Document:

EXHIBIT 10.1

                   RESIDENTIAL ASSET MORTGAGE PRODUCTS, INC.,

                                  as Purchaser,

                           GMAC MORTGAGE CORPORATION,

                             as Seller and Servicer,

                    WALNUT GROVE MORTGAGE LOAN TRUST 2001-A,

                                   as Seller,

                         GMACM HOME LOAN TRUST 2001-CL1,

                                   as Issuer,

                                       and

                         BANK ONE, NATIONAL ASSOCIATION,

                              as Indenture Trustee

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                          HOME LOAN PURCHASE AGREEMENT
                  --------------------------------------------

                          Dated as of November 29, 2001

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        This  Home  Loan  Purchase  Agreement  (the  "Agreement"),  dated  as of
November 29, 2001, is made among GMAC Mortgage Corporation,  as seller ("GMACM")
and as servicer (in such capacity,  the "Servicer"),  Walnut Grove Mortgage Loan
Trust 2001-A,  as seller ("WG Trust" and,  together with GMACM,  each a "Seller"
and collectively, the "Sellers"),  Residential Asset Mortgage Products, Inc., as
purchaser  (the  "Purchaser"),  GMACM Home Loan Trust  2001-CL1,  as issuer (the
"Issuer"),  and Bank  One,  National  Association,  as  indenture  trustee  (the
"Indenture Trustee").

                                   WITNESSETH:

        WHEREAS,  GMACM,  in the ordinary  course of its  business  acquires and
originates  home equity loans and acquired or originated  all of the home equity
loans  listed on the Home  Loan  Schedule  attached  as  Exhibit  1 hereto  (the
"Initial Home Loans");

        WHEREAS,  GMACM sold a portion of the Initial  Home Loans (the "WG Trust
Initial Home Loans") and intends to sell a portion of the Subsequent  Home Loans
to be sold by WG  Trust  hereunder,  to  Walnut  Grove  Funding,  Inc.  ("Walnut
Grove"),  pursuant to a Mortgage  Loan  Purchase  Agreement  (the "Walnut  Grove
Purchase Agreement"),  dated as of May 1, 2001, as amended,  among Walnut Grove,
as  purchaser,  GMACM,  as seller,  WG Trust,  as Issuer and Bank One,  National
Association, as trustee (each date of sale, a "Prior Transfer Date");

        WHEREAS,  Walnut Grove sold the WG Trust  Initial Home Loans to WG Trust
pursuant to a Trust Agreement, dated as of May 1, 2001, between Walnut Grove, as
depositor and Wilmington Trust Company, as owner trustee;

        WHEREAS,  GMACM owns the Cut-Off Date Principal Balances and the Related
Documents  for the  portion of Initial  Home Loans  identified  on the Home Loan
Schedule -A attached as Exhibit  1-A hereto (the "GMACM  Initial  Home  Loans"),
including rights to (a) any property  acquired by foreclosure or deed in lieu of
foreclosure  or  otherwise,  and  (b) the  proceeds  of any  insurance  policies
covering the GMACM Initial Home Loans;

        WHEREAS,  WG Trust owns the  Cut-Off  Date  Principal  Balances  and the
Related  Documents  for the WG Trust  Initial Home Loans  identified on the Home
Loan  Schedule -B attached  as Exhibit 1-B hereto,  including  rights to (a) any
property  acquired by  foreclosure  or deed in lieu of foreclosure or otherwise,
and (b) the proceeds of any  insurance  policies  covering the WG Trust  Initial
Home Loans;

        WHEREAS, the parties hereto desire that: (i) GMACM sell the Cut-Off Date
Principal  Balances  of the GMACM  Initial  Home Loans to the  Purchaser  on the
Closing Date pursuant to the terms of this  Agreement  together with the Related
Documents,  (ii) WG Trust sell the  Cut-Off  Date  Principal  Balances of the WG
Trust  Initial Home Loans to the  Purchaser on the Closing Date  pursuant to the
terms of this Agreement together with the Related  Documents,  (iii) the Sellers
may sell Subsequent Home Loans to the Issuer on one or more Subsequent  Transfer
Dates pursuant to the terms of the related Subsequent  Transfer  Agreement,  and
(iv) the related Seller and GMACM make certain representations and warranties on
the Closing Date and on each Subsequent Transfer Date;

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        WHEREAS,  pursuant to the Trust  Agreement,  the Purchaser will sell the
Initial Home Loans and  transfer  all of its rights under this  Agreement to the
Issuer on the Closing Date;

     WHEREAS,  pursuant to the terms of the  Servicing  Agreement,  the Servicer
will service the Home Loans;

     WHEREAS,  pursuant  to the terms of the Trust  Agreement,  the Issuer  will
issue the Certificates;

     WHEREAS,  pursuant to the terms of the Indenture, the Issuer will issue the
Notes, secured by the Trust Estate;

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

                                   ARTICLE I

                                   DEFINITIONS

Section 1.1 Definitions. For all purposes of this Agreement, except as otherwise
expressly provided herein or unless the context otherwise requires,  capitalized
terms not  otherwise  defined  herein shall have the  meanings  assigned to such
terms in the  Definitions  contained in Appendix A to the indenture  dated as of
November  29,  2001 (the  "Indenture"),  between  the Issuer  and the  Indenture
Trustee,  which is incorporated by reference herein. All other capitalized terms
used herein shall have the meanings specified herein.

Section 1.2 Other Definitional  Provisions.  All terms defined in this Agreement
shall have the defined  meanings when used in any  certificate or other document
made or delivered pursuant hereto unless otherwise defined therein.

        As used in this Agreement and in any  certificate or other document made
or delivered  pursuant hereto or thereto,  accounting  terms not defined in this
Agreement or in any such  certificate or other  document,  and accounting  terms
partly defined in this Agreement or in any such  certificate or other  document,
to the extent not  defined,  shall have the  respective  meanings  given to them
under  generally  accepted  accounting  principles.   To  the  extent  that  the
definitions of accounting  terms in this Agreement or in any such certificate or
other document are inconsistent  with the meanings of such terms under generally
accepted accounting  principles,  the definitions contained in this Agreement or
in any such certificate or other document shall control.

        The words  "hereof,"  "herein,"  "hereunder" and words of similar import
when used in this Agreement  shall refer to this Agreement as a whole and not to
any  particular  provision  of this  Agreement;  Section and Exhibit  references
contained in this  Agreement  are  references  to Sections and Exhibits in or to
this Agreement  unless  otherwise  specified;  the term  "including"  shall mean
"including without limitation";  "or" shall include "and/or";  and the terms not
otherwise  defined  herein  and  defined in the UCC have the  meanings  ascribed
thereto in the UCC.

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        The  definitions  contained  in this  Agreement  are  applicable  to the
singular as well as the plural forms of such terms and to the  masculine as well
as the feminine and neuter genders of such terms.

        Any agreement, instrument or statute defined or referred to herein or in
any  instrument  or  certificate  delivered in  connection  herewith  means such
agreement,  instrument  or statute  as from time to time  amended,  modified  or
supplemented and includes (in the case of agreements or instruments)  references
to all attachments thereto and instruments incorporated therein; references to a
Person are also to its permitted successors and assigns.

                                   ARTICLE II

                    SALE OF HOME LOANS AND RELATED PROVISIONS

Section 2.1    Sale of Initial Home Loans.

(a) GMACM,  by the execution and delivery of this  Agreement,  does hereby sell,
assign, set over, and otherwise convey to the Purchaser,  without recourse,  all
of its right,  title and interest in, to and under the  following,  and wherever
located:  (i) the GMACM Initial Home Loans (including the Cut-Off Date Principal
Balances),  all  interest  accruing  thereon,  all  monies  due or to become due
thereon, and all collections in respect thereof received on or after the Cut-Off
Date (other than interest  thereon in respect of any period prior to the Cut-Off
Date);  (ii) the interest of GMACM in any  insurance  policies in respect of the
GMACM  Initial  Home  Loans;  and  (iii) all  proceeds  of the  foregoing.  Such
conveyance  shall be  deemed  to be  made,  with  respect  to the  Cut-Off  Date
Principal  Balances,  as of the Closing Date, subject to the receipt by GMACM of
consideration therefor as provided herein under clause (a) of Section 2.3.

(b) WG Trust, by the execution and delivery of this Agreement, does hereby sell,
assign, set over, and otherwise convey to the Purchaser,  without recourse,  all
of its right,  title and interest in, to and under the  following,  and wherever
located:  (i) the WG Trust  Initial  Home  Loans  (including  the  Cut-Off  Date
Principal Balances),  all interest accruing thereon, all monies due or to become
due thereon,  and all  collections in respect  thereof  received on or after the
Cut-Off Date (other than interest  thereon in respect of any period prior to the
Cut-Off  Date);  (ii) the  interest  of WG Trust in any  insurance  policies  in
respect  of the WG Trust  Initial  Home  Loans;  and (iii) all  proceeds  of the
foregoing.  Such  conveyance  shall be deemed to be made,  with  respect  to the
Cut-Off Date Principal Balances,  as of the Closing Date, subject to the receipt
by WG Trust of  consideration  therefor as provided  herein  under clause (a) of
Section 2.3.

               In addition,  the Issuer shall deposit with the Indenture Trustee
from  proceeds of the  issuance of the  Securities  on the Closing  Date (i) the
Original  Pre-Funded Amount for deposit in the Pre-Funding  Account and (ii) the
Interest Coverage Amount for deposit in the Capitalized Interest Account.

(c) In connection  with the  conveyance by GMACM of the GMACM Initial Home Loans
and any Subsequent Home Loans,  GMACM further agrees, at its own expense,  on or
prior to the Closing  Date with respect to the  Principal  Balances of the GMACM
Initial Home Loans and on or prior to the related Subsequent Cut-Off Date in the
case of such  Subsequent  Home  Loans sold by it, to  indicate  in its books and

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records  that the GMACM  Initial  Home  Loans  have  been sold to the  Purchaser
pursuant to this  Agreement,  and, in the case of the Subsequent  Home Loans, to
the Issuer pursuant to the related Subsequent Transfer Agreement, and to deliver
to the Purchaser  true and complete lists of all of the Home Loans sold by GMACM
specifying  for each Home Loan (i) its account  number and (ii) its Cut-Off Date
Principal Balance or Subsequent  Cut-Off Date Principal  Balance.  The Home Loan
Schedule  indicating  such  information  with  respect to the Home Loans sold by
GMACM  shall  be  marked  as  Exhibit  1-A  to  this  Agreement  and  is  hereby
incorporated into and made a part of this Agreement.

(d) In connection  with the  conveyance by WG Trust of the WG Trust Initial Home
Loans  and any  Subsequent  Home  Loans,  WG Trust  further  agrees,  at its own
expense,  on or prior to the Closing Date with respect to the Principal Balances
of the WG Trust  Initial  Home Loans and on or prior to the  related  Subsequent
Cut-Off Date in the case of any Subsequent Home Loans sold by it, to indicate in
its books and records that the WG Trust Initial Home Loans have been sold to the
Purchaser  pursuant to this Agreement,  and, in the case of such Subsequent Home
Loans,  to the Issuer  pursuant to the related  Subsequent  Transfer  Agreement.
GMACM, as Servicer of the Home Loans sold by WG Trust,  agrees to deliver to the
Purchaser  true and  complete  lists of all of the Home  Loans  sold by WG Trust
specifying  for each Home Loan (i) its account  number and (ii) its Cut-Off Date
Principal Balance or Subsequent  Cut-Off Date Principal  Balance.  The Home Loan
Schedule  indicating such  information with respect to the Home Loans sold by WG
Trust  shall  be  marked  as  Exhibit  1-B  to  this  Agreement  and  is  hereby
incorporated into and made a part of this Agreement.

(e) In connection  with the  conveyance by GMACM of the GMACM Initial Home Loans
and any  Subsequent  Home Loans sold by it and the conveyance by WG Trust of the
WG Trust  Initial  Home Loans and any  Subsequent  Home Loans sold by it,  GMACM
shall,  (A) with respect to each related Home Loan,  on behalf of the  Purchaser
deliver to, and deposit  with the  Custodian,  at least five (5)  Business  Days
before the Closing Date in the case of an Initial  Home Loan,  and, on behalf of
the Issuer,  three (3) Business  Days prior to the related  Subsequent  Transfer
Date in the case of a Subsequent Home Loan, the original  Mortgage Note endorsed
or assigned without recourse in blank (which endorsement shall contain either an
original  signature or a facsimile  signature of an authorized officer of GMACM)
or, with  respect to any Home Loan as to which the  original  Mortgage  Note has
been  permanently  lost or  destroyed  and has not been  replaced,  a Lost  Note
Affidavit  and (B) except as provided in clause (A) with respect to the Mortgage
Notes, deliver the Mortgage Files to the Servicer.

        Within the time period for the review of each Mortgage Note set forth in
Section 2.2 of the  Custodial  Agreement,  if a material  defect in any Mortgage
Note is discovered  which may materially  and adversely  affect the value of the
related Home Loan, or the interests of the Indenture  Trustee (as pledgee of the
Home  Loans),  the  Noteholders  or the  Certificateholders  in such Home  Loan,
including  GMACM's  failure to deliver the  Mortgage  Note to the  Custodian  on
behalf of the Indenture  Trustee,  GMACM shall cure such defect,  repurchase the
related Home Loan at the Repurchase  Price or substitute an Eligible  Substitute
Loan therefor upon the same terms and conditions set forth in Section 3.1 hereof
for  breaches of  representations  and  warranties  as to the Home  Loans.  If a
material  defect  in any of the  documents  in the  Mortgage  File  held  by the
Servicer is discovered  which may materially  and adversely  affect the value of
the related Home Loan, or the interests of the Indenture  Trustee (as pledgee of
the Home Loans), the Noteholders,  or the  Certificateholders in such Home Loan,
including GMACM's failure to deliver such documents to the Servicer on behalf of
the Indenture Trustee, GMACM shall cure such defect, repurchase the related Home
Loan at the Repurchase Price or substitute an Eligible  Substitute Loan therefor
upon the same terms and  conditions set forth in Section 3.1 hereof for breaches
of representations and warranties as to the Home Loans.

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        Upon sale of the Initial  Home Loans,  the  ownership  of each  Mortgage
Note, each related  Mortgage and the contents of the related Mortgage File shall
be vested in the Purchaser  and the ownership of all records and documents  with
respect to the  Initial  Home Loans that are  prepared  by or that come into the
possession of either Seller,  as a seller of the Initial Home Loans hereunder or
by GMACM in its  capacity  as  Servicer  under  the  Servicing  Agreement  shall
immediately  vest in the  Purchaser,  and  shall be  promptly  delivered  to the
Servicer and retained and  maintained  in trust by the Servicer  (except for the
Mortgage Notes,  which shall be retained and maintained by the Custodian) at the
will of the Purchaser,  in such custodial  capacity only. Each Seller's  records
will  accurately  reflect the sale of each  Initial  Home Loan sold by it to the
Purchaser.

        The Purchaser hereby acknowledges its acceptance of all right, title and
interest to the property conveyed to it pursuant to this Section 2.1.

(f) The parties hereto intend that the transactions set forth herein  constitute
a sale by the Sellers to the Purchaser of each of the Sellers' right,  title and
interest in and to their respective Initial Home Loans and other property as and
to the extent  described  above. In the event the  transactions set forth herein
are  deemed not to be a sale,  each  Seller  hereby  grants to the  Purchaser  a
security  interest in all of such Seller's right,  title and interest in, to and
under all accounts,  chattel papers,  general intangibles,  payment intangibles,
contract  rights,  certificates  of  deposit,  deposit  accounts,   instruments,
documents,  letters of credit,  money,  advices of credit,  investment property,
goods and other property  consisting of, arising under or related to the Initial
Home Loans and such other property,  to secure all of such Seller's  obligations
hereunder,  and this  Agreement  shall and  hereby  does  constitute  a security
agreement under  applicable law. Each Seller agrees to take or cause to be taken
such actions and to execute or authenticate  such documents,  including  without
limitation the filing of any  continuation  statements with respect to the UCC-1
financing  statements  filed  with  respect  to the  Initial  Home  Loans by the
Purchaser on the Closing Date, and any amendments  thereto required to reflect a
change in the name or  corporate  structure  of such Seller or the filing of any
additional UCC-1 financing  statements due to the change in the principal office
or jurisdiction of incorporation of such Seller, as are necessary to perfect and
protect the Purchaser's  and its assignees'  interests in each Initial Home Loan
and the  proceeds  thereof.  The  Servicer  shall  file any  such  continuation,
amendment or additional financing statements on a timely basis.

(g) In connection with the assignment of any Home Loan registered on the MERS(R)
System, GMACM further agrees that it will cause, at GMACM's own expense, as soon
as practicable  after the Closing Date, the MERS(R) System to indicate that such
Home Loan has been assigned by GMACM to the Indenture Trustee in accordance with
this  Agreement or the Trust  Agreement  for the benefit of the  Noteholders  by
including  (or  deleting,  in the case of Home Loans  which are  repurchased  in
accordance  with this  Agreement) in such computer files (a) the code "[IDENTIFY
INDENTURE  TRUSTEE  SPECIFIC  CODE]" in the field  "[IDENTIFY THE FIELD NAME FOR

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INDENTURE  TRUSTEE]"  which  identifies  the Indenture  Trustee and (b) the code
"[IDENTIFY  SERIES  SPECIFIC  CODE  NUMBER]"  in the field  "Pool  Field"  which
identifies  the series of the Notes issued in  connection  with such Home Loans.
GMACM agrees that it will not alter the codes  referenced in this paragraph with
respect to any Home Loan during the term of this Agreement unless and until such
Home Loan is repurchased in accordance with the terms of this Agreement.

