, security agreement, trust indenture,
mortgage servicing agreement, production agreement, origination agreement or other agreement or
instrument to which Seller is a party or by which it or the Facility is bound or to which the
Facility is subject (or if consent or notice is required, Seller shall have obtained such consent
or provided such notice as required in each case); (d) except as would not have a material adverse
effect on the Facility or the transactions contemplated by this Agreement, result in the creation
or imposition of any lien, charge or encumbrance of any kind whatsoever upon the Facility; and (e)
except as would not have a material adverse effect on the Facility or the transactions contemplated
by this Agreement, result in the cancellation, modification, revocation or suspension of any Real
Estate License.

     3.4. Consents and Approvals. Except as set forth in Section 3.4 of the Disclosure
Schedule and except as would not have a material adverse effect on the Facility or the
transactions contemplated by this Agreement, no notices, reports or other filings are required to
be made by Seller with, nor are any consents, registrations, approvals, permits or authorizations
required to be obtained by Seller from, any governmental entity, regulatory authority or any other
party or person in connection with the execution and delivery of this Agreement or the Related
Agreements by Seller and the consummation by Seller of the transactions contemplated hereby or
thereby. Each of the notices, reports, filings, consents, registrations, approvals, permits and
authorizations required under this Section 3.4 have been duly given or obtained, as
applicable, and, to Seller’s knowledge, are in full force and effect, and Seller has provided Buyer
with true and correct copies of such documents.

     3.5. No Actions, Suits, or Proceedings.

          (a) There are no requests, notices, claims, demands, actions, suits or other legal or
administrative proceedings pending or, to the knowledge of Seller, threatened against Seller that
relate to the Facility in any court or before any federal, state, municipal or other governmental
agency. To the knowledge of Seller, there are no investigations of Seller (that relate to the
Facility) or the Facility by any federal, state, municipal or other governmental
agency pending or threatened. Seller is not in default with respect to any order of any court
or governmental agency entered against it in respect of the Facility.

          (b) Seller has not received notice of the initiation of any condemnation proceeding with
respect to the Real Estate, or offer or sale in lieu thereof, or any judgments, orders, decrees,
stipulations, settlement agreements, liens or injunctions relating to the Real Estate that have not
been wholly and completely settled, complied with and discharged. To the knowledge of Seller,
there is no plan, study or effort by any governmental authority or agency which affects or would
affect the present use or zoning of the Real Estate.

     3.6. No Material Violations. Seller has complied with all laws (other than any
Environmental Law) applicable to the Facility and Seller is not in violation of any law (other than
any Environmental Law) applicable to the Facility except as would not have a material adverse
effect on the Facility or the transactions contemplated by this Agreement, and there are no
requests, notices, claims, demands, actions, administrative proceedings, hearings or other
governmental claims or proceedings, or to the knowledge of Seller, investigations pending against
Seller alleging or investigating the existence of any such violation.

5

 

     3.7. Licenses and Permits. Section 3.7 of the Disclosure Schedule lists all of the
Real Estate Licenses. The Real Estate Licenses consist of all material licenses and permits
required by applicable law for the operation of the Real Estate. The Real Estate Licenses are in
full force and effect, and, except as set forth in Section 3.4 of the Disclosure Schedule,
are assignable to Buyer without the consent of any governmental agency or other party, and no
action to terminate, withdraw, not renew or materially limit or otherwise change any Real Estate
License is pending or, to the knowledge of Seller, has been threatened by any governmental agency
or other party. Seller has delivered or made available to Buyer true and correct copies of all
Real Estate Licenses.

     3.8. Taxes. Seller has paid all real estate taxes and assessments and payments in lieu
thereof related to or arising from the Real Estate (including interest and penalties) to the extent
that such have become due.

     3.9. Brokers and Finders. Seller has not retained or engaged any broker, finder or other
financial intermediary in connection with the transaction contemplated by this Agreement for which
Buyer would have any liability.

     3.10. Powers of Attorney. There are no outstanding powers of attorney executed on behalf
of Seller or with respect to the Facility.

     3.11. Environmental Matters. To the knowledge of Seller, and except as would not have a
material adverse effect on the Facility or the transactions contemplated by this Agreement, since
the Phase I Date Seller has been, and presently is, in compliance with all Environmental Laws that
are applicable to the conduct or operation of the Facility or the ownership or use of the Facility.
As used in this Agreement:

          (a) “Environmental Law” means any legal requirement (including, without limitation,
the Comprehensive Environmental Response, Compensation, and Liability Act) relating to the
generation, production, installation, use, storage, treatment, transportation, release, threatened
release, or disposal of Hazardous Materials, noise control, or the protection of human health or
safety, natural resources, or the environment; and

          (b) “Hazardous Material” means any wastes, substances, radiation, or materials
(whether solids, liquids or gases) which (i) are listed, defined, or otherwise subject to
regulation under any Environmental Law; (ii) contain petroleum or petroleum products (including,
without limitation, crude oil or any fraction thereof) or (iii) pose a hazard to human health,
safety, natural resources, industrial hygiene, or the environment.

     3.12. Financing Statements. As of the Closing Date, no portion of the Real Estate will be
affected by any financing statements granted by Seller.

     3.13. Prior Conveyance. Seller has not conveyed any of its interest in the Facility to any
third parties, nor has Seller entered into any other contracts, options, or rights of first refusal
for the sale of any of its interest in the Facility that would affect Seller’s ability to convey
its interest in the Facility to Buyer.

6

 

ARTICLE IV

REPRESENTATIONS AND WARRANTIES OF BUYER

     Buyer hereby represents and warrants to Seller as follows:

     4.1. Organization and Good Standing. Buyer is a corporation duly organized and validly
existing, and is in good standing under, the laws of the State of Tennessee.

     4.2. Entity Power and Authority; Enforceability. Buyer has the power to execute and
deliver this Agreement and the Related Agreements and to consummate the transactions contemplated
hereby and thereby. The execution and delivery by Buyer of this Agreement and the Related
Agreements, and the consummation of the transactions contemplated hereby or thereby, have been duly
authorized by all necessary corporate action.
This Agreement and the Related Agreements are, or when delivered will be, legal, valid and binding
obligations of Buyer, enforceable in accordance with their respective terms.

     4.3. No Conflict or Violation. The execution, delivery and performance by Buyer of this
Agreement and the Related Agreements, do not and will not: (a) violate or conflict with any
provision of the Articles of Incorporation, Bylaws or other charter or governance documents of
Buyer; (b) violate any provision of law, statute, judgment, order, writ, injunction, decree, award,
rule, or regulation of any court, arbitrator, or other governmental or regulatory authority
applicable to Buyer; (c) violate, result in a breach of, constitute (with due notice or lapse of
time or both) a default or cause any obligation, penalty or premium to arise or accrue under any
contract, lease, loan agreement, mortgage, security agreement, trust indenture, mortgage servicing
agreement, production agreement, origination agreement or other agreement or instrument to which
Buyer is a party or by which it or its assets are bound or to which any of its assets are subject;
or (d) result in the creation or imposition of any lien, charge or encumbrance of any kind
whatsoever upon any of Buyer’s assets.

     4.4. Consents and Approvals. No notices, reports or other filings are required to be made
by Buyer with, nor are any consents, registrations, approvals, permits or authorizations required
to be obtained by Buyer from, any governmental entity, regulatory authority or party or person, in
connection with the execution and delivery of this Agreement or the Related Agreements by Buyer and
the consummation by Buyer of the transactions contemplated hereby or thereby.

     4.5. No Actions, Suits, or Proceedings. There are no requests, notices, investigations,
claims, demands, actions, suits or other legal or administrative proceedings pending or, to the
knowledge of Buyer, threatened against Buyer or any of its property in any court or before any
federal, state, municipal or other governmental agency.