Section 2.2    Sale of Subsequent Home Loans.

(a) Subject to the  conditions  set forth in  paragraphs  (b) and (c) below (the
satisfaction of which (other than the conditions specified in paragraphs (b)(i),
(b)(ii) and (b)(iii))  shall be evidenced by an Officer's  Certificate  of GMACM
dated the date of the related Subsequent Transfer Date), in consideration of the
Issuer's  payment of the  purchase  price  provided for in Section 2.3 on one or
more  Subsequent  Transfer  Dates  using  amounts on deposit in the  Pre-Funding
Account,  each  Seller  may,  on the related  Subsequent  Transfer  Date,  sell,
transfer, assign, set over and convey without recourse to the Issuer but subject
to the other terms and provisions of this Agreement all of the right,  title and
interest of such Seller in and to (i)  Subsequent  Home Loans  identified on the
related Home Loan Schedule attached to the related Subsequent Transfer Agreement
delivered  by GMACM on such  Subsequent  Transfer  Date (ii) all money due or to
become due on such  Subsequent  Home Loan and all  collections  received  on and
after the related  Subsequent  Cut-Off  Date and (iii) all items with respect to
such Subsequent Home Loans to be delivered pursuant to Section 2.1 above and the
other items in the related Mortgage Files; provided, however, that the Seller of
a Subsequent Home Loan reserves and retains all right, title and interest in and
to principal  received and interest  accruing on such Subsequent Home Loan prior
to the related  Subsequent  Cut-Off Date. Any transfer to the Issuer by a Seller
of  Subsequent  Home Loans shall be absolute,  and is intended by the Issuer and
such Seller to constitute  and to be treated as a sale of such  Subsequent  Home
Loans by such Seller to the Issuer.  In the event that any such  transaction  is
deemed  not to be a sale,  GMACM and WG Trust  hereby  grant to the Issuer as of
each  Subsequent  Transfer  Date a  security  interest  in all of  GMACM's or WG
Trust's, as applicable, right, title and interest in, to and under all accounts,
chattel papers,  general  intangibles,  payment  intangibles,  contract  rights,
certificates of deposit, deposit accounts,  instruments,  documents,  letters of
credit, money, advices of credit,  investment property, goods and other property
consisting of, arising under or related to the related Subsequent Home Loans and
such  other  property,  to  secure  all of  GMACM's  or WG  Trust's  obligations
hereunder,  and this  Agreement  shall  constitute  a security  agreement  under
applicable law. Each Seller agrees to take or cause to be taken such actions and
to execute or authenticate such documents, including the filing of all necessary
UCC-1 financing  statements  filed in the State of Delaware and the Commonwealth
of  Pennsylvania  (which  shall  be  submitted  for  filing  as of  the  related
Subsequent Transfer Date), any continuation  statements with respect thereto and
any  amendments  thereto  required to reflect a change in the name or  corporate
structure  of such  Seller  or the  filing  of any  additional  UCC-1  financing
statements  due to the  change  in  the  principal  office  or  jurisdiction  of
incorporation  of such  Seller,  as are  necessary  to perfect  and  protect the
interests of the Issuer and its assignees in each  Subsequent  Home Loan and the
proceeds thereof.  The Servicer shall file any such  continuation,  amendment or
additional financing statements on a timely basis.

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        The  Issuer on each  Subsequent  Transfer  Date  shall  acknowledge  its
acceptance of all right, title and interest to the related Subsequent Home Loans
and other  property,  existing on the  Subsequent  Transfer Date and  thereafter
created, conveyed to it pursuant to this Section 2.2.

        The Issuer shall be entitled to all scheduled  principal payments due on
and after each Subsequent  Cut-Off Date, all other payments of principal due and
collected  on and after  each  Subsequent  Cut-Off  Date,  and all  payments  of
interest on any related  Subsequent  Home Loans,  minus that portion of any such
interest payment that is allocable to the period prior to the related Subsequent
Cut-Off Date.

(b) Either Seller may transfer to the Issuer Subsequent Home Loans and the other
property and rights related thereto described in Section 2.2(a) above during the
Pre-Funding  Period,  and the Issuer  shall cause to be released  funds from the
Pre-Funding  Account,  only  upon  the  satisfaction  of each  of the  following
conditions on or prior to the related Subsequent Transfer Date:

(i) such Seller or GMACM, as Servicer, shall have provided the Indenture Trustee
and the Rating Agencies with a timely Addition Notice  substantially in the form
of Exhibit  3, which  notice  shall be given no later than seven  Business  Days
prior  to  the  related  Subsequent  Transfer  Date,  and  shall  designate  the
Subsequent Home Loans to be sold to the Issuer, the aggregate  Principal Balance
of such Subsequent Home Loans as of the related Subsequent Cut-Off Date, and any
other information  reasonably requested by the Indenture Trustee with respect to
such Subsequent Home Loans;

(ii) such Seller shall have  delivered to the Indenture  Trustee a duly executed
Subsequent  Transfer  Agreement  substantially  in the  form of  Exhibit  2, (A)
confirming  the  satisfaction  of each condition  precedent and  representations
specified  in  this  Section  2.2(b)  and in  the  related  Subsequent  Transfer
Agreement  and (B) including a Home Loan Schedule  listing the  Subsequent  Home
Loans;

(iii) as of each  Subsequent  Transfer  Date,  as  evidenced  by delivery to the
Indenture Trustee of the Subsequent Transfer Agreement in the form of Exhibit 2,
the respective Seller shall not be insolvent, made insolvent by such transfer or
aware of any pending insolvency; and

(iv)  such  sale and  transfer  shall  not  result  in a  material  adverse  tax
consequence  to the Issuer or, due to any action or  inaction on the part of the
respective Seller to the Securityholders.

        In addition,  GMACM shall have  delivered to the Issuer,  the  Indenture
Trustee  an  Opinion of Counsel  with  respect  to  certain  bankruptcy  matters
relating to the  transfers of  Subsequent  Home Loans,  which Opinion of Counsel
shall be  substantially  in the form of the Opinion of Counsel  delivered to the
Rating Agencies and the Indenture  Trustee on the Closing Date regarding certain
bankruptcy  matters,  within  30 days  after the end of the  Pre-Funding  Period
relating  to all  Subsequent  Home  Loans  transferred  to the Trust  during the
Pre-Funding  Period and  purchased  from  funds on  deposit  in the  Pre-Funding
Account.

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        The  obligation of the Issuer to purchase a Subsequent  Home Loan on any
Subsequent Transfer Date is subject to the following  conditions:  (i) each such
Subsequent Home Loan must satisfy the representations  and warranties  specified
in the related Subsequent  Transfer  Agreement and this Agreement;  (ii) neither
Seller has selected  such  Subsequent  Home Loans in a manner that it reasonably
believes  is adverse  to the  interests  of the  Noteholders;  (iii)  GMACM will
deliver to the  Indenture  Trustee  certain  Opinions  of Counsel  described  in
Section  2.2(b) and  acceptable  to the  Indenture  Trustee  with respect to the
conveyance of such Subsequent Home Loans; and (iv) as of the related  Subsequent
Cut-Off Date each Subsequent Home Loan will satisfy the following criteria:  (A)
such Subsequent Home Loan may not be 30 or more days contractually delinquent as
of the related  Subsequent  Cut-Off Date; (B) such  Subsequent Home Loan must be
secured by a mortgage in a first or second lien  position;  (C) such  Subsequent
Home Loan  must have a CLTV at  origination  of no more than  110.00%;  (D) such
Subsequent Home Loan must have an original term to maturity of not more than 300
months and a remaining term to maturity which does not extend beyond November 1,
2026;  (E) such  Subsequent  Home  Loan  must  have a Loan Rate of not less than
6.00%; (F) such Subsequent Home Loan must have a principal balance not in excess
of $50,000;  (G) such Subsequent Home Loan may not have a credit score less than
580; (H) such  Subsequent  Home Loan may not be secured by a non-owner  occupied
investment property or secondary  residence;  (I) such Subsequent Home Loan must
be underwritten in accordance with a full  documentation  underwriting  program;
and (J) following the purchase of such Subsequent  Home Loans by the Issuer,  as
of each Subsequent Cut-Off Date, the Home Loans included in the Trust Estate (by
aggregate  Principal  Balance)  must have the following  characteristics:  (i) a
weighted average Loan Rate of not less than 15.800%, (ii) the percentage of Home
Loans secured by single family residences or residences  located in PUDs may not
be less  than  91.75%,  (iii)  may not  have a  concentration  in the  State  of
California  in excess of  25.00%,  (iv) the  percentage  of Home  Loans  made to
borrowers with a credit score less than 580 shall not exceed 2%, (v) will have a
weighted  average credit score (excluding Home Loans for which a credit score is
not  available)  of at least  616,  (vi) will have a  weighted  average  CLTV at
origination  of not more than  104.75%,  and (vii) the  percentage of Home Loans
that are REMIC  Ineligible  Loans  shall not be less  than 65%.  Neither  of the
Sellers shall transfer  Subsequent Home Loans with the intent to mitigate losses
on Home Loans previously transferred.

(c) Within five Business Days after each Subsequent  Transfer Date,  GMACM shall
deliver to the Rating  Agencies,  the Indenture  Trustee a copy of the Home Loan
Schedule reflecting the Subsequent Home Loans in electronic format.

Section 2.3    Payment of Purchase Price.

(a) The sale of the Initial  Home Loans  shall take place on the  Closing  Date,
subject to and  simultaneously  with the deposit of the Initial  Home Loans into
the Trust Estate, the deposit of the Original Pre-Funded Amount and the Interest
Coverage  Amount  into the  Pre-Funding  Account  and the  Capitalized  Interest
Account,  respectively,  and the issuance of the Securities.  The purchase price
(the  "Purchase  Price")  for the  GMACM  Initial  Home  Loans to be paid by the
Purchaser   to  GMACM  on  the  Closing   Date  shall  be  an  amount  equal  to
$78,232,440.43 in immediately  available funds,  together with the Certificates,
in respect of the Cut-Off Date Principal  Balances  thereof.  The Purchase Price
for the WG Trust  Initial Home Loans to be paid by the  Purchaser to WG Trust on
the  Closing  Date shall be an amount  equal to  $47,494,934.28  in  immediately

                                       8
<PAGE>

available funds, in respect of the Cut-Off Date Principal Balances thereof.  The
Purchase Price paid for any Subsequent  Home Loan by the Indenture  Trustee from
funds on deposit in the  Pre-Funding  Account,  at the  direction of the Issuer,
shall be one-hundred  percent  (100%) of the  Subsequent  Cut-Off Date Principal
Balance thereof (as identified on the Home Loan Schedule attached to the related
Subsequent Transfer Agreement provided by GMACM).

(b) In consideration of the sale of the GMACM Initial Home Loans by GMACM to the
Purchaser on the Closing Date,  the Purchaser  shall pay to GMACM on the Closing
Date  by  wire  transfer  of  immediately  available  funds  to a  bank  account
designated by GMACM,  the amount  specified above in paragraph (a) for the GMACM
Initial Home Loans; provided, that such payment may be on a net funding basis if
agreed  by  GMACM  and  the  Purchaser.  In  consideration  of the  sale  of any
Subsequent  Home Loan by GMACM to the Issuer,  the Issuer  shall pay to GMACM by
wire transfer of  immediately  available  funds to a bank account  designated by
GMACM, the amount specified above in paragraph (a) for each Subsequent Home Loan
sold by GMACM.

(c) In  consideration of the sale of the WG Trust Initial Home Loans by WG Trust
to the Purchaser on the Closing Date, the Purchaser shall pay to WG Trust on the
Closing Date by wire transfer of immediately  available  funds to a bank account
designated by WG Trust,  the amount  specified above in paragraph (a) for the WG
Trust  Initial Home Loans;  provided,  that such payment may be on a net funding
basis if agreed by WG Trust and the Purchaser.  In  consideration of the sale of
any Subsequent  Home Loan by WG Trust to the Issuer,  the Issuer shall pay to WG
Trust  by  wire  transfer  of  immediately  available  funds  to a bank  account
designated  by WG Trust,  the amount  specified  above in paragraph (a) for each
Subsequent Home Loan sold by WG Trust.

                                  ARTICLE III

                         REPRESENTATIONS AND WARRANTIES;
                               REMEDIES FOR BREACH

Section 3.1 Representations and Warranties. GMACM represents and warrants to the
Purchaser, as of the Closing Date and as of each Subsequent Transfer Date (or if
otherwise specified below, as of the date so specified):

(a)     As to GMACM:

(i) GMACM is a corporation duly organized, validly existing and in good standing
under the laws of the  jurisdiction  governing its creation and existence and is
or will be in  compliance  with the laws of each  state in which  any  Mortgaged
Property is located to the extent necessary to ensure the enforceability of each
Home Loan;

(ii) GMACM has the power and authority to make, execute, deliver and perform its
obligations under this Agreement and each Subsequent Transfer Agreement to which
it is a party and all of the transactions  contemplated under this Agreement and
each such Subsequent Transfer  Agreement,  and has taken all necessary corporate
action to authorize the  execution,  delivery and  performance of this Agreement
and each such Subsequent Transfer Agreement;

                                       9
<PAGE>

(iii) GMACM is not  required  to obtain the  consent of any other  Person or any
consents,  licenses,  approvals or  authorizations  from,  or  registrations  or
declarations  with, any governmental  authority,  bureau or agency in connection
with the execution,  delivery,  performance,  validity or enforceability of this
Agreement  or any  Subsequent  Transfer  Agreement,  except  for such  consents,
licenses,  approvals or  authorizations,  or registrations  or declarations,  as
shall have been obtained or filed, as the case may be;

(iv) The execution and delivery of this  Agreement and any  Subsequent  Transfer
Agreement by GMACM and its  performance  and  compliance  with the terms of this
Agreement and each such Subsequent  Transfer  Agreement will not violate GMACM's
Certificate of  Incorporation  or Bylaws or constitute a material default (or an
event which,  with notice or lapse of time, or both, would constitute a material
default)  under,  or result in the material  breach of, any  material  contract,
agreement  or  other  instrument  to which  GMACM  is a party  or  which  may be
applicable to GMACM or any of its assets;

(v) No litigation  before any court,  tribunal or governmental body is currently
pending, or to the knowledge of GMACM threatened,  against GMACM or with respect
to this  Agreement or any Subsequent  Transfer  Agreement that in the opinion of
GMACM has a reasonable  likelihood of resulting in a material  adverse effect on
the  transactions  contemplated  by this  Agreement or any  Subsequent  Transfer
Agreement;

(vi)    Reserved;

(vii) This  Agreement and each  Subsequent  Transfer  Agreement to which it is a
party,  constitutes a legal, valid and binding obligation of GMACM,  enforceable
against  GMACM in accordance  with its terms,  except as  enforceability  may be
limited by  applicable  bankruptcy,  insolvency,  reorganization,  moratorium or
other  similar laws now or  hereafter in effect  affecting  the  enforcement  of
creditors' rights in general and except as such enforceability may be limited by
general  principles of equity  (whether  considered in a proceeding at law or in
equity) or by public  policy with respect to  indemnification  under  applicable
securities laws;

(viii)  This  Agreement  constitutes  a valid  transfer  and  assignment  to the
Purchaser of all right,  title and interest of GMACM in and to the GMACM Initial
Home Loans,  including the Cut-Off Date  Principal  Balances with respect to the
GMACM Initial Home Loans,  all monies due or to become due with respect thereto,
and all  proceeds of such Cut-Off Date  Principal  Balances  with respect to the
GMACM Initial Home Loans; and this Agreement and the related Subsequent Transfer
Agreement, when executed, will constitute a valid transfer and assignment to the
Issuer of all right,  title and interest of GMACM in and to the Subsequent  Home
Loans,  including the Cut-Off Date  Principal  Balances of the  Subsequent  Home
Loans, all monies due or to become due with respect thereto, and all proceeds of
such Subsequent  Cut-Off Date Principal Balances and such funds as are from time
to time deposited in the Custodial  Account  (excluding any investment  earnings
thereon)  as  assets  of the  Trust  and all  other  property  specified  in the
definition  of "Trust" as being part of the corpus of the Trust  conveyed to the
Purchaser by GMACM; and

                                       10
<PAGE>

(ix) GMACM is not in default with respect to any order or decree of any court or
any order, regulation or demand of any federal, state, municipal or governmental
agency,  which  default  might  have  consequences  that  would  materially  and
adversely  affect the condition  (financial or otherwise) or operations of GMACM
or its properties or might have  consequences  that would  materially  adversely
affect its performance hereunder;

(b) As to each Initial Home Loan (except as otherwise specified below) as of the
Closing  Date,  or with respect to each  Subsequent  Home Loan as of the related
Subsequent Transfer Date (except as otherwise specified below):

(i) The  information  set forth in the Home Loan  Schedule  with respect to each
Home Loan or the Home Loans is true and correct in all  material  respects as of
the date or dates respecting which such information is initially furnished;

(ii) With respect to each of the WG Trust Initial Home Loans and the  Subsequent
Home Loans sold by WG Trust, as of each respective  Prior Transfer Date: (A) the
related Mortgage Note and the Mortgage had not been assigned or pledged,  except
for any  assignment  or  pledge  that  had  been  satisfied  and  released,  (B)
immediately  prior to the  assignment of such Home Loans to Walnut Grove,  GMACM
had good title thereto and (C) immediately  prior to such assignment,  GMACM was
the sole  owner and holder of the Home Loan free and clear of any and all liens,
encumbrances,  pledges,  or security  interests (other than, with respect to any
Home Loan in a second lien position,  the lien of the related first mortgage) of
any  nature  and had full  right  and  authority,  under  all  governmental  and
regulatory bodies having  jurisdiction over the ownership of the applicable Home
Loan,  to sell and  assign  the  same  pursuant  to the  Walnut  Grove  Purchase
Agreement;

(iii) With respect to each of the GMACM  Initial  Home Loans or, as  applicable,
any Subsequent Home Loans sold by GMACM:  (A) the related  Mortgage Note and the
Mortgage have not been assigned or pledged,  except for any assignment or pledge
that has been satisfied and released, (B) immediately prior to the assignment of
the Home Loans to the Purchaser (or to the Issuer in the case of the  Subsequent
Home  Loans sold by GMACM),  GMACM had good title  thereto  and (C) GMACM is the
sole  owner and  holder  of the Home  Loan free and clear of any and all  liens,
encumbrances,  pledges,  or security  interests (other than, with respect to any
Home Loan in a second lien position,  the lien of the related first mortgage) of
any  nature  and has full  right  and  authority,  under  all  governmental  and
regulatory bodies having  jurisdiction over the ownership of the applicable Home
Loans,  to sell and assign the same  pursuant to this  Agreement  or the related
Subsequent Transfer Agreement, as applicable;

(iv) To the best of  GMACM's  knowledge,  there is no valid  offset,  defense or
counterclaim of any obligor under any Mortgage Note or Mortgage;

(v) To the best of GMACM's knowledge,  there is no delinquent recording or other
tax or fee or assessment lien against any related Mortgaged Property;

                                       11
<PAGE>

(vi) To the  best of  GMACM's  knowledge,  there  is no  proceeding  pending  or
threatened  for the  total or  partial  condemnation  of the  related  Mortgaged
Property;

(vii) To the best of GMACM's knowledge, there are no mechanics' or similar liens
or claims  which  have been  filed for work,  labor or  material  affecting  the
related  Mortgaged  Property  which are,  or may be liens  prior or equal to, or
subordinate with, the lien of the related Mortgage, except liens which are fully
insured against by the title insurance policy referred to in clause (xi);

(viii) As of the Cut-Off Date or related  Subsequent  Cut-Off Date, no Home Loan
was 30 days or more delinquent in payment of principal or interest;

(ix) With  respect  to the GMACM  Initial  Home  Loans  or, as  applicable,  any
Subsequent Home Loans sold by GMACM,  the related Mortgage File contains or will
contain,  in  accordance  with the  definition  of  Mortgage  File,  each of the
documents and instruments  specified to be included therein in the definition of
"Mortgage  File" in Appendix A to the  Indenture (it being  understood  that the
Custodian  maintains  the Mortgage  Note related to each  Mortgage  File and the
Servicer  maintains  the  remainder  of the items to be included in the Mortgage
File pursuant to the terms of this Agreement);

(x) To the best of the  GMACM's  knowledge,  the related  Mortgage  Note and the
related Mortgage at the time it was made complied in all material  respects with
applicable local, state and federal laws;

(xi) A title  search  or other  assurance  of title  customary  in the  relevant
jurisdiction was obtained with respect to each Home Loan;

(xii)  None of the  Mortgaged  Properties  is a  mobile  home or a  manufactured
housing unit that is not permanently attached to its foundation;

(xiii) As of the Cut-Off  Date, no more than  approximately  18.24% and 6.88% of
the Home Loans,  by Cut-Off  Date  Principal  Balance,  are secured by Mortgaged
Properties located in California and Florida, respectively;

(xiv)  As  of  the  Cut-Off  Date  or  Subsequent  Cut-Off  Date,  the  Combined
Loan-to-Value Ratio for each Home Loan was not in excess of 110%;

(xv) As of the Cut-Off Date, not less than 67.73% of the Home Loans,  by Cut-Off
Date Principal Balance, are REMIC Ineligible Loans;

(xvi) GMACM has not transferred the GMACM Initial Home Loans to the Purchaser or
any  Subsequent  Home  Loans to the Issuer  with any intent to hinder,  delay or
defraud any of its creditors;

(xvii)  Reserved;

(xviii)  Within a loan type,  and except as required  by  applicable  law,  each
Mortgage  Note and each  Mortgage is an  enforceable  obligation  of the related
Mortgagor;

                                       12
<PAGE>

(xix) To the best  knowledge  of GMACM,  the physical  property  subject to each
Mortgage is free of material damage and is in acceptable repair;

(xx) GMACM has not  received a notice of  default  of any senior  mortgage  loan
related to a Mortgaged  Property  which has not been cured by a party other than
the Servicer;

(xxi) As of the Cut-Off  Date,  not more than 89.28% (by Cut-Off Date  Principal
Balance) of the Home Loans are loans,  described in Section 103(aa) of the Truth
and Lending Act and subject to the Home  Ownership and Equity  Protection Act of
1994;

(xxii)  None of the Home Loans is a reverse mortgage loan;

(xxiii) No Home Loan has an original term to maturity in excess of 300 months;

(xxiv) All of the Home Loans are fixed rate and are fully amortizing.  As of the
Cut-off Date,  the Loan Rates on the Home Loans range  between  6.000% per annum
and 17.990% per annum. The weighted average remaining term to stated maturity of
the Home Loans as of the Cut-Off Date is approximately 239 months;

(xxv) (A) Each Mortgaged  Property  consists of a single parcel of real property
with a single family or an individual  condominium  unit and (B) with respect to
the Home Loans (a) approximately  6.19% (by Cut-Off Date Principal  Balance) are
secured by real  property  improved by  individual  condominium  units,  and (b)
approximately  86.86% (by Cut-Off  Date  Principal  Balance) are secured by real
property with a single family residence erected thereon;

(xxvi) As of the Cut-Off  Date no Initial  Home Loan had a principal  balance in
excess of $50,000.00;

(xxvii)  Approximately  99.87% of the Initial Home Loans, by aggregate Principal
Balance as of the Cut-Off Date, are secured by second liens;

(xxviii) A policy of hazard  insurance and flood insurance,  if applicable,  was
required from the Mortgagor for the Home Loan when the Home Loan was originated;

(xxix)  Other  than with  respect  to a payment  default,  there is no  material
default,  breach, violation or event of acceleration existing under the terms of
any Mortgage  Note or Mortgage and, to the best of GMACM's  knowledge,  no event
which, with notice and expiration of any grace or cure period,  would constitute
a material default,  breach,  violation or event of acceleration under the terms
of any  Mortgage  Note  or  Mortgage,  and no  such  material  default,  breach,
violation  or event  of  acceleration  has been  waived  by  GMACM  involved  in
originating or servicing the related Home Loan;

(xxx) No  instrument  of release or waiver has been executed by GMACM or, to the
best knowledge of GMACM, by any other person, in connection with the Home Loans,
and no Mortgagor has been released by GMACM or, to the best  knowledge of GMACM,
by any other  person,  in whole or in part from its  obligations  in  connection
therewith;

                                       13
<PAGE>

(xxxi) With respect to each Home Loan  secured by a second  lien,  either (a) no
consent for such Home Loan was  required by the holder or holders of the related
prior lien,  (b) such consent has been  obtained and is contained in the related
Mortgage File or (c) no consent for such Home Loan was required by relevant law;

(xxxii) As of any Subsequent Cut-Off Date, the percentage of Home Loans that are
REMIC Ineligible Loans calculated by Cut-Off Date Principal  Balance in the case
of Initial Home Loans and Subsequent  Cut-Off Date Principal Balance in the case
of Subsequent Home Loans, is not less than 65%; and

(xxxiii) With respect to each Home Loan,  to the extent  permitted by applicable
law, the related Mortgage contains a customary provision for the acceleration of
the  payment of the unpaid  Principal  Balance of the Home Loan in the event the
related  Mortgaged  Property is sold without the prior  consent of the mortgagee
thereunder.

               With  respect to this  Section  3.1(b),  representations  made by
GMACM with respect to the WG Trust  Initial  Home Loans,  made as of the Cut-Off
Date or the Closing Date or with respect to the Subsequent Home Loans sold by WG
Trust and made as of the  Subsequent  Cut-Off  Date or the  Subsequent  Transfer
Date,  are made by GMACM in its  capacity as Servicer.  Representations  made by
GMACM with  respect to the WG Trust  Initial Home Loans or the  Subsequent  Home
Loans sold by WG Trust and made as of any other  date,  are made by GMACM in its
capacity as Seller.

               (c) WG Trust Representations and Warranties.  WG Trust represents
and warrants to the Purchaser,  as of the Closing Date and as of each Subsequent
Transfer Date:

               (i)    As to WG Trust:

(i) WG Trust is a Delaware  business trust duly organized,  validly existing and
in good standing under the laws of the State of Delaware;

(ii) WG Trust has the power and authority to make, execute,  deliver and perform
its obligations under this Agreement and each Subsequent  Transfer  Agreement to
which  it is a  party  and  all  of the  transactions  contemplated  under  this
Agreement  and each  such  Subsequent  Transfer  Agreement,  and has  taken  all
necessary  action to authorize the execution,  delivery and  performance of this
Agreement and each such Subsequent Transfer Agreement;

(iii) WG Trust is not  required to obtain the consent of any other Person or any
consents,  licenses,  approvals or  authorizations  from,  or  registrations  or
declarations  with, any governmental  authority,  bureau or agency in connection
with the execution,  delivery,  performance,  validity or enforceability of this
Agreement  or any  Subsequent  Transfer  Agreement,  except  for such  consents,
licenses,  approvals or  authorizations,  or registrations  or declarations,  as
shall have been obtained or filed, as the case may be;

                                       14
<PAGE>

(iv) The execution and delivery of this  Agreement and any  Subsequent  Transfer
Agreement by WG Trust and its  performance and compliance with the terms of this
Agreement  and each such  Subsequent  Transfer  Agreement  will not  violate  WG
Trust's  organizational  documents or constitute a material default (or an event
which,  with  notice or lapse of time,  or both,  would  constitute  a  material
default)  under,  or result in the material  breach of, any  material  contract,
agreement  or other  instrument  to  which  WG Trust is a party or which  may be
applicable to WG Trust or any of its assets;

(v) No litigation  before any court,  tribunal or governmental body is currently
pending,  or to the knowledge of WG Trust  threatened,  against WG Trust or with
respect to this  Agreement  or any  Subsequent  Transfer  Agreement  that in the
opinion  of WG Trust has a  reasonable  likelihood  of  resulting  in a material
adverse  effect  on the  transactions  contemplated  by  this  Agreement  or any
Subsequent Transfer Agreement;

(vi) This  Agreement  and each  Subsequent  Transfer  Agreement to which it is a
party constitutes a legal, valid and binding obligation of WG Trust, enforceable
against WG Trust in accordance with its terms,  except as enforceability  may be
limited by  applicable  bankruptcy,  insolvency,  reorganization,  moratorium or
other  similar laws now or  hereafter in effect  affecting  the  enforcement  of
creditors' rights in general and except as such enforceability may be limited by
general  principles of equity  (whether  considered in a proceeding at law or in
equity) or by public  policy with respect to  indemnification  under  applicable
securities laws;

(vii)  This  Agreement  constitutes  a  valid  transfer  and  assignment  to the
Purchaser  of all right,  title and  interest of WG Trust in and to the WG Trust
Initial Home Loans,  including the Cut-Off Date Principal  Balances with respect
to the WG Trust Initial Home Loans, all monies due or to become due with respect
thereto,  and all proceeds of such Cut-Off Date Principal  Balances with respect
to the WG  Trust  Initial  Home  Loans;  and  this  Agreement  and  the  related
Subsequent Transfer Agreement,  when executed,  will constitute a valid transfer
and assignment to the Issuer of all right, title and interest of WG Trust in and
to the related  Subsequent  Home Loans,  including  the Cut-Off  Date  Principal
Balances  of the  Subsequent  Home  Loans,  all monies due or to become due with
respect  thereto,  and all proceeds of such  Subsequent  Cut-Off Date  Principal
Balances  and such  funds as are from time to time  deposited  in the  Custodial
Account  (excluding any investment  earnings thereon) as assets of the Trust and
all other  property  specified in the definition of "Trust" as being part of the
corpus of the Trust conveyed to the Purchaser by WG Trust; and

(viii) WG Trust is not in  default  with  respect  to any order or decree of any
court or any order,  regulation  or demand of any federal,  state,  municipal or
governmental agency, which default might have consequences that would materially
and adversely affect the condition  (financial or otherwise) or operations of WG
Trust or its  properties  or  might  have  consequences  that  would  materially
adversely affect its performance hereunder.

               (ii)   As to the WG Trust Initial Home Loans:

(i) With  respect  to the WG Trust  Initial  Home Loans or, as  applicable,  any
Subsequent  Home Loans sold by WG Trust:  (A) the related  Mortgage Note and the
Mortgage have not been assigned or pledged,  except for any assignment or pledge

                                       15
<PAGE>

that has been satisfied and released, (B) immediately prior to the assignment of
such Home Loans to the Purchaser (or to the Issuer in the case of the Subsequent
Home Loans sold by WG Trust),  WG Trust had good title  thereto and (C) WG Trust
is the sole  owner  and  holder  of the Home  Loan free and clear of any and all
liens, encumbrances, pledges, or security interests (other than, with respect to
any Home Loan in a second lien position, the lien of the related first mortgage)
of any nature  and has full  right and  authority,  under all  governmental  and
regulatory bodies having  jurisdiction over the ownership of the applicable Home
Loans, to sell and assign the same pursuant to this Agreement;

(ii) For each WG Trust Initial Home Loan or, as applicable,  any Subsequent Home
Loans sold by WG Trust, the related  Mortgage File contains or will contain,  in
accordance  with the  definition  of Mortgage  File,  each of the  documents and
instruments  specified  to be included  therein in the  definition  of "Mortgage
File" in Appendix A to the  Indenture  (it being  understood  that the Custodian
maintains  the  Mortgage  Note  related to each  Mortgage  File and the Servicer
maintains  the  remainder  of the  items to be  included  in the  Mortgage  File
pursuant to the terms of this Agreement);

(iii) WG  Trust  has not  transferred  the WG Trust  Initial  Home  Loans to the
Purchaser with any intent to hinder, delay or defraud any of its creditors; and

(iv) No  instrument  of  release  or  waiver  has been  executed  by WG Trust in
connection  with the WG Trust  Initial  Home Loans,  and no  Mortgagor  has been
released by WG Trust,  in whole or in part,  from its  obligations in connection
therewith.

        (d)  Remedies.  Upon  discovery by either Seller or GMACM or upon notice
from the Purchaser,  the the Issuer, the Owner Trustee, the Indenture Trustee or
the Custodian, as applicable, of a breach of such Seller's or GMACM's respective
representations  or warranties in paragraphs (a) or (c)(i) above that materially
and adversely affects the interests of the  Securityholders,  as applicable,  in
any Home Loan,  GMACM or WG Trust, as applicable,  shall,  within 90 days of its
discovery or its receipt of notice of such  breach,  either (i) cure such breach
in all material  respects or (ii) to the extent that such breach is with respect
to a Home Loan or a Related Document,  either (A) repurchase such Home Loan from
the Issuer at the  Repurchase  Price,  or (B)  substitute  one or more  Eligible
Substitute  Loans for such Home Loan,  in each case in the manner and subject to
the conditions and limitations set forth below.

        Upon  discovery  by  either  Seller  or  GMACM or upon  notice  from the
Purchaser,  the Issuer,  GMACM, the Owner Trustee,  the Indenture Trustee or the
Custodian,  as applicable,  of a breach of a Seller's or GMACM's representations
or warranties in paragraphs (b) or (c)(ii) above, with respect to any Home Loan,
or upon the  occurrence of a Repurchase  Event,  that  materially  and adversely
affects the interests of the  Securityholders or the Purchaser in such Home Loan
(notice of which shall be given to the  Purchaser  by the  respective  Seller or
GMACM, if it discovers the same),  notwithstanding such Seller's or GMACM's lack
of knowledge with respect to the substance of such  representation and warranty,
such  Seller  or GMACM,  as the case may be,  shall,  within  90 days  after the
earlier of its discovery or receipt of notice  thereof,  either cure such breach
or Repurchase Event in all material  respects or either (i) repurchase such Home
Loan from the Issuer at the  Repurchase  Price,  or (ii)  substitute one or more
Eligible  Substitute  Loans for such Home  Loan,  in each case in the manner and
subject to the  conditions set forth below.  The  Repurchase  Price for any such
Home Loan repurchased by such Seller or GMACM shall be deposited or caused to be
deposited by the Servicer  into the  Custodial  Account.  Any purchase of a Home
Loan due to a Repurchase Event shall be the obligation of GMACM.