     4.6. Brokers and Finders. Buyer has not retained or engaged any broker, finder or other
financial intermediary in connection with the transaction contemplated by this Agreement for which
Seller would have any liability.

7

 

ARTICLE V

[INTENTIONALLY OMITTED]

ARTICLE VI

POST-CLOSING COVENANTS

     6.1. Discontinuation of Names, Marks, Etc. As soon as practicable after the Closing Date
(but not to exceed 30 days in any event), Buyer shall discontinue use of any “StarTek” marks and
similar proprietary rights in any form or type whatsoever on the Improvements, including, without
limitation, signage; provided, that the StarTek logo painted on the water tower on or
adjacent to the Land may remain for a period of 60 days after the Closing Date.

ARTICLE VII

SURVIVAL; INDEMNIFICATION

     7.1. Survival. All representations and warranties contained in this Agreement and the
Related Agreements shall survive the execution and delivery of this Agreement and the Related
Agreements and the consummation of the transactions contemplated hereby and thereby until the first
anniversary of the Closing Date, except that with respect to this Agreement: (a) the
representations and warranties in Sections 3.1, 3.2, 3.3(a), 3.9,
3.10, and 3.13 shall survive the Closing indefinitely, and (b) the representation
and warranties in Section 3.8 regarding taxes shall survive for the applicable statue of
limitations period. All of the covenants and obligations of the parties to be performed after the
Closing pursuant to this Agreement or the Related Agreements shall survive for the period
specifically applicable to such covenant or obligation, if any, and otherwise, indefinitely.

     7.2. Indemnification by Seller. Seller shall indemnify, defend and hold Buyer, its
officers, directors, and shareholders harmless from and against any and all complaints, actions,
suits, claims, judgments, orders, injunctions, losses, liabilities, damages, obligations,
penalties, fines, costs, expenses, and amounts paid in settlements (including without limitation
legal and other similar expenses) (collectively, “Damages”) from, resulting by reason of or
arising in connection with any inaccuracy in or breach or nonperformance of the agreements,
covenants, representations or warranties made or to be performed by Seller pursuant to this
Agreement.

     7.3. Indemnification by Buyer. Buyer shall indemnify, defend and hold Seller, its
officers, directors, and shareholders harmless from and against any and all Damages from, resulting
by reason of or arising in connection with any inaccuracy in or breach or nonperformance of the
agreements, covenants, representations or warranties made or to be performed by Buyer pursuant to
this Agreement.

     7.4. Notice and Resolution of Claims.

          (a) An indemnified party hereunder shall promptly give written notice to the indemnifying
party after obtaining knowledge of any claim against the indemnified party as to which recovery may
be sought against the indemnifying party because of the indemnity set forth above, and, if such
indemnity shall arise from the claim of a third party, shall permit the indemnifying party to
assume the defense of any such claim or any litigation resulting from such claim. Such notice
shall specify the basis for the claim in reasonable detail. No delay on the part

8

 

of the
indemnified party in notifying the indemnifying party shall relieve the indemnifying party from any
liability or obligation hereunder unless (and then solely to the extent) the indemnifying party is
damaged thereby. Failure by the indemnifying party to notify the indemnified party of its election
to defend any such claim or action by a third party within 15 days after notice thereof shall have
been given to the indemnifying party shall be deemed a waiver by the indemnifying party of its
right to defend such claim or action, but such failure will not void the indemnity.