                                       16
<PAGE>

        In furtherance of the foregoing, if GMACM or the Seller that repurchases
or  substitutes  a Home  Loan is not a  member  of  MERS  and  the  Mortgage  is
registered  on the  MERS(R)  System,  GMACM,  at its own expense and without any
right of reimbursement, shall cause MERS to execute and deliver an assignment of
the Mortgage in  recordable  form to transfer the Mortgage from MERS to GMACM or
the Seller and shall cause such Mortgage to be removed from  registration on the
MERS(R) System in accordance with MERS' rules and regulations.

        In the event  that  either  Seller  elects  to  substitute  an  Eligible
Substitute  Loan or Loans for a Deleted Loan  pursuant to this Section 3.1, such
Seller shall deliver to the  Custodian on behalf of the Issuer,  with respect to
such Eligible  Substitute Loan or Loans, the original Mortgage Note, endorsed as
required  under the  definition  of "Mortgage  File" and shall deliver the other
documents  required  to be  part  of  the  Mortgage  File  to the  Servicer.  No
substitution will be made in any calendar month after the Determination Date for
such month.  Monthly  Payments due with respect to Eligible  Substitute Loans in
the month of  substitution  shall not be part of the  Trust  Estate  and will be
retained by the Servicer and remitted by the Servicer to such Seller on the next
succeeding Payment Date, provided that a payment equal to the applicable Monthly
Payment for such month in respect of the Deleted  Loan has been  received by the
Issuer. For the month of substitution, distributions to the Note Payment Account
pursuant to the Servicing  Agreement  will include the Monthly  Payment due on a
Deleted  Loan for such month and  thereafter  such  Seller  shall be entitled to
retain all amounts  received in respect of such Deleted Loan. The Servicer shall
amend or cause to be amended  the Home Loan  Schedule  to reflect the removal of
such Deleted Loan and the substitution of the Eligible  Substitute Loan or Loans
and the  Servicer  shall  deliver  the amended  Home Loan  Schedule to the Owner
Trustee  and  the  Indenture  Trustee.  Upon  such  substitution,  the  Eligible
Substitute Loan or Loans shall be subject to the terms of this Agreement and the
Servicing  Agreement  in all  respects,  GMACM  shall be deemed to have made the
representations  and  warranties  with respect to the Eligible  Substitute  Loan
contained  herein set forth in Section 3.1(b) (other than clauses (xiii),  (xv),
(xxi),  (xxiv),  (xxv)(B) and (xxvii)  thereof and other than clauses  (iii) and
(ix) thereof in the case of Eligible  Substitute Loans substituted by WG Trust),
and,  if the  Seller  is WG  Trust,  WG Trust  shall be  deemed to have made the
representations and warranties set forth in Section 3.1(c)(ii), in each case, as
of the date of substitution, and the related Seller shall be deemed to have made
a representation  and warranty that each Home Loan so substituted is an Eligible
Substitute  Loan as of the date of  substitution.  In  addition,  GMACM shall be
obligated to  repurchase or substitute  for any Eligible  Substitute  Loan as to
which a Repurchase Event has occurred as provided herein. In connection with the
substitution  of one or more Eligible  Substitute  Loans for one or more Deleted
Loans,  the Servicer shall  determine the amount (such amount,  a  "Substitution
Adjustment  Amount"),  if any, by which the aggregate  principal  balance of all
such Eligible  Substitute  Loans as of the date of substitution is less than the
aggregate  principal balance of all such Deleted Loans (after application of the
principal  portion of the Monthly Payments due in the month of substitution that
are to be distributed to the Note Payment Account in the month of substitution).
Such  Seller  shall  deposit  the amount of such  shortfall  into the  Custodial
Account on the date of substitution, without any reimbursement therefor.

                                       17
<PAGE>

        Upon  receipt by the  Indenture  Trustee on behalf of the Issuer and the
Custodian of written notification, signed by a Servicing Officer, of the deposit
of such Repurchase Price or of such substitution of an Eligible  Substitute Loan
(together with the complete related Mortgage File) and deposit of any applicable
Substitution  Adjustment  Amount as provided above, the Custodian,  on behalf of
the Indenture  Trustee,  shall (i) release to such Seller or GMACM,  as the case
may be,  the  related  Mortgage  Note for the Home  Loan  being  repurchased  or
substituted  for , (ii)  cause  the  Servicer  to  release  to such  Seller  any
remaining documents in the related Mortgage File which are held by the Servicer,
and (iii) the  Indenture  Trustee  on behalf of the  Issuer  shall  execute  and
deliver such instruments of transfer or assignment prepared by the Servicer,  in
each case  without  recourse,  as shall be  necessary  to vest in such Seller or
GMACM,  as the case may be, or its  respective  designee such Home Loan released
pursuant  hereto  and  thereafter  such Home  Loan  shall not be an asset of the
Issuer.

        It is understood and agreed that the obligation of each Seller and GMACM
to cure any breach, or to repurchase or substitute for any Home Loan as to which
such a breach has occurred and is continuing,  shall  constitute the sole remedy
respecting   such  breach   available  to  the   Purchaser,   the  Issuer,   the
Certificateholders  (or the Owner  Trustee on behalf of the  Certificateholders)
and the  Noteholders  (or the  Indenture  Trustee on behalf of the  Noteholders)
against such Seller and GMACM.

        It is understood and agreed that the  representations and warranties set
forth in this  Section 3.1 shall  survive  delivery of the  respective  Mortgage
Files to the Issuer or the Custodian.

                                   ARTICLE IV

                               SELLERS' COVENANTS

Section 4.1 Covenants of the Sellers.  Each Seller hereby covenants that, except
for the transfer hereunder and, as of any Subsequent  Transfer Date, it will not
sell, pledge, assign or transfer to any other Person, or grant, create, incur or
assume any Lien on any Home Loan,  or any  interest  therein.  Each Seller shall
notify the Issuer (in the case of the  Initial  Home  Loans,  as assignee of the
Purchaser),  of the existence of any Lien (other than as provided  above) on any
Home Loan immediately upon discovery  thereof;  and each Seller shall defend the
right,  title and interest of the Issuer (in the case of the Initial Home Loans,
as assignee of the Purchaser) in, to and under the Home Loans against all claims
of third parties claiming through or under such Seller; provided,  however, that
nothing in this Section 4.1 shall be deemed to apply to any Liens for  municipal
or  other  local  taxes  and  other  governmental   charges  if  such  taxes  or
governmental  charges  shall  not at the time be due and  payable  or if  either
Seller shall  currently  be  contesting  the  validity  thereof in good faith by
appropriate Proceedings.

                                       18
<PAGE>

                                   ARTICLE V

                                    SERVICING

Section 5.1 Servicing.  GMACM shall service the Home Loans pursuant to the terms
and  conditions  of the  Servicing  Agreement  and the  Program  Guide and shall
service  the  Home  Loans  directly  or  through  one or more  sub-servicers  in
accordance therewith.

                                   ARTICLE VI

                         INDEMNIFICATION BY THE SELLERS
                         WITH RESPECT TO THE HOME LOANS

Section 6.1  Limitation  on  Liability of the  Sellers.  None of the  directors,
officers,  employees  or agents of either  GMACM or WG Trust  shall be under any
liability  to the  Purchaser,  it  being  expressly  understood  that  all  such
liability  is  expressly   waived  and  released  as  a  condition  of,  and  as
consideration  for, the execution of this Agreement and any Subsequent  Transfer
Agreement.  Except as and to the  extent  expressly  provided  in the  Servicing
Agreement,  GMACM and WG Trust shall not be under any  liability  to the Issuer,
the Owner Trustee, the Indenture Trustee or the Securityholders. GMACM, WG Trust
and any director,  officer,  employee or agent of GMACM or WG Trust, may rely in
good  faith on any  document  of any kind  prima  facie  properly  executed  and
submitted by any Person respecting any matters arising hereunder.

                                  ARTICLE VII

                                   TERMINATION

Section 7.1  Termination.  The obligations and  responsibilities  of the parties
hereto shall terminate upon the termination of the Trust Agreement.

                                  ARTICLE VIII

                            MISCELLANEOUS PROVISIONS

Section 8.1  Amendment.  This  Agreement may be amended from time to time by the
parties hereto by written agreement.

Section 8.2 GOVERNING LAW. THIS AGREEMENT  SHALL BE GOVERNED BY AND CONSTRUED IN
ACCORDANCE  WITH THE LAWS OF THE STATE OF NEW YORK AND THE  OBLIGATIONS,  RIGHTS
AND REMEDIES OF THE PARTIES  HEREUNDER  SHALL BE DETERMINED  IN ACCORDANCE  WITH
SUCH LAWS.

Section 8.3 Notices. All demands,  notices and communications hereunder shall be
in writing and shall be deemed to have been duly given if  personally  delivered
at or mailed by registered mail, postage prepaid, addressed as follows:

                                       19
<PAGE>

(i)     if to the GMACM:

                          GMAC Mortgage Corporation
                          100 Witmer Road
                          Horsham, Pennsylvania  10944
                          Attention:  Barry Bier, Senior Vice President
                          Re:  GMACM Home Loan Trust 2001-CL1;

(ii)    if to WG Trust:

                     Walnut Grove Mortgage Loan Trust 2001-A
                          c/o Wilmington Trust Company
                          1100 North Market Street
                          Wilmington, Delaware 19890
                      Attention: Walnut Grove Mortgage Loan
                                Trust 2001-A
                          Re:GMACM Home Loan Trust 2001-CL1;

(iii)   if to the Purchaser:

                    Residential Asset Mortgage Products, Inc.
                          8400 Normandale Lake Boulevard
                          Minneapolis, Minnesota 55437
                          Attention:President
                          Re:  GMACM Home Loan Trust 2001-CL1;

(iv)    if to the Indenture Trustee:

                          Bank One, National Association
                          1 Bank One Plaza, Suite 1L1-0126
                          Chicago, Illinois 60670-0126
                  Attention: GMACM Home Loan Trust 2001-CL1; or

(v)     if to the Issuer:

                 c/o Wilmington Trust Company, as Owner Trustee
                          Rodney Square North
                          1100 North Market Street
                          Wilmington, Delaware 19890-0001
                          Re:  GMACM Home Loan Trust 2001-CL1;

or, with respect to any of the foregoing  Persons,  at such other address as may
hereafter be furnished to the other foregoing Persons in writing.

Section 8.4  Severability  of  Provisions.  If any one or more of the covenants,
agreements,  provisions or terms of this Agreement shall be held invalid for any
reason whatsoever, then such covenants, agreements, provisions or terms shall be
deemed severable from the remaining covenants,  agreements,  provisions or terms
of this Agreement and shall in no way affect the validity of  enforceability  of
the other provisions of this Agreement.

                                       20
<PAGE>

Section 8.5 Relationship of Parties. Nothing herein contained shall be deemed or
construed to create a partnership or joint venture among the parties hereto, and
the services of the GMACM shall be rendered as an independent contractor and not
as agent for the Purchaser.

Section  8.6  Counterparts.  This  Agreement  may be  executed  in any number of
counterparts, each of which, when so executed, shall be deemed to be an original
and such counterparts, together, shall constitute one and the same agreement.

Section 8.7  Further  Agreements.  The parties  hereto each agree to execute and
deliver to the other such additional documents, instruments or agreements as may
be necessary or appropriate to effectuate the purposes of this Agreement.

Section 8.8 Intention of the Parties.  It is the intention of the parties hereto
that the Purchaser  will be purchasing on the Closing Date, and the Sellers will
be  selling on the  Closing  Date,  the  Initial  Home  Loans,  rather  than the
Purchaser  providing a loan to the Sellers  secured by the Initial Home Loans on
the Closing  Date;  and that the Issuer will be  purchasing  on each  Subsequent
Transfer Date, and the Sellers will be selling on each Subsequent Transfer Date,
the related  Subsequent Home Loans,  rather than the Issuer  providing a loan to
the Sellers  secured by the  related  Subsequent  Home Loans on each  Subsequent
Transfer  Date.  Accordingly,  the  parties  hereto  each  intend to treat  this
transaction for federal income tax purposes as (i) a sale by the Sellers,  and a
purchase by the  Purchaser,  of the Initial  Home Loans on the Closing  Date and
(ii) a sale  by the  Sellers,  and a  purchase  by the  Issuer,  of the  related
Subsequent  Home Loans on each  Subsequent  Transfer Date. The Purchaser and the
Issuer  shall  each  have the  right to review  the Home  Loans and the  Related
Documents to determine the  characteristics  of the Home Loans which will affect
the federal income tax  consequences  of owning the Home Loans,  and each Seller
shall cooperate with all reasonable requests made by the Purchaser or the Issuer
in the course of such review.

Section 8.9    Successors and Assigns; Assignment of this Agreement.

(a) This Agreement  shall bind and inure to the benefit of and be enforceable by
the parties hereto and their respective  permitted  successors and assigns.  The
obligations of each Seller under this Agreement  cannot be assigned or delegated
to a third party without the consent of the the  Purchaser  (and the Issuer with
respect to the transfer of any Subsequent Home Loans), which consent shall be at
the  Purchaser's  sole discretion (and the Issuer's sole discretion with respect
to the transfer of any Subsequent  Home Loans);  provided,  that each Seller may
assign its obligations  hereunder to any Affiliate of such Seller, to any Person
succeeding to the business of such Seller,  to any Person into which such Seller
is  merged  and  to  any  Person  resulting  from  any  merger,   conversion  or
consolidation  to which such Seller is a party.  The parties hereto  acknowledge
that (i) the  Purchaser is  acquiring  the Initial Home Loans for the purpose of
contributing  them to the GMACM Home Loan Trust  2001-CL1 and (ii) the Issuer is
acquiring the  Subsequent  Home Loans for the purpose of pledging the Subsequent

                                       21
<PAGE>

Home Loans to the Indenture Trustee for the benefit of the Noteholders.
(b) As an  inducement  to the  Purchaser  and the Issuer to purchase the Initial
Home Loans and to the Issuer to purchase any Subsequent Home Loans,  each Seller
acknowledges  and consents to (i) the  assignment by the Purchaser to the Issuer
of all of the Purchaser's  rights against each Seller pursuant to this Agreement
insofar as such  rights  relate to the  Initial  Home Loans  transferred  to the
Issuer and to the  enforcement or exercise of any right or remedy against either
Seller  pursuant  to this  Agreement  by the  Issuer,  (ii) the  enforcement  or
exercise of any right or remedy against either Seller pursuant to this Agreement
by or on behalf of the Issuer and (iii) the  Issuer's  pledge of its interest in
this  Agreement to the Indenture  Trustee and the  enforcement  by the Indenture
Trustee of any such right or remedy against either Seller  following an Event of
Default  under  the  Indenture.  Such  enforcement  of a right or  remedy by the
Issuer,  the Owner Trustee or the Indenture Trustee,  as applicable,  shall have
the same  force  and  effect  as if the right or  remedy  had been  enforced  or
exercised by the Purchaser or the Issuer directly.

Section 8.10 Survival.  The  representations  and warranties made herein by each
Seller and the provisions of Article VI hereof shall survive the purchase of the
Initial Home Loans  hereunder and any transfer of Subsequent Home Loans pursuant
to this Agreement and the related Subsequent Transfer Agreement.

Section 8.11   Intentionally Omitted.

 .

                                       22
<PAGE>

        IN WITNESS  WHEREOF,  the parties  hereto have caused  their names to be
signed  to this  Home  Loan  Purchase  Agreement  by their  respective  officers
thereunto duly authorized as of the day and year first above written.

                      RESIDENTIAL ASSET MORTGAGE PRODUCTS, INC., as
                          Purchaser

                      By: /s/ Barry Bier
                          ---------------------------------------
                          Name:  Barry Bier
                          Title:  Vice President

                      GMAC MORTGAGE CORPORATION,
                         as Seller and Servicer

                      By: /s/ Thomas J. O'Hara
                          ---------------------------------------
                          Name:  Thomas J. O'Hara
                          Title:  Senior Vice President

                      WALNUT GROVE MORTGAGE LOAN TRUST 2001-A, as Seller

                      By: WILMINGTON TRUST COMPANY,
                                  not in its individual capacity but
                                  solely as
                                  Owner Trustee

                      By: /s/ Patricia A. Evans
                          ---------------------------------------
                          Name: Patricia A. Evans
                          Title: Senior Financial Services Officer

                       GMACM HOME LOAN TRUST 2001-CL1, as Issuer

                       By: WILMINGTON TRUST COMPANY,
                              not in its individual capacity but solely
                              as
                              Owner Trustee

                           By: /s/ Patricia A. Evans
                          Name: Patricia A. Evans
                          Title: Senior Financial Services Officer

                           BANK ONE, NATIONAL ASSOCIATION, as Indenture
                                     Trustee

                           By: /s/ Keith Richardson
                               ---------------------------------------
                               Name: Keith Richardson
                               Title: Vice President

                                       23
<PAGE>

                                    EXHIBIT 1

                               HOME LOAN SCHEDULE

<PAGE>

                                    EXHIBIT 2

                      FORM OF SUBSEQUENT TRANSFER AGREEMENT

        Pursuant to this Subsequent  Transfer  Agreement No. (the  "Agreement"),
dated as of , , between ___________________, as seller (the "Seller"), and GMACM
Home Loan Trust  2001-CL1,  as issuer (the  "Issuer"),  and pursuant to the loan
purchase  agreement  dated as of  November  29,  2001 (the "Home  Loan  Purchase
Agreement"),  among GMAC Mortgage Corporation,  as a seller and servicer, Walnut
Grove  Mortgage  Loan Trust  2001-A,  as a seller,  Residential  Asset  Mortgage
Products,  Inc.,  as  purchaser  (the  "Purchaser"),  the  Issuer  and Bank One,
National Association, as indenture trustee (the "Indenture Trustee"), the Seller
and the Issuer agree to the sale by the Seller and the purchase by the Issuer of
the home equity loans listed on the attached  Schedule of Subsequent  Home Loans
(the "Subsequent Home Loans").

        Capitalized  terms used and not  defined  herein  have their  respective
meanings as set forth in Appendix A to the  indenture  dated as of November  29,
2001,  between  the  Issuer  and  the  Indenture  Trustee,  which  meanings  are
incorporated by reference herein.  All other capitalized terms used herein shall
have the meanings specified herein.

        Section 1.    Sale of Subsequent Home Loans.
                      -----------------------------

        (a) The Seller does hereby sell,  transfer,  assign, set over and convey
to the Issuer,  without recourse, all of its right, title and interest in and to
the Subsequent Home Loans, all principal  received and interest  accruing on the
Subsequent  Home Loans on and after the Subsequent  Cut-Off Date, all monies due
or to become  due  relating  to such  Subsequent  Home  Loans and all items with
respect to the Subsequent Home Loans to be delivered  pursuant to Section 2.2 of
the Home Loan Purchase Agreement;  provided,  however,  that the Seller reserves
and  retains all right,  title and  interest in and to  principal  received  and
interest  accruing on the Subsequent Home Loans prior to the Subsequent  Cut-Off
Date. The Seller,  contemporaneously  with the delivery of this  Agreement,  has
delivered or caused to be delivered to the Indenture Trustee each item set forth
in Section 2.2 of the Home Loan Purchase Agreement.

        The  transfer to the Issuer by the Seller of the  Subsequent  Home Loans
identified  on the Home Loan  Schedule  shall be absolute and is intended by the
parties  hereto  to  constitute  a sale  by the  Seller  to  the  Issuer  on the
Subsequent Transfer Date of all the Seller's right, title and interest in and to
the Subsequent  Home Loans,  and other  property as and to the extent  described
above,  and the  Issuer  hereby  acknowledges  such  transfer.  In the event the
transactions  set forth  herein  shall be deemed  not to be a sale,  the  Seller
hereby  grants  to the  Issuer as of the  Subsequent  Transfer  Date a  security
interest in all of the Seller's  right,  title and interest in, to and under all
accounts,  chattel papers,  general intangibles,  payment intangibles,  contract
rights,  certificates  of deposit,  deposit  accounts,  instruments,  documents,
letters of credit,  money,  advices of credit,  investment  property,  goods and
other property  consisting  of, arising under or related to the Subsequent  Home
Loans,  and such  other  property,  to secure  all of the  Issuer's  obligations
hereunder,  and this  Agreement  shall  constitute  a security  agreement  under

<PAGE>

applicable  law. The Seller agrees to take or cause to be taken such actions and
to  execute  such  documents,  including  without  limitation  the filing of all
necessary  UCC-1  financing  statements  filed in the State of Delaware  and the
Commonwealth  of  Pennsylvania  (which shall be  submitted  for filing as of the
Subsequent Transfer Date), any continuation  statements with respect thereto and
any  amendments  thereto  required to reflect a change in the name or  corporate
structure  of  the  Seller  or the  filing  of any  additional  UCC-1  financing
statements  due to the  change  in  the  principal  office  or  jurisdiction  of
incorporation  of the  Seller,  as are  necessary  to perfect  and  protect  the
Issuer's interests in each Subsequent Home Loan and the proceeds thereof.

        (b) The  expenses and costs  relating to the delivery of the  Subsequent
Home Loans,  this Agreement and the Home Loan Purchase  Agreement shall be borne
by the Seller.

        (c)   Additional terms of the sale are set forth on Attachment A hereto.

        Section 2.    Representations and Warranties; Conditions Precedent.

        (a) The Seller hereby affirms the representations and warranties made by
it and set forth in Section 3.1 of the Home Loan Purchase  Agreement that relate
to the Seller or the  Subsequent  Home Loans as of the date  hereof.  The Seller
hereby  confirms that each of the  conditions set forth in Section 2.2(b) of the
Home Loan  Purchase  Agreement  are  satisfied as of the date hereof and further
represents  and  warrants  that  each  Subsequent  Home Loan  complies  with the
requirements  of this  Agreement  and Section  2.2(c) of the Home Loan  Purchase
Agreement.  GMACM,  as Servicer of the Subsequent  Home Loans hereby affirms the
representations and warranties made by it regarding the Subsequent Home Loans as
set forth in Section 3.1 of the Home Loan Purchase Agreement.

        (b) The Seller is  solvent,  is able to pay its debts as they become due
and has  capital  sufficient  to  carry  on its  business  and  its  obligations
hereunder;  it will not be rendered  insolvent by the  execution and delivery of
this  Instrument or by the  performance of its  obligations  hereunder nor is it
aware  of  any  pending  insolvency;  no  petition  of  bankruptcy  (or  similar
insolvency proceeding) has been filed by or against the Seller prior to the date
hereof.

        (c) All  terms  and  conditions  of the  Home  Loan  Purchase  Agreement
relating  to the  Subsequent  Home  Loans are  hereby  ratified  and  confirmed;
provided,  however,  that in the event of any  conflict the  provisions  of this
Agreement  shall  control  over the  conflicting  provisions  of the  Home  Loan
Purchase Agreement.

        Section  3.  Recordation  of  Instrument.  To the  extent  permitted  by
applicable law or a memorandum  thereof if permitted under  applicable law, this
Agreement is subject to recordation in all  appropriate  public offices for real
property  records in all of the counties or other  comparable  jurisdictions  in
which  any or all  of the  properties  subject  to  the  related  Mortgages  are
situated,  and in any other  appropriate  public  recording office or elsewhere,
such recordation to be effected by the Servicer at the  Noteholders'  expense on
direction of the Majority  Noteholders,  but only when accompanied by an Opinion
of Counsel to the  effect  that such  recordation  materially  and  beneficially
affects the interests of the Noteholders or is necessary for the  administration
or servicing of the Subsequent Home Loans.

        Section  4.  GOVERNING  LAW.  THIS  INSTRUMENT  SHALL  BE  CONSTRUED  IN
ACCORDANCE  WITH THE LAWS OF THE STATE OF NEW YORK AND THE  OBLIGATIONS,  RIGHTS
AND REMEDIES OF THE PARTIES  HEREUNDER  SHALL BE DETERMINED  IN ACCORDANCE  WITH
SUCH LAWS.
<PAGE>

     Section 5.  Counterparts.  This Instrument may be executed in counterparts,
each of which, when so executed,  shall be deemed to be an original and together
shall constitute one and the same instrument.

     Section 6.  Successors  and  Assigns.  This  Agreement  shall  inure to the
benefit  of and be binding  upon the Seller and the Issuer and their  respective
successors and assigns.

                        GMAC MORTGAGE CORPORATION,
                           as Seller

                        By:
                            ---------------------------------------
                            Name:
                            Title:

                        GMACM HOME LOAN TRUST 2001-CL1, as Issuer

                        By: WILMINGTON TRUST COMPANY,
                               not in its individual capacity but solely
                               as
                               Owner Trustee

                        By:
                            ---------------------------------------
                            Name:
                            Title:

Attachments

A.      Additional terms of sale.
B.      Schedule of Subsequent Home Loans.
C.      Seller's Officer's Certificate.
D.      Seller's Officer's Certificate.

<PAGE>

                                GMACM HOME LOAN TRUST 2001-CL1

                    ATTACHMENT A TO FORM OF SUBSEQUENT TRANSFER AGREEMENT

------------, ----

A.
      1.   Subsequent Cut-Off Date:
      2.   Pricing Date:
      3.   Subsequent Transfer Date:
      4.   Aggregate  Principal  Balance of the Subsequent Home Loans as of
           the Subsequent Cut-Off Date:
      5.   Purchase Price:                                    100.00%
B.
As to all Subsequent Home Loans:
      1.   Longest stated term to maturity:                              months
                                                              ----------
      2.   Minimum Loan Rate:                                            %
                                                              ----------
      3.   Maximum Loan Rate:                                            %
                                                              ----------
      4.   WAC of all Subsequent Home Loans:                             %
                                                              ----------
      5.   WAM of all Subsequent Home Loans:                             %
                                                              ----------
      6.   Largest Principal Balance:                         $
      7.   Non-owner occupied Mortgaged Properties:                      %
                                                              ----------
      8.   California zip code concentrations:                    % and      %
                                                              ----      ----
      9.   Condominiums:                                                 %
                                                              ----------
      10.  Single-family:                                                %
                                                              ----------
      11.  Weighted average term since origination:                     %
                                                              ----------
      12.  Principal  balance of  Subsequent  Home  Loans  with  respect to  $
           which the  Mortgagor  is an employee of GMACM or an affiliate of
           GMACM:
      13.  Number  of  Subsequent  Home  Loans  with  respect  to which the
           Mortgagor is an employee of GMACM or an affiliate of GMACM:

<PAGE>

                                    EXHIBIT 3

                             FORM OF ADDITION NOTICE

DATE:

Bank One, National Association             Moody's Investors Service, Inc.
1 Bank One Plaza, Suite IL1-0126           99 Church Street
Chicago, Illinois 60670-0126               New York, New York 10007

Standard & Poor's, a division of The       Wilmington Trust Company
McGraw-Hill Companies, Inc.                1100 North Market Street
26 Broadway                                Wilmington, Delaware 19890
New York, New York 10004-1064

                                           Fitch, Inc.
                                           One State Street Plaza
                                           New York, New York 10004

Re:  GMACM Home Loan Trust 2001-CL1

Ladies and Gentlemen:

        Pursuant to Section 2.2 of the home equity loan purchase agreement dated
as of  November  29,  2001  (the  "Purchase  Agreement"),  among  GMAC  Mortgage
Corporation,  as a Seller and Servicer, Walnut Grove Mortgage Loan Trust 2001-A,
as Seller,  Residential Asset Mortgage Products, Inc., as Purchaser,  GMACM Home
Loan Trust 2001-CL1, as Issuer and Bank One, National Association,  as Indenture
Trustee,  the Seller has designated the Subsequent Home Loans  identified on the
Home  Loan  Schedule  attached  hereto  to be sold to the  Issuer on , , with an
aggregate  Principal  Balance of $ .  Capitalized  terms not  otherwise  defined
herein have the meaning set forth in the Appendix A to the indenture dated as of
November 29, 2001, between the Issuer and the Indenture Trustee.

        Please  acknowledge  your receipt of this notice by  countersigning  the
enclosed copy in the space  indicated below and returning it to the attention of
the undersigned.

                                            Very truly yours,

                                            GMAC MORTGAGE CORPORATION,
                                               as Seller

                                            By:
                                                ----------------------------
                                                Name:
                                                Title:

ACKNOWLEDGED AND AGREED:

BANK ONE, NATIONAL ASSOCIATION,
    as Indenture Trustee

By:
    --------------------------------
    Name:
    Title:

<PAGE>
<TABLE>
<CAPTION>

                                TABLE OF CONTENTS

                                                                                            PAGE

<S>                                                                                        <C>
ARTICLE I         DEFINITIONS...............................................................2

        Section 1.1   Definitions...........................................................2

        Section 1.2   Other Definitional Provisions.........................................2

ARTICLE II        SALE OF HOME LOANS AND RELATED PROVISIONS.................................3

        Section 2.1   Sale of Initial Home Loans............................................3

        Section 2.2   Sale of Subsequent Home Loans.........................................6

        Section 2.3   Payment of Purchase Price.............................................9

ARTICLE III       REPRESENTATIONS AND WARRANTIES; REMEDIES FOR BREACH......................10

        Section 3.1   Representations and Warranties.......................................10

ARTICLE IV        SELLERS' COVENANTS.......................................................19

        Section 4.1   Covenants of the Sellers.............................................19

ARTICLE V         SERVICING................................................................19

        Section 5.1   Servicing............................................................19

ARTICLE VI        INDEMNIFICATION BY THE SELLERS WITH RESPECT TO THE HOME LOANS............19

        Section 6.1   Limitation on Liability of the Sellers...............................19

ARTICLE VII       TERMINATION..............................................................20

        Section 7.1   Termination..........................................................20

ARTICLE VIII      MISCELLANEOUS PROVISIONS.................................................20

        Section 8.1   Amendment............................................................20

        Section 8.2   GOVERNING LAW........................................................20

        Section 8.3   Notices..............................................................20

        Section 8.4   Severability of Provisions...........................................21

        Section 8.5   Relationship of Parties..............................................21

        Section 8.6   Counterparts.........................................................22

        Section 8.7   Further Agreements...................................................22

        Section 8.8   Intention of the Parties.............................................22

        Section 8.9   Successors and Assigns; Assignment of This Agreement.................22

        Section 8.10  Survival.............................................................23

        Section 8.11  Intentionally Omitted................................................23
</TABLE>

<PAGE>

EXHIBIT 1  HOME LOAN SCHEDULE

EXHIBIT 2  FORM OF SUBSEQUENT TRANSFER AGREEMENT

EXHIBIT 3  FORM OF ADDITION NOTICE

<PAGE>Exhibit 10.61

	

EXHIBIT 10.61

AGREEMENT
FOR PURCHASE AND SALE OF ASSETS

     THIS
AGREEMENT FOR PURCHASE AND SALE OF ASSETS (the “Agreement”) is
made and entered into this 4th day of December, 2001, by and between Vision-R
eTechnologies, Inc., an Ontario provincial corporation (“Vision-R”)
and Group 1 Software, Inc., a Delaware corporation
(“Group 1”), regarding the acquisition by Group 1 of certain
of the assets of Vision-R and other transactions described below. 

     In
consideration of the premises and the mutual promises, representations,
warranties and covenants hereinafter set forth, and other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged,
Vision-R and Group 1 intending to be legally bound hereby agree as follows: 

     1. The
Assets. 

     a)
Group 1 shall acquire at Closing sole and exclusive right, title and
interest, free and clear of any and all claims, liens, encumbrances, security
interests, pledges or any other clouds on title of any nature whatsoever, to all
of the assets of Vision-R that are used in the development, marketing, support,
distribution and licensing of the archival and retrieval Software described
herein, including, without limitation, the following: 

	 	     (i)
     all computer programming and all derivative works, customizations, supplemental works,
interim works, works in progress rendered into tangible form for all of the computer
programs developed or owned by Vision-R, including, without limitation, the computer
programs identified in Exhibit 1.1, hereto, and all development tools for such software
(collectively the “Software”), and all of Vision-R’s rights with respect
to all intellectual property rights and portions thereof, attendant to the Software
(including, without limitation, all copyrights and applications for such, rights with
respect to patents and applications for such, moral rights, inventions, original works of
authorship, discoveries, concepts, data, processes, ideas and know-how contained therein
or associated therewith);

	 	     (ii)
    all installation, technical, functional or user documentation or specifications for the
Software (the “Documentation”) regardless of the media on which the
Documentation is contained;

	 	     (iii)
   the list of customers of, and prospective (as of Closing) customers for, the Software and
related professional services;

	 	     (iv)
    all trademarks, service marks and trade names related to the Software, including, without
limitation, those set out in Exhibit 1.2, hereto (the “Trademarks”);

	 	     (v)
     all URLs, domain names and other Internet address identifiers and all website(s) design
and implementation methods and other technology, including, without limitation, those set
out in Exhibit 1.3;

	 	     (vi)
    the financial, production, marketing and sales books and records of Vision-R related to
the transactions contemplated herein (including, without limitation, all notes, records
and books regarding the warranty/software performance, credit and payment history of all
past, current and prospective customers of any of the Software);

	 	     (vii)
   all of Vision-R’s right, title and interest under the agreements identified in
Exhibit 4.1, and all other development, escrow, license and maintenance agreements for
the Software;

	 	     (viii)
   the cash and cash equivalents in the amounts set out in Exhibit 1.4, hereto;

	 	     (ix)
     all prepaid items pro-rated through Closing, including, but not limited to, those set out
in Exhibit 1.5, hereto, and deposits (including but not limited to security deposits paid
with respect to any leases);

	 	     (x)
      the accounts receivable identified in Exhibit 1.6, hereto;

	

1 

	

	 	     (xi)
     the equipment, furniture fixtures and other tangible assets as identified in Exhibit 1.7,
hereto;

	 	     (xii)
   all inventory, including documentation and media of the Software and Documentation; and

	 	     (xiii)
  all other assets of Vision-R, whether real property or personnel property, tangible or
intangible, used in the conduct of developing, supporting and maintaining the Software
(the “Business”) as of Closing ((i)-(xiii), collectively, the “Assets”).