          (b) If the indemnifying party assumes the defense of such claim or litigation resulting
therefrom, the obligations of the indemnifying party hereunder as to such claim shall include
taking all reasonable steps necessary in the defense or settlement of such claim or litigation
resulting therefrom and defending and holding the indemnified party harmless from and against any
and all Damages and liabilities caused by or arising out of any settlement approved by the
indemnifying party or any judgment in connection with such claim or litigation resulting therefrom;
provided, however, that if the indemnifying party shall assume such defense then
such party shall have control of the defense. The indemnified party may participate in the defense
with its own counsel paid for by the indemnified party. The indemnifying party shall not, in the
defense of such claim or any litigation resulting therefrom, consent to the entry of any judgment
or enter into any settlement (except with the written consent of the indemnified party), which does
not include, as to the indemnified party and as an unconditional term thereof, a release by the
third party from any and all liability in respect of such claim or litigation. The indemnified
party will cooperate reasonably in the defense of the action or claim.

     7.5. Deductible; Limits on Liability. Neither party shall have any liability to indemnify
or hold harmless the other party or otherwise have liability to the other for any claim asserted
against the other party for indemnification under this Article VII after the end of the
survival period set forth in Section 7.1. Notwithstanding anything herein to the contrary,
Seller shall not have any liability to indemnify or hold harmless Buyer for indemnification under
this Article VII or otherwise have liability to Buyer with respect to any breach of any
representation or warranty made hereunder or under the Personal Property Agreement (collectively,
the “Agreements”) unless (a) the amount of any individual claim equals or exceeds $250,000
or (b) the sum of all individual claims under the Agreements of less than $250,000 exceeds, in the
aggregate, $250,000, but Seller shall have liability only as to such amounts in excess of $250,000
($250,000 intended to be a deductible, not a threshold), and the maximum aggregate liability of the
Seller for all such matters under the Agreements shall be $500,000. In no event shall the
indemnifying party be liable to the indemnified party hereunder for any incidental, punitive,
special, indirect or consequential damages or loss of profits, except in connection with third
party claims made against the indemnified party.

     7.6. Exclusive Remedy. Absent fraud, Seller and Buyer each agree that the indemnification
rights created under this Article VII shall constitute each party’s exclusive remedy
against the other party for breaches of its representation and warranties in this Agreement and the
Related Agreements, except that either party may seek equitable relief in a court of competent
jurisdiction to prevent or remedy a breach of the other party’s obligations hereunder.

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ARTICLE VIII

MISCELLANEOUS PROVISIONS

     8.1. Public Announcements. Buyer shall not make any public announcements of any kind or
nature whatsoever concerning this Agreement or the transactions contemplated hereby before, on or
after the Closing Date without the prior written approval of Seller. Buyer acknowledges that
Seller will make one or more public announcements and disclosures concerning this Agreement and the
transactions contemplated hereby from time to time in accordance with its obligations under
applicable securities laws. Seller will attempt to provide any such announcements and disclosures
to Buyer for review and shall consider in good faith the reasonable comments of Buyer on such
announcements and disclosures.

     8.2. Further Assurances. Seller and Buyer will cooperate with one another and will execute
such further instruments and documents as either party shall reasonably request to carry out to
such party’s satisfaction the transactions contemplated by this Agreement or the Related
Agreements, which shall thereafter be treated as Related Agreements hereunder.

     8.3. Fees and Expenses. Except as provided elsewhere in this Agreement or in the Personal
Property Agreement, each party shall pay all of the costs and expenses incurred by it in
negotiating and preparing this Agreement and the Related Agreements, in performing its obligations
under this Agreement and the Related Agreements, and in otherwise consummating the transactions
contemplated by this Agreement and the Related Agreements, including without limitation its
attorneys’ fees.

     8.4. Disclosure Schedule.

          (a) The information in the Disclosure Schedule constitutes exceptions to particular
representations, warranties, covenants and obligations of Seller set forth in this Agreement.