	

     b)
The Software shall be delivered at Closing in object code, and as fully
commented source code as exists. The Software includes, without limitation, all
APIs, DLLs and other programming by which the Software integrates or
communicates with other software and/or hardware/equipment. The Software
includes, without limitation, all definition of files, fields of files,
variables, details, parameters, installation and maintenance specifications,
inputs and outputs (including codes and acronyms), program descriptions, file
descriptions, formats and layouts, report descriptions and layouts, screen
descriptions and layouts, graphical and non-graphical interfaces, input
documents, data elements, paper processing flowcharts, computer processing
flowcharts, processing narratives, editing rules, password development and
protection rules, telecommunications requirements, glossaries and manual
procedures with respect to the aforesaid computer programming. Rights to the
Software conveyed to Group 1 hereunder include rights with respect to all
computer platforms and configurations, known or unknown (e.g., Internet/WEB PC, midrange, LAN, WAN, client server, mini, mainframe). Rights to
the Software include the rights to use, reproduce, make derivative works of,
modify, enhance, sell, license, sublicense, display, exhibit, perform, transmit
and otherwise exploit the intellectual property rights of Vision-R attendant to
the Software in, on and through any medium or means of processing, display or
transmission now known or hereafter developed, including, without limitation,
the Internet and/or satellite transmission. 

     c)
Vision-R hereby agrees, effective on and after Closing, to unconditionally and
irrevocably waive any and all moral rights, including, without limitation, any
right to identification of authorship, rights of approval on modifications or
limitation on subsequent modifications, which Vision-R has or may have in the
Software or the Documentation. 

     d)
Vision-R represents and warrants to Group 1 that the CD, to be delivered to
Group 1 at Closing (pursuant to Section 25(a)(vii), below) shall contain a
true and complete copy of the Software, as of the date closest to Closing as is
practicable. 

     2.
Purchase Price. 

     a) The
total purchase price for the Assets and the consideration for all of the other
non-employment transactions described herein shall be: 

	 	     (i)
Two Hundred and Fifty Thousand US Dollars ($250,000 US), in cash or cash equivalent, paid
at Closing to Vision-R and/or its nominees and/or nominees in trust; plus

	 	     (ii)
Seven Hundred and Fifty Thousand US Dollars ($750,000 US), in cash or cash equivalent,
paid on January 4, 2002 to Vision-R and/or its nominees and/or nominees in trust, plus

	 	     (iii)
the Earn-Out Payments, in cash or cash equivalent, to Vision-R and/or its nominees and/or
nominees in trust.

	

2 

	

     b)
Each Earn-Out Payment shall consist of twenty-five percent (25%) of the revenue
recognized in accordance with generally accepted accounting principles (consistently
applied) in each of the applicable measurement periods (“MPs”), with respect to
sales (direct or through distribution) of the following: (i) licenses for the Software
and other software to the extent it constitutes a derivative work of the Software, plus
(ii) ASP-type services delivered by Group 1 with respect to the Software and other
software to the extent it constitutes a derivative work of the Software, plus (iii) support/maintenance
services delivered by Group 1 with respect to the Software and other software to the
extent it constitutes a derivative work of the Software. The revenue upon which Earn-Out
Payments are to be calculated shall, however, exclude: (A) amounts earned by third
parties who act as channel partners (e.g. VARS, OEMs, distributors) with respect to the
Software or its derivative works, (B) amounts earned by third parties who act as
suppliers, consultants, project management or the like with respect to the Software or
its derivative works, (C) returns, refunds, discounts, bad debts, freight, shipping and
handling, and (D) taxes, including income taxes, customs and other charges imposed by any
governmental authority and directly related to the sale of license or other rights or the
providing of related services. If a sale that is subject to the Earn-Out Payment is made
in conjunction with the sale of other Group 1 software or services (not subject to
the Earn-Out Payment) and a bundled price is paid for all the software and/or services,
the revenue from such sale shall be subject to the Earn-Out Payment shall be determined
as follows: the list price for the Software/derivative works and related services is
divided by the list price for all of the products and services involved in the sale; this
fraction is then multiplied by the total price of that sale.  

     c) The
MP for the Earn-Out Payments shall be: 

     January
1, 2002 through March 31, 2002 (audited results) (“MP 1”), 

     April
1, 2002 through March 31, 2003 (audited results)
 (“MP 2”) , 

     April
1, 2003 through March 31, 2004 (audited results)
 (“MP 3”) and 

     April
1, 2004 through December 31, 2004 (audited results) (“MP 4”). 

     d)
Earn-Out Payments shall made as follows: 

     On
January 2, 2003 — Four Hundred and Sixteen Thousand, Six Hundred and
Sixty-Seven US Dollars ($416,667 US), then 

     Within
ten (10) business days after completion of Group 1’s audit for its
Fiscal Year ending March 31, 2003 — the total of the Earn-Out Payments paid
for MP 1 and MP 2, minus Four Hundred and Sixteen Thousand, Six Hundred and
Sixty-Seven US Dollars ($416,667 US), then 

     On
January 2, 2004 — the difference between the total Earn-Out Payments
previously paid and Eight Hundred and Thirty-Three Thousand, Three Hundred and
Thirty-Four US Dollars ($833,334 US), but only up to a maximum of Four Hundred
and Sixteen Thousand, Six Hundred and Sixty-Seven US Dollars ($416,667 US), then 

     Within
ten (10) business days after completion of Group 1’s audit for its
Fiscal Year ending March 31, 2004 — the Earn-Out Payments previously paid
for MP 1, MP 2 and MP 3 to the extent they exceed Eight Hundred and Thirty-Three
Thousand, Three Hundred and Thirty-Four US Dollars ($833,334 US), then 

     On
January 2, 2005 — the difference between the total Earn-Out Payments
previously paid and One Million, Two Hundred and Fifty Thousand US Dollars
($1,250,000 US) but only up to a maximum of Four Hundred and Sixteen Thousand,
Six Hundred and Sixty-Seven US Dollars ($416,667 US), then 

     Within
ten (10) business days after completion of Group 1’s audit for its
Fiscal Year ending March 31, 2005 — the Earn-Out Payment paid on December
31, 2004 with respect to MP 4 to the extent it together with the Earn-Out
Payments previously paid with respect to MP 1, MP 2 and MP 3 exceed One Million,
Two Hundred and Fifty Thousand US Dollars ($1,250,000 US) but in no event to
exceed Two Million, Two Hundred and Fifty Thousand US Dollars ($2,250,000 US). 

     Any
payment made in any MP shall not entitle Group 1 to a refund of that amount
due solely to the level of Earn-Out generating revenue in any subsequent. For
example, payment of the first minimum payment cannot be recouped by Group 1
in MP 3 due solely and exclusively to the fact that there has been absolutely no
Software related revenue in a subsequent MP. 

3 

	

     e)
Notwithstanding the foregoing provisions of this Section 2: the first twelve
(12) months of Earn-Out Payments shall be contingent upon, among other
conditions, each of Messrs. Boyle, Linov, Radojkovic, Tian and Wood (who shall
agree at Closing to employment with Group 1, as described in Section 7,
below), signing a one-year employment contract with Group 1 and remaining
employed with Group 1 consistent with the terms of their respective
employment agreement through December 31, 2002; and the Earn-Out Payment for MP
3 shall be contingent upon, among other conditions, each of Messrs. Boyle,
Linov, Radojkovic and Wood remaining employed with Group 1 through December
31, 2003. The employment conditions set out in this Section 2(e) shall, however,
be waived by Group 1 to the extent that the employment of any of these
persons is either terminated due to his death, total disability or involuntary
termination by Group 1 without cause, or in the event Vision-R provides a
reasonably acceptable to Group 1, equivalent replacement professional,
which acceptance by Group 1 not to be arbitrarily withheld. 

     f)
The total purchase price for the Assets shall not, in any event, exceed Three
Million, Two Hundred and Fifty Thousand US Dollars ($3,250,000 US). 

     g)
Each payment hereunder shall be made by US federal wire transfer, in accordance
with the wire instructions set out in Exhibit 2.1, hereto, or any further
instructions as may be given by Vision-R in writing to Group 1, from time
to time . 

     h)
From Closing until the last month during which payment may acrue to Vision-R
pursuant to Sections 2(a) or (b), above, Group 1 agrees to market the
Software through Group 1’s worldwide sales force, as an integral part
of the DOC1 suite of software products; provided, however, that the extent of
Group 1’s efforts shall take into account: (i) the financial and
technical performance of the Software as compared to the performance in these
respects of other products and services of Group 1, and (ii)
Group 1’s good faith determination of market opportunities and
conditions. 

     i) The
allocation of the Assets is set out in Exhibit 2.2, hereto. 

     3.
Right of Offset. Vision-R acknowledges and agrees that, notwithstanding
the provisions set out in Section 2, above, Group 1 shall have the right to
withhold and to offset any payments, otherwise to be made to Vision-R under this
Agreement, in the event and to the extent of damages arising out of any material
breach by Vision-R of any representation, warranty, covenant or agreement set
out or referenced herein or in any Exhibit or other instrument executed pursuant
to this Agreement (exclusive, however, of the employment agreements identified
in Section 7(a), below). 

     4.
Liabilities of Vision-R; Assigned Agreements. 

     a)
Except as expressly assumed under Sections 4(b), (f) and (g), below,
Group 1 shall assume no liabilities or obligations whatsoever of Vision-R
or any entity owned by, owning or under common ownership (an
“Affiliate”) with respect to Vision-R, regardless of whether such
arise or are required to be performed before or after Closing (regardless of
whether such liabilities have been disclosed to Group 1), including,
without limitation: (i) liabilities or obligations of Vision-R or any Affiliate
thereof accruing or required to be performed before or after Closing;
(ii) liabilities or obligations of or claims against Vision-R or any
Affiliate thereof arising out of any action, suit, proceeding, arbitration,
investigation, hearing or notice of hearing arising out of, or relating to, in
any manner, the operation of the Business by Vision-R before Closing; (iii)
liabilities or obligations of any kind to any employees, vendors or customers of
Vision-R, including, but not limited to, liabilities under any employee
retirement, savings, vacation and other leave, pension or other employee benefit
plan, scheme or regulation, severance payments, or any employment practices of
Vision-R; (iv) liabilities or obligations of Vision-R arising from any
breach of a covenant, agreement, representation or warranty of Vision-R
contained herein or arising from, out of or in connection with the transactions
contemplated by this Agreement including the fees and expenses of
Vision-R’s counsel, accountants and other advisers and representatives; or
(v) liabilities for defects in performance, workmanship or materials in
products or services of Vision-R. 

     b)
Group 1 shall assume only the liabilities of Vision-R that directly arise,
on or after Closing, out of the agreements identified in Exhibit 4.1, hereto
(collectively, the “Assigned Agreements”) and only after the receipt
of consents/estoppels/assignments as such conditions of receipt are described
below, in this Section 4. Vision-R represents and warrants to Group 1 that
Exhibit 4.1, hereto, constitutes: (i) all of the license, maintenance, escrow,
support and professional services and other agreements by which any party has
been granted any rights to the Software (or any portion thereof) or has received
services from any of Messrs. Boyle, Linov, Radojkovic, Tian or Wood with regard
to the Software (or any portion thereof), (ii) the lease for premises at 8500
Leslie Street, Suite 570, Thornhill, Ontario, Canada, (iii) all of the
agreements between Vision-R, and any contractor or third party, which grant to
Vision-R any ownership, license or other intellectual property right of any
nature whatsoever in the Software or the Documentation (or portions thereof),
(iv) all other obligations which shall be assumed by Group 1 hereunder. At
Closing Vision-R shall transfer and assign to Group 1 all of the rights,
title and interests of Vision-R or any Affiliate of Vision-R under the Assigned
Agreements and Group 1 shall assume the obligations arising under the
Assigned Agreements. Group 1 agrees to discharge in a reasonable manner the
obligations under the Assigned Agreements to be performed after Closing. 

4 

	

     c)
Vision-R represents and warrants to Group 1 that from the date first
written above until and including Closing: (i) it is not and shall not be in
default under any of the Assigned Agreements, (ii) there is not and shall not be
any facts or circumstances which given only the passage of time would become
defaults under any of the Assigned Agreements, (iii) all of the computer
programming and other deliverables and services to be provided under any of the
Assigned Agreements up through Closing have been timely delivered in full and
have been fully accepted by the customer. Vision-R agrees that any other
representations, warranties, covenants and agreements made in this Agreement
shall not be diminished, conditioned or otherwise limited by any provision in
any of the Assigned Agreements. 

     d)
Vision-R represents and warrants to Group 1 that, to the best of
Vision-R’s knowledge: (i) no party to any Assigned Agreement is in default
under any of the Assigned Agreements and (ii) no facts or circumstances exist
which given only the passage of time would become defaults by any party to any
Assigned Agreement under any Assigned Agreement. 

     e)
Vision-R warrants, represents, covenants and agrees that: (i) there is not, and
there will not be through Closing, any liability, accrued or accruable for
federal, provincial or municipal income, sales, use, excise, property, goods and
services, VAT/ad valorem or other taxes, assessments or charges arising out of
or attributable to the licensing to end users, prior to Closing, of the Software
or the Documentation or providing services related thereto or the Business; (ii)
there are no stamp, sales, transfer or other taxes imposed in respect to any of
the transactions to be consummated hereunder; (iii) it shall fully and timely
comply with all of the requirements and provisions of any applicable Bulk Sales
Act, or similar statute, ordinance or regulation. 

     f)
Vision-R has signed an agreement dated February 13, 2001 with Call-Net
Technology Services, Inc. (the “Call-Net Agreement”), under which
Vision-R has agreed to license to Call-Net various modules of the Software, to
provide development services and deliverables to Call-Net with respect to the
Software and to provide support and Software upgrades to Call-Net. With respect
to the Call-Net Agreement, Vision-R represents and warrants to Group 1
that: (i) Vision-R is not in default thereunder, (ii) there are not any facts or
circumstances which given only the passage of time would become defaults, (iii)
all of the computer programming and other deliverables and services to be
provided by Vision-R thereunder up through Closing have been timely delivered in
full and have been fully accepted by Call-Net. Group 1 agrees to provide to
Vision-R support and Software upgrades as described in Section 5(a) and 5(c) of
the Call-Net Agreement, giving reasonable commercial efforts. 

Group 1 shall receive
all of the payments made by Call-Net after Closing under the Call-Net Agreement.
Group 1 and Vision-R agree that it is in their mutual best interests to, as
soon as reasonably practical after Closing, arrange to have Group 1 execute
an agreement with Call-Net to replace the Call-Net Agreement, upon terms and
conditions generally used by Group 1 to license its other software
products. Until such time, Vision-R shall maintain the Call-Net Agreement in
full force and effect, shall fully enforce its rights thereunder, subject to
Group 1’s performance of its obligations with respect to the Call-Net
Agreement. 

     g)
Group 1 shall assume the obligations of Vision-R under the Assigned
Agreements with respect to Enbridge Gas, The Toronto-Dominion Bank and The
Prudential Company of America only after the date on which Group 1 receives
the respective estoppel/consent as required under Section 5(c), below, and shall
receive all of the payments made thereunder after Closing by these customers.
Group 1 agrees to provide to Vision-R support and Software upgrades for
Enbridge Gas and The Toronto-Dominion Bank and The Prudential Company of
America, as set forth in their respective Assigned Agreements until the sooner
of January 31, 2002 as to Enbridge Gas and The Toronto-Dominion Bank and as to
The Prudential Company of America, February 28, 2002, or the receipt by
Group 1 of the required estoppel/consent. If Vision-R fails to deliver the
required estoppel/consent by January 31, 2002, Group 1 may elect, in its
sole discretion, to suspend performance of support and Software enhancement, as
described above, until Group 1 receives the required estoppel/consent.
Until such time as the appropriate estoppel, consent or release is received by
Group 1, Vision-R shall maintain the agreements with the Consumer’s
Gas, The Toronto-Dominion Bank and The Prudential Company of America in full
force and effect, shall fully enforce its rights thereunder, subject to
Group 1’s performance of its obligations as set forth in this Section
4(g). 

5 

	

     h)
Vision-R covenants and agrees that until Group 1 receives the
consent/estoppel from The Prudential Company of America referenced in Exhibit
4.1 hereto: Group 1 shall receive either directly from The Prudential
Company or America or from Vision-R all of the payment Vision-R receives from
Prudential with respect to its Assigned Agreement, which sum is currently
sixty-seven percent (67%)of the amount to be paid by The Prudential Company of
America under its Assigned Agreement (i.e., currently $94,000 US
annualized). 

     5.
Estoppels, Releases, Consents. 

     a)
Vision-R represents and warrants to Group 1 that the only security
interests, liens or encumbrances (either perfected or otherwise) that exist as
to any of the Assets or the Business are, and shall be up until Closing, those
identified in Exhibit 5.1, hereto. 

     b)
Vision-R covenants and agrees, as a condition of Closing, to deliver to
Group 1 at Closing: (i) complete and unconditional releases, in forms
reasonably acceptable to Group 1 and forms suitable for filing in the
appropriate jurisdictions, with regard to any security interest in or lien on
any of the Assets, including, without limitation, the security interests
identified on Exhibit 5.1, hereto, (ii) a fully executed assignment agreement
from Shatsford Development in the form agreed upon by Group 1 and Vision-R
and (iii) such other releases, estoppels and consents otherwise reasonably
determined necessary by Group 1 in order to consummate the transaction
described herein upon the terms and conditions set out herein. 

     c)
Vision-R shall use reasonable best efforts to deliver at Closing all of the
required consents/estoppels from the Consumers’ Gas, The Toronto-Dominion
Bank and The Prudential Company of America. Failing delivery of such at Closing,
Vision-R covenants and agrees to deliver to Group 1 before January 31,
2002, all of the required consents/estoppels for the Consumers’ Gas and The
Toronto-Dominion Bank, and February 28, 2002 with respect to the The Prudential
Company of America. 

     6.
Condition of the Assets. 

     a)
Vision-R represents, warrants, covenants and agrees that: (i) it and MIPPS have,
and at all times have had, the unqualified right to develop the Software,
Documentation, Trademarks and its website; (ii) at Closing it shall have the
unqualified right to grant to Group 1 any and all rights it has in and to
the Software, Documentation, Trademarks and its website, as contemplated
hereunder; and (iii) neither the rights granted to Group 1 hereunder, nor
the exercise of such rights by Group 1, do or will infringe upon or
conflict with the rights held by any third party under any patent, trademark,
copyright, license, trade secret or other proprietary right. Vision-R represents
and warrants to Group 1 that Vision-R has taken reasonable steps to protect
and preserve any trade secrets which help make up the Software or Documentation. 

     b)
After Closing, Vision-R agrees that Group 1’s rights to the Software,
Documentation and Trademarks shall include the unrestricted right, without
payment of any additional consideration to any party whatsoever, to own, make,
use, sell, have made, rent, lease, lend, license, enhance, modify, amend, copy
and prepare derivative works and customizations thereof, and to display publicly
the Software, Documentation and Trademarks and to otherwise exploit fully the
processes, products, software, and services derived from any discoveries,
concepts, ideas and improvements to existing technology, whether or not
patentable or copyrightable, which are within the scope of the Software and
Documentation. 

     c)
Vision-R represents and warrants that the Software, Documentation and Trademarks
are subject to no registrations or applications, including registrations or
applications Vision-R has initiated, for registration with respect to any
governmental entity, except for the registrations and applications identified on
Exhibit 6.1, hereto. 

6 

	

     d)
Vision-R represents and warrants to Group 1 that it has not received any
notice of any violations of, and is not violating, the rights of persons in
their personal data, trademarks, trade names, service marks, domain names, URLs,
copyrights, patents, licenses, trade secrets, know-hows (application thereto, as
applicable) or other intangible asset arising out of its development, marketing,
licensing, sale or use of the Software, Documentation or Trademarks; provided,
however, that the foregoing representation and warranty shall not diminish
Vision-R’s obligation: (i) to convey free and clear title to the Software,
Documentation and Trademarks as described herein, or (ii) Group 1’s
remedies against Vision-R for failure to convey such free and clear title. 

     e)
Vision-R represents and warrants to Group 1 that at Closing each of the
Assets will be in good and operating condition, and as to the Software, it shall
perform all of its intended functions and shall perform in accordance with its
technical and user documentation and design specifications. 

     f)
Vision-R represents and warrants to Group 1 that the Software as delivered
to Group 1 shall be free of any undocumented remote or automatic disabling
or recapture devices, passwords, keys, security devices or trap doors and
Computer Viruses. For the purposes of this Agreement, Computer Viruses means any
computer instructions (including, but not limited to, computer instructions
commonly referred to as Trojan Horses, anomalies, worms, self-destruct
mechanisms or time/logic bombs) which do not provide the functionality clearly
described in the standard user documentation for the Software and which
interfere with the use of the Software, any portion thereof, or other software,
firmware or computer hardware. 

     g)
Group 1 shall have the right to use the whole of the Software, any part of
parts thereof, or none of the work, as it sees fit. Group 1 may alter the
Software, add to it, combine it with any other work or works, at its sole
discretion. No rights are reserved by Vision-R or MIPPS. 

     h)
Vision-R represents and warrants to Group 1 that other than pursuant to
this Agreement, neither Vision-R nor MIPPS is a party to any contract or
obligation whereby an absolute or contingent right to purchase, obtain or
acquire any rights in any of the Assets and none has been granted to anyone,
except for the Call Net Agreement and the end user licenses to the Software
granted in the ordinary course of Vision-R’s business and identified in
Exhibit 4.1. 

     i)
Vision-R represents and warrants that the Software and Documentation (and all
predecessor versions) and all portions thereof, the Trademarks and
Vision-R’s website have been developed exclusively by and through the
persons identified on Exhibit 6.2, hereto (the “Development
Personnel”); and that none of the Development Personnel has any proprietary
rights in the Software, Documentation, Trademarks or website. Vision-R
represents and warrants that all Development Personnel participated in the
development of the Software, Documentation, Trademarks and website while
regularly employed/retained by Vision-R or MIPPS Systems Solutions, Inc.
(“MIPPS”) and were fully paid for their services; all Development
Personnel performed, at all times, such development of the Software,
Documentation and Trademarks within the normal scope of their employment with
Vision-R or MIPPS; none of the Development Personnel has made any claim of
ownership (including, without limitation, copyrights or patent rights) regarding
the Software, Documentation, Trademarks or website, or any portion thereof, nor
has any Development Personnel a colorable claim of right to such. Vision-R
hereby grants to Group 1 the right to seek enforcement, either in its own
name, as a third party beneficiary, or in Vision-R’s name as a delegate of
Vision-R, with respect to any agreement with any Development Personnel by which
any Development Personnel has agreed to maintain the confidentiality of any
information and/or has agreed that the intellectual property rights to any works
such agreement are owned by Vision-R or MIPPS. 

     j)
Vision-R represents and warrants to Group 1 that: (i) no copies of the
source code for the Software have been provided to any third party except as
identified in Exhibit 6.3, hereto, (ii) no license or other rights to use have
been granted for any of the Trademarks (or variations thereof) and (iii) no
rights to any third party other than limited license rights in the Software and
Documentation set out in the Assigned Agreement, have been granted by Vision-R. 

     k)
Vision-R represents and warrants to Group 1 that there are no third parties
whatsoever who are entitled to any payments or proceeds, including, without
limitation, royalties with respect to the sale, licensing, sublicensing or other
granting of rights with respect to the Software, Documentation, Trademarks or
any portion thereof. 

7 

	

     l)
Vision-R has provided to Group 1 true and complete copies of all agreements
entered into with any person or entity who contributed to the development of the
Software, Documentation or Trademarks. 

     m)
Vision-R represents and warrants to Group 1 that no software (other than
the software identified in Exhibit 6.4, hereto, (collectively, the “Third
Party Software”)) is necessary or desirable in order for the Software to
perform in accordance with its documentation. Vision-R represents and warrants
to Group 1 that no Third Party Software is provided by Vision-R to its
customers in conjunction with any licensing of the Software. In furtherance of
the representation and warranty set out directly above, Vision-R represents and
warrants to Group 1 that no compilers for any third party computer language
or other processing methodology including but not limited to compilers for PHP,
Perl or PYTHON have been delivered by Vision-R and that any and all compilers
necessary or advantageous for the installation and use of the Software have been
obtained by the customer, independent of Vision-R. Also, in furtherance of the
representation and warranty set out above, Vision-R represents and warrants to
Group 1 that each client obtains a license to the Unisys LZW compression
routines. 

     n)
Vision-R represents and warrants to Group 1 that neither Vision-R or any of
its Affiliates has: (i) collected any personal data from any third parties;
(ii) has acquired personal data from any other third party; (iii) has
licensed, sold, provided or otherwise transferred or made available any personal
data to any third party. The preceding sentence shall not apply to personal data
on Vision-R’s own employees. 

     7.
Employment Contracts.  

     a)
At the Closing, Messrs. Grant Boyle, Michael Linov, Ronald Radojkovic, Jack Tian
and Michael Wood shall each enter into an employment contract with Group 1
under the terms set forth in Exhibits 7.1.1, 7.1.2, 7.1.3, 7.1.4 and 7.1.5,
hereto, respectively. 

     b)
Mr. Sol Prizant shall enter into a consulting agreement with Group 1 at
Closing in the form set out in Exhibit 7.2, hereto. This Agreement shall provide
that, among other things, Mr. Prizant shall provide his services to Group 1
as a consultant on a twenty-five (25) hour per week basis, for one (1) year
after Closing (and such additional periods as he and Group 1 may agree
upon) at the rate of Eleven Thousand Canadian Dollars ($11,000 CN) per month.
His responsibilities shall include those as delegated to him by DOC1’s
President. He shall report directly to DOC1’s President. 

     8. Due
Diligence/Employment Matters. 

     a)
Through Closing, Vision-R shall allow Group 1, its employees, consultants
and other representatives full access to, and the right to inspect all its
financial, marketing, sales, support, maintenance and enhancements documents and
records and source and object code, software documentation and logs, books,
records, files, contracts, agreements and other information relating to the
Assets, or the transactions contemplated hereunder which may be reasonably
requested by Group 1. Group 1 shall have the right to inspect, observe
and test the operations of the Software. Group 1 shall conduct any
investigation in a manner which will not unreasonably interfere with
Vision-R’s operations. Group 1’s investigations as of the date
first set forth above have not interfered with Vision-R’s operations. 

     b)
Vision-R shall be responsible for termination from its employ of Messrs. Boyle,
Linov, Tian, Radojkovic and Wood, as they become employed by Group 1 at
Closing. Vision-R shall be solely responsible for payment of all: (i) wages,
salary, benefits, other compensation and bonuses, (ii) compensation claims,
premiums and other payments, (iii) severance pay and (iv) any other loans,
obligations or liabilities, including, without limitation, retirement or other
benefit plan liabilities arising under applicable federal, provincial or
municipal law or contracts, arising out of or in connection with employment
(including the termination thereof) or retention of any of these five (5)
persons by Vision-R or any Affiliate thereof. 

     c)
All payments due from Vision-R on account of employee health and welfare
insurance have been or will be paid by Vision-R. 

8 

	

     9.
Change of Name; Office Services; Premises. 

     a)
Within thirty (30) days of Closing, Vision-R shall cause the corporate name of
Vision-R eTechnologies, Inc. to be changed to a name which is not confusingly
similar to that name. Vision-R agree that it shall not subsequently amend its
Articles of Incorporation to change its name to any corporate name which
includes the term Vision-R eTechnologies or any derivative of it. Vision-R
agrees that it will not organize or beneficially own any of the equity of any
entity whose name includes the term Vision-R eTechnologies or any derivative of
it. 

     b)
Vision-R agrees to provide the following office-related services to Group 1
for so long as Group 1 shall occupy office space at 8500 Leslie Street,
Suite 570, Thornhill, Ontario: (i) use, on an as-needed basis with
reasonable advance notice, of the board room/conference room in Suite 570, (ii)
receptionist services (for so long as a receptionist is retained by MIPPS) at
the receptionist desk in Suite 570, (iii) use, on an as-needed basis, to fax and
copier machines during normal business hours, maintained in Suite 570 by MIPPS
in the common area in Suite 570 and (iv) use of the common area kitchen facility
in Suite 570. The services described in the preceding sentence shall be offered
to Group 1 at no additional cost to it. 

     c)
Vision-R and Group 1 contemplate that on and after Closing Group 1 and
MIPPs shall share the undivided space identified with Suite 570, which Suite
Group 1 shall inhabit on and after Closing pursuant to the lease assumption
described herein. Vision-R covenants and agrees to cause MIPPs to: (1) refrain
from assigning or subletting all or any portion of its space in such premises,
(2) to fully comply with all of its obligations under the MIPPs lease for the
shared office suite, and to (3) maintain in full force and effect the MIPPs
lease for such premises for so long as Group 1 and MIPPs share such
premises. Vision-R covenants and agrees to cause MIPPs afford Group 1 full
access to 2167 usable square feet in Suite 570 for so long as Group 1 and
MIPPs shall coinhabit such premises. 

     10.
Organization and Standing. 

     a)
Vision-R warrants and represents that, at all times material hereto, it has been
and shall be a corporation duly incorporated and organized, validly existing,
and in good standing under the laws of the jurisdiction of its incorporation,
and has and will have the full power and authority (corporate and otherwise) to
carry on the Business as it is now being conducted, and to own and lease the
properties and assets which it now owns or leases. Vision-R warrants and
represents that, at all times material hereto, it has been and shall be duly
qualified and/or licensed to transact business and in good standing as a foreign
corporation in all jurisdictions in which it is obligated to so do, and the
character of the property owned or leased by Vision-R and the nature of the
business conducted by it do not require such qualification and/or licensing in
any other jurisdiction. 

     b)
Vision-R represents and warrants to Group 1 that: the corporation was originally named
Vision-R Limited subsequently renamed Vision-R Canada, Inc., and most currently renamed
Vision-R eTechnologies, Inc.; it has had and currently has only one (1) shareholder, Mr.
Sol Prizant. 

     c)
Vision-R represents and warrants to Group 1 that Mr. Sol Prizant has at all
times been the sole shareholder of MIPPS Systems Solutions, Inc., MIPPS
Enterprises and MIPPS Net On-Line 1998, Inc. 

     d)
Vision-R represents and warrants to Group 1 that Vision-R is incorporated
and existing under the Business Corporations Act [Ontario] and is not a
non-resident under Section 116 of the Income Tax Act [Canada]. 

     11.
Vision-R’s Authority and Status; Other Representations and Warranties. 

     a)
Vision-R warrants and represents to Group 1 that at all times material
hereto, it had and shall have the capacity and authority to execute and deliver
this Agreement, to perform hereunder, and to consummate the transactions
contemplated hereby without the necessity of any act or consent, in addition to
such consent as contemplated hereunder, of any other person or corporation; that
the execution, delivery and performance under this Agreement and each and every
agreement, document and instrument applicable to it, made in connection herewith
shall be duly authorized and approved by the Vision-R Board of Directors and
sole shareholder; and that this Agreement and each and every agreement, document
and instrument to be executed, delivered and performed by Vision-R in connection
herewith, will, when executed and delivered, constitute the valid and legally
binding obligations of Vision-R, except as enforceability may be limited by
applicable equitable principles or judicial discretion, or by bankruptcy,
insolvency, reorganization, moratorium, or similar laws from time to time in
effect affecting the enforcement of creditors’ rights generally. 

9 

	

     b)
Vision-R represents and warrants to Group 1 that, there are no
authorizations, consents, approvals, licenses, exemptions from or filings with,
or registrations with any governmental, quasi-governmental or non-governmental
regulatory agency or authority, necessary on its part for, or in connection
with, the transactions contemplated hereunder. Vision-R covenants and agrees
that if at any time any of the aforesaid authorizations, consents, approvals,
licenses, exemptions or filings shall be required, Vision-R shall take all such
actions necessary to either immediately obtain the appropriate authorization,
consent, approval, license, or exemptions, or take all actions necessary to cure
the facts and circumstances which prevent the issuance or obtaining of such
authorization, consent, approval, license or exemption. 

     c)
Vision-R represents and warrants to Group 1 that it: (i) does not have
any obligation, contingent or otherwise under, nor any commitment or agreement
to enter into, and no employee of Vision-R is covered with respect to his
employment by, an employment contract, employee profit-sharing plan, employee
stock purchase plan, or other similar agreement or plan and (ii) is not subject
to any grievance proceeding, material controversy with any employee, material
claim or proceeding under any labor law, equal employment opportunity law, or
occupational safety health law. 

     d)
Vision-R represents and warrants to Group 1 that no officer or director,
and no employee or consultant of Vision-R is known by it to be, or is now
expected to be, in violation of any term of any employment contract, proprietary
information agreement, non-disclosure agreement, non-competition agreement, or
any other contract or agreement or any restrictive covenant related to the right
of any such officer, employee or consultant to be employed by Vision-R or
related to the use of the Assets, trade secrets or proprietary information of
Vision-R or others. 

     e)
Vision-R has delivered to Group 1 a consolidated Financial Statements (i.e., balance sheet, income statement, cash flow statement) and notes thereto,
dated December 31, 2000 and unaudited Financial Statements, and notes thereto,
dated for the nine (9) months ended September 30, 2001 (the “Financial
Statements”), copies of which are attached hereto as Exhibit 11.1
(collectively, the “Financial Statements”). The Financial Statements
fully and fairly set forth the consolidated financial condition of Vision-R as
of the dates indicated, and the results of its operations for the periods
indicated, in accordance with generally accepted accounting principles
consistently applied, except as expressly noted therein and in the related
reports of independent auditors. Vision-R have no liabilities or obligations
whatsoever, either accrued, absolute, contingent or otherwise which are not
clearly and accurately reflected or provided for in the Financial Statements
except (A) those arising after the date of the Balance Sheet which are in the
ordinary course of the Business, in each case a normal amount and none of which
is materially adverse, and (B) as to the extent specifically described in
schedules thereto. 

     f)
Vision-R represents and warrants to Group 1 that Vision-R shall deliver to
Group 1 before January 31, 2002 the pro forma Income Statement for the year
ending December 31, 2001. Such statements shall be prepared consistent with the
financial statements previously provided to Group 1 by Vision-R. 