          (b) All descriptions of agreements appearing in the Disclosure Schedule are summary in nature
and are qualified by reference to the complete documents. Nothing in the Disclosure Schedule shall
constitute an admission of any liability or obligation of Seller to any third party or
acknowledgement that any matter disclosed in the Disclosure Schedule is required to be disclosed
(particularly where such disclosure is required in accordance with a materiality
standard or as not in the ordinary course of business). The disclosures in the Disclosure
Schedule are made in response to the representations and warranties of Seller and certain covenants
in this Agreement, and no disclosure made in the Disclosure Schedule shall be deemed to modify in
any respect the standard of materiality or knowledge set forth in any representation, warranty,
covenant or other provision contained in this Agreement. A statement in any Section of the
Disclosure Schedule or the Disclosure Schedule to the Personal Property Agreement shall be deemed
to have been made in all applicable Sections of the Disclosure Schedule.

     8.5. Entire Agreement; Amendment. This Agreement, together with the Related Agreements,
constitutes the entire agreement between the parties concerning the subject matter hereof and
supersedes all prior agreements and communications with respect thereto, whether oral or written,
and whether explicit or implicit, including, without limitation, the letter of intent between the
parties dated August 11, 2005, but excluding the Personal Property Agreement. This Agreement may
not be modified, amended, or varied in any manner unless by a written agreement duly executed by
each party.

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     8.6. Notices. Any and all notices, requests, consents or other communications permitted or
required to be given under the terms of this Agreement or the Related Agreements shall be in
writing and shall be deemed received (a) if given by electronic transmission (as defined in
Section 8.7), when transmitted if transmitted on a business day and during normal business
hours of the recipient, and otherwise on the next business day following transmission, (b) if given
by certified mail, return receipt requested, postage prepaid, three business days after being
deposited in the United States mails and (c) if given by Federal Express or other overnight carrier
service or other means, when received or personally delivered. The mailing address and facsimile
number of each of the parties is as follows, which address and number may be changed by notice
given in the manner provided in this Section:

If to Buyer:

DPL Corporation Southeast

Attention: Gerard T. Mydlowski

2225 Madison Street

Clarksville, Tennessee 37043

Facsimile: (931) 572-0903

With a copy, which shall not constitute notice, to:

Otten, Johnson, Robinson, Neff & Ragonetti, P.C.

Attention: Robert P. Attai

950 Seventeenth Street, Suite 1600

Denver, Colorado 80202

Facsimile: (303) 825-6525

If to Seller:

StarTek USA, Inc.

Attention: Steven D. Butler, Chief Executive Officer

100 Garfield Street

Denver, Colorado 80206

Facsimile: (303) 388-9970

With a copy, which shall not constitute notice, to:

Faegre & Benson LLP

Attention: Blair L. Lockwood

1700 Lincoln Street, Suite 3200

Denver, Colorado 80203

Facsimile: (303) 607-3600

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     8.7. Electronic Transmissions. Each party agrees that (i) any notice, consent or document
transmitted by electronic transmission shall be treated in all manner and respects as an original
written document, (ii) any such notice, consent or document shall be considered to have the same
binding and legal effect as an original document and (iii) at the request of any party, any such
notice, consent or document shall be re-delivered or re-executed, as appropriate, by the relevant
party or parties in its original form. Each party further agrees that they will not raise the
transmission of a notice, consent or document by electronic transmission as a defense in any
proceeding or action in which the validity of such notice, consent or document is at issue and
hereby forever waives such defense. For purposes of this Agreement, the term “electronic
transmission” means electronic mail and attachments thereto or facsimile transmission.

     8.8. Governing Law. This Agreement shall be governed by and construed in accordance with
the laws of the State of Colorado without regard to its principles of conflicts of laws.

     8.9. Severability. Every provision of this Agreement is severable. If any term or
provision hereof is held to be illegal, invalid or unenforceable for any reason by any duly
constituted court, agency or tribunal, the legality, validity or enforceability of the remaining
provisions shall not in any way be affected or impaired thereby.

     8.10. Waivers. No waiver of any breach of any of the terms of this Agreement shall be
effective unless such waiver is in writing and signed by the party against whom such waiver is
claimed. No waiver of any breach shall be deemed to be a waiver of any other or subsequent breach.