     12.
Opinion of Counsel. At Closing, Vision-R shall deliver to Group 1 an opinion of its legal
counsel, Bernie Katchen, in the form set out in Exhibit 12.1, hereto. 

     13.
Certain Taxes and Governmental Royalties. 

     a)
Vision-R represents and warrants that from December 31, 1997 until Closing it
has filed and will file all returns required of it with respect to any
governmental entity as to sales or licenses of the Assets or copies thereof, the
filing of which returns or the failure to do so may affect the Assets. 

10 

	

     b)
There are no tax liens on any of the Assets, and Vision-R is not delinquent in
the payment of any municipal, provincial, federal or foreign income, sales,
employment, VAT/ad valorem, withholding or other taxes (including interest and
penalties thereon), the liability for which might impose a lien or encumbrance
on any of the Assets or the Business. The provisions for taxes shown in the
Financial Statements are and will be adequate to cover the aggregate liability
of Vision-R as of Closing for all taxes, duties and charges based on the income,
purchases, sales, business, capital stock or surplus, or assets of Vision-R; and
Vision-R has incurred or will incur no liability for any taxes, duties or
charges for the period from date of balance sheet, through Closing. No taxing
authority has indicated to Vision-R any intent to conduct an audit or other
investigation or asserted any unresolved deficiencies with respect to tax
liabilities of Vision-R for any period. Vision-R has received no deficiency
letter or similar notice from any taxing authority for any open tax year.
Vision-R hereby confirms to Group 1 Vision-R’s sole responsibility
for, and agreement to pay when due, any and all taxes, duties or charges based
on the Assets, Vision-R’s income or sales, employees’ compensation or
otherwise, incurred or accrued on or prior to the Closing. 

     14.
Absence of Changes. Vision-R represents, warrants, covenants and agrees that from the
date first written above until Closing it shall not: 

     a)
transfer, assign, convey or liquidate any of the Assets or enter into any
transaction or incurred any liability or obligation which affect the Assets,
other than transactions occurring in the ordinary course of the Business; 

     b)
suffer any change in the Business which might have an adverse effect on the Assets; 

     c)
permit or incur the imposition of any lien, charge, judgement, encumbrance
(which as used herein includes, without limitation, any mortgage, deed of trust,
conveyance to secure debt or security interest or claim) with respect to the
Assets or the Business; 

     d)
commit, suffer, permit or incur any default in any liability or obligation
which, in the aggregate, might have a material adverse effect upon the Assets or
the Business; or 

     e)
make or agree to any change in the terms of any contract or instrument to which
it is a party which might have a material adverse effect on the Assets or the
Business. 

     15.
Litigation. Vision-R represents and warrants to Group 1 that there have not been any
suits, actions, proceedings, claims or investigations instituted against the Assets or
Business. 

     16.
Licenses and Permits; Compliance With Law. Vision-R represents and warrants to Group 1
that it: 

     a)
holds all licenses, certificates, permits, franchises and rights from all
appropriate federal, provincial, municipal and other public authorities
necessary for the conduct of the Business and the use of the Assets, including,
without limitation, any relating to wages; hours; hiring; promotion; retirement;
working conditions; nondiscrimination; health; safety; pensions; employee
benefits; the production, processing, advertising or sale of products; trade
regulation; anti-kickback; export licensing. 

     b) has
not received any notice of any sort of alleged violation of any such statute, order,
rule, regulation or requirement. 

     17.
Contracts, Etc. Vision-R warrants and represents to Group 1 that
except for copies of the contracts, agreements and other instruments relating to
the Assets produced by Vision-R to Group 1 during due diligence, Vision-R
is, to the best of its knowledge after diligent inquiry, not a party or subject
to, whether oral or written, any of the following which would singly or in the
aggregate, have an adverse impact upon the Assets or the Business: 

     a)
any contract or commitment directly related to the Software or Documentation
which requires services to be provided or performed by Vision-R or which
authorized others to perform services for, through or on behalf of Vision-R; 

     b)
any contract or commitment not disclosed to Group 1 during due diligence
involving an obligation related to the Assets which cannot, or in reasonable
probability will not, be performed or terminated within thirty (30) days from
the date as of which these representations are made; 

11 

	

     c) any
contract or commitment providing for payments to third parties based in any manner upon
the sales, purchases, receipts, income or profits of Vision-R; and 

     d)
any contract, agreement, understanding or arrangement, restricting Group 1
from fully and duly enjoying sole and exclusive rights to the Assets. 

     18.
Conduct of the Business of Vision-R Prior to the Closing. Except as may
be required to effect the transactions contemplated by this Agreement, Vision-R
warrants, represents, covenants and agrees that until Closing, that it shall: 

     a) use
its best efforts to preserve the Business; 

     b) not
enter into any agreement to provide any goods or services except on terms consistent with
comparable contracts entered into on or after January 1, 2001;  

     c)
promptly notify Group 1 of any material developments relating to the Assets or the
Business; 

     d)
perform in the ordinary course of business all of its obligations under lease instruments
and other agreements relating to or affecting the Assets or the Business; 

     e)
not increase present salaries, commission levels or bonus programs for any
employees and agents except in the ordinary course of business, consistent with
past practice or as required by contract or law (and any permitted increase to
be promptly noticed to Group 1); 

     f)
maintain compliance in all material respects with all material permits, rules, laws and
regulations, consent orders and the like; 

     g)
conduct the Business in the ordinary course, and not make or commit to, except
as otherwise provided in this Agreement, any material changes in its: (A) sales,
pricing, credit terms, methods or practices, (B) customer service terms, methods
or practices of the Software, or (C) methods of management or operation; 

     h)
maintain the Assets in, at a minimum, the same working order and condition as
such Assets were in on October 1, 2001, ordinary wear and tear excepted; and 

     i)
promptly advise Group 1 in writing of any matters arising or discovered
after the date of execution of this Agreement which, if existing or known at the
date of this Agreement, would be required to be set forth or described in this
Agreement or the Exhibits hereto. Vision-R and Group 1 are anxious to
immediately progress towards mutually agreeable development efforts with respect
to the Software and Documentation. Accordingly, Vision-R agrees that it will
consider suggestions made by Group 1 prior to Closing to further develop
the Software and Documentation. The results of any such suggestions adopted by
Vision-R shall belong to Vision-R if Closing does not occur for any reason other
than Vision-R’s default hereunder; if Closing occurs, the results of any
adopted suggestions shall be conveyed to Group 1 as part of the Assets. In
any event, Vision-R hereby acknowledges and agrees that any decisions to
undertake development efforts upon the suggestion of Group 1 prior to
Closing are made totally voluntarily by Vision-R and if Closing does not occur
due to no failure of Vision-R, such efforts shall inure to the significant
benefit of Vision-R. 

     19.
Disclosure and Absence of Undisclosed Liabilities. 

     a)
This Agreement, the Exhibits attached hereto, and the documentation provided in
the course of due diligence, disclose all facts material to the Assets and the
Business. Vision-R represents and warrants that no statement contained herein or
in any certificate, schedule, list, exhibit or other instrument or document
furnished to Group 1 pursuant to the provisions hereof intentionally
contains or, to the best knowledge of Vision-R after diligent inquiry, shall
contain any untrue statement of a material fact, or intentionally omits or, to
the best knowledge of Vision-R after diligent inquiry, shall omit to state a
material fact necessary in order to make the statements contained herein or
therein not misleading. 

12 

	

     b)
Vision-R acknowledges and agrees that in addition to the representations and
warrantees set out herein, Group 1 has materially relied upon the
“Actual Monthly Operating Expenses” schedule of Vision-R transmitted
by it to Group 1 on or about November 12, 2001. 

     c)
Vision-R represents and warrants to Group 1 that (i) with respect to the
accounts receivables shown on Vision-R’s Balance Sheet as of Closing, net
of appropriate reserves, the accounts receivable described therein will be
collectible in the ordinary course of the Business. 

     20.
Group 1’s Authority and Status. Group 1 represents and
warrants that it is a corporation in good standing under the laws of the state
of its incorporation and it has the capacity and authority to execute and
deliver this Agreement, to perform hereunder and to consummate the transactions
contemplated hereby without the necessity of any act or consent of any other
person whomsoever. The execution, delivery and performance by Group 1 of
this Agreement and each and every agreement, document and instrument provided
for herein have been duly authorized and approved by its Board of Directors.
This Agreement, and each and every other agreement, document and instrument to
be executed, delivered and performed by Group 1 in connection herewith,
constitutes or will, when executed and delivered, constitute the valid and
legally binding obligation of Group 1, enforceable against Group 1 in
accordance with their respective terms, except as enforceability may be limited
by applicable equitable principles or judicial discretion, or by bankruptcy,
insolvency, reorganization, moratorium, or similar laws from time to time in
effect affecting the enforcement of creditors’ rights generally. 

     21.
Agreement Does Not Violate Other Instruments. Group 1 represents and
warrants that the execution and delivery of this Agreement by Group 1 does
not, and the consummation of the transactions contemplated hereby will not,
violate any provisions of the Certificate of Incorporation, as amended, or
Bylaws, as amended, of Group 1. 

     22.
Conditions Precedent to Obligation of Group 1 to Close. The
obligation of Group 1 to consummate the transactions contemplated by this
Agreement shall be subject to the satisfaction, on or before the Closing, of
each and every one of the following conditions, all or any of which may be
waived in writing, in whole or in part, by Group 1 for purposes of
consummating such transactions, but without prejudice to any other right or
remedy which Group 1 may have hereunder as a result of any
misrepresentation by, or breach of any covenant, representation or warranty of
Vision-R contained in this Agreement or any other certificate or instrument
furnished by Vision-R hereunder: 

     a)
The representations and warranties made by Vision-R in this Agreement, and the
Exhibits hereto, and in the documents and instruments to be delivered to
Group 1 or its representatives pursuant to Section 25(a), below, or
otherwise at the Closing, shall be true and correct in all material respects as
of the Closing with the same force and effect as though such representations and
warranties have been made on and as of such time, except for changes
contemplated by this Agreement. 

     b)
Vision-R shall have duly performed all of the covenants, acts and undertakings to be
performed by it as of or prior to the Closing. 

     c)
No action, proceeding, investigation, regulation or legislation shall have been
instituted, threatened or proposed before any court, governmental agency or
legislative body to enjoin, restrain, prohibit, or obtain substantial damages in
respect of, or which is related to, or arises out of, this Agreement or the
consummation of the transactions contemplated hereby, or which is related to or
arises out of the Assets or the Business, if such action, proceeding,
investigation, regulation or legislation, in the reasonable judgment of
Group 1, would make it inadvisable to consummate such transactions. 

     d)
Vision-R shall have received consents, certifications, estoppels and opinions
required for the execution of this Agreement and the consummation of the
transactions contemplated hereby. 

     e)
Satisfaction of the employment and consulting matters described in Section 7, above. 

13 

	

     f)
Group 1 shall have completed, to Group 1’s reasonable satisfaction, its due diligence
examination of Vision-R. 

     23.
Conditions Precedent to the Obligations of Vision-R to Close. The
obligations of Vision-R to consummate the transactions contemplated by this
Agreement shall be subject to the satisfaction, on or before the Closing, of
each and every one of the following conditions, all or any of which may be
waived, in whole or in part, by Vision-R but without prejudice to any other
right or remedy which it may have hereunder as a result of any misrepresentation
by, or breach of any covenant or warranty of Group 1 contained in this
Agreement, or any certificate or instrument furnished by it hereunder. 

     a)
The representations and warranties made by Group 1 in this Agreement, and
in the documents and instruments to be delivered to Vision-R or its
representatives pursuant to Section 25(b), below, or otherwise at the Closing,
shall be true and correct in all material respects with the same force and
effect as though such representations and warranties had been made on and as of
such time. 

     b)
Group 1 shall have duly performed all of the covenants, acts and undertakings to be
performed by it as of or prior to the Closing. 

     c)
No action, proceeding, investigation, regulation or legislation shall have been
instituted, threatened or proposed before any court, governmental agency or
legislative body to enjoin, restrain, prohibit, or obtain substantial damages in
respect of, or which is related to, or arises out of, this Agreement or the
consummation of the transactions contemplated hereby, if such action,
proceeding, investigation, regulation or legislation, in the reasonable judgment
of Vision-R would make it inadvisable to consummate such transactions. 

     d)
The execution and the delivery of this Agreement and the consummation of the
transactions contemplated hereby shall have been approved by all authorities
whose approvals are required by law. 

     24.
Time and Place of Closing. Closing shall be completed as soon as practicable but no later
than January 7, 2002, and shall occur at the offices of Group 1, 4200 Parliament Place,
Suite 600, Lanham, Maryland 20706-1844. 

     25.
Transactions at and after Closing. At and after the Closing, each of the following
transactions shall occur: 

     a)
Vision-R’s Performance. At the Closing, Vision-R shall deliver, fully executed,
notarized and attested to where applicable, to Group 1, the following: 

	 	     i)
such good and sufficient bill of sale (Exhibit 26.1, assignment of copyright suitable for
filing in the USA and Canada (in the form set out in Exhibit 26.2), assignment of
trademarks suitable for filing in USA and Canada (in the form set out in Exhibit 26.3),
and other good and sufficient instruments of sale, conveyance, transfer and assignment
— such as an assignment from MIPPs to Vision-R as to any rights MIPPs may have to any
of the Assets — as shall be required or as may be appropriate in order to effectively
vest in Group 1 good and marketable title to the Assets free and clear of all liens,
security interests and encumbrances of whatever nature, except as expressly accepted by
Group 1, as described in Section 4, above;

	 	     (ii)
copies of all books of account (excluding minute books and stock books of Vision-R),
contracts, files and other data and documents pertaining to the Assets or the Business

	 	     (iii)
all records on all current end user license, subscription or maintenance agreements for
the Software;

	 	     (iv)
certified copies of resolutions of the Board of Directors of Vision-R approving the
transactions set forth in this Agreement;

	 	     (v)
certified copies of resolutions of the stockholder of Vision-R, approving the
transactions set forth in this Agreement;

	

14 

	

	 	     (vi)
opinion of counsel in the form set out in Exhibit 12.1, hereto;

	 	     (vii)
physical possession of the Assets, including the copy of the Software described in
Section 1(d), above;

	 	     (viii)
complete releases, in forms suitable for filing in the appropriate jurisdiction and
reasonably acceptable to Group 1, from any holder of a security interest in the Assets;

	 	     (ix)
Certificate of Status or Good-Standing as of the most recent practicable date from the
province of Ontario with respect to Vision-R;

	 	     (x)
the lease amendment from Shatsford Developments Inc. in the form agreed upon by Vision-R
and Group 1;

	 	     (xi)
releases from Messrs. Boyle, Linov, Radojkovic, Tian and Wood in the form set out in
Exhibit 26.4; hereto;

	 	     (xii)
employment contracts from Messrs. Boyle, Linov, Radojkovic, Tian and Wood in the forms
set out in Exhibits 7.3.1, 7.3.2, 7.3.3, 7.3.4 and 7.3.5, hereto;

	 	     (xiii)
consulting Agreement from Mr. Prizant as set out in Exhibit 7.2, hereto; and

	 	     (xiv)
such other evidence of the performance of all covenants and satisfaction of all
conditions required of parties to this Agreement, other than Group 1, at or prior to the
Closing, as Group 1 or its counsel may reasonably require.

	

     b)
Performance by Group 1. At the Closing, Group 1 shall deliver
payment and documents to Vision-R, fully executed, notarized and attested to
where applicable as follows: 

	 	     (i)
payment to be made at Closing as required in Section 2(a)(i), above;

	 	     (ii)
employment contracts of Messrs. Boyle, Linov, Radojkovic, Tian and Wood in the form set
out in Exhibits 7.3.1, 7.3.2, 7.3.3, 7.3.4 and 7.3.5, hereto; and

	

such other evidence of the
performance of all the covenants and satisfaction of all the conditions required
of Group 1 by this Agreement at or before the Closing as Vision-R may
reasonably require. 

     c)
Certain Vision-R Performances After Closing. No later January 31, 2002
(and February 28, 2002 as to Prudential), Vision-R shall deliver to Group 1
fully-executed, notarized and attested to where applicable, the following: 

	 	     (i)
the consents/estoppels set forth in Exhibits 5.2.1, 5.2.2, 5.2.3, 5.2.4, not previously
delivered to Group 1, and

	 	     (ii)
pro forma income statements for the year ending December 31, 2001.

	

     26.
Indemnification. 

     a)
Vision-R and Group 1 each agrees to indemnify, defend and hold harmless the
other and their respective current and past officers, directors, employees,
agents and representatives from all losses, damages, liabilities, costs
(including reasonable attorneys’ and experts’ fees) and expenses
(collectively, the “Losses”) incurred by the party being indemnified
(the “Indemnified Party”) from any claim by the other party hereto or
any third party arising from or related to any actions