     8.11. Assignment; Binding Effect; No Third Party Beneficiaries.
Neither party may assign its rights or delegate its obligations under this Agreement without
the prior written consent of the other party, which shall not be unreasonably withheld. This
Agreement shall be binding upon and shall inure to the benefit of the parties hereto and their
respective successors and permitted assigns. The parties specifically agree and intend that no
person shall have any third party beneficiary rights under this Agreement.

     8.12. Counterparts. This Agreement may be executed in any number of counterparts, all of
which taken together shall constitute one and the same instrument and either of the parties hereto
may execute this Agreement by signing any such counterpart.

     8.13. Construction and Interpretation. The following rules shall apply to the construction
and interpretation of this Agreement:

          (a) All references in this Agreement to sections, subsections, articles and other subdivisions
and schedules and exhibits refer to corresponding sections, subsections, articles and other
subdivisions and schedules and exhibits of this Agreement unless expressly provided otherwise.

          (b) Titles appearing at the beginning of any of such subdivisions are for convenience only and
shall not constitute part of such subdivisions and shall be disregarded in construing the language
contained in such subdivisions.

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          (c) A reference to any “applicable law” or words of similar import means, unless specifically
provided otherwise, any federal, state, local or foreign law, statute, ordinance, regulation, rule,
code, decree, judgment, order or other requirement or rule of law, as amended, modified, codified,
replaced or reenacted, in whole or in part, and in effect from time to time, including rules and
regulations promulgated thereunder.

          (d) The words “this Agreement,” “herein,” “hereof,” “hereby,” “hereunder” and words of similar
import refer to this Agreement as a whole and not to any particular subdivision unless expressly so
limited.

          (e) Any reference to a party’s “knowledge” means such party’s actual knowledge, without duty
of inquiry. In the case of Seller, a reference to Seller’s “knowledge” means the actual knowledge
of Steven D. Butler, Rodd E. Granger or Wayne H. Watson, without duty of inquiry.

          (f) Words in the singular form shall be construed to include the plural and vice versa, unless
the context otherwise requires. Pronouns in masculine, feminine and neuter genders shall be
construed to include any other gender.

          (g) Unless the context otherwise requires or unless otherwise provided herein, the terms
defined in this Agreement which refer to a particular agreement, instrument or document also refer
to and include all renewals, extensions, modifications, amendments or restatements of such
agreement, instrument or document, provided that nothing contained in this
subsection shall be construed to authorize such renewal, extension, modification, amendment or
restatement.

          (h) The word “or” is not intended to be exclusive and the word “includes” and its derivatives
means “includes, but is not limited to” and corresponding derivative expressions.

          (i) No consideration shall be given to the fact or presumption that one party had a greater or
lesser hand in drafting this Agreement.

          (j) Any exhibits and schedules attached hereto are incorporated herein by reference for all
purposes and references to this Agreement unless the context in which used shall otherwise require.

[Signature Page Follows]

13

 

     The parties hereto have executed this Real Property Purchase Agreement as of the date first
above written.

	 	 	 	 	 
	 	 	BUYER:
	 
	 	 	 	 
	 	 	DPL CORPORATION SOUTHEAST, a
	 

	 	Tennessee corporation
	 
	 	 	 	 
	 

	 	By:
	 	/s/Gerard T. Mydlowski
	 

	 	 	 	 
	 

	 	 	 	Gerard T. Mydlowski
	 

	 	 	 	President and Chief Executive Officer
	 
	 	 	 	 
	 	 	SELLER:
	 
	 	 	 	 
	 	 	STARTEK USA, INC., a Colorado corporation
	 
	 	 	 	 
	 

	 	By:
	 	/s/ Steven D. Butler
	 

	 	 	 	 
	 

	 	 	 	Steven D. Butler
	 

	 	 	 	Chief Executive Officer

14

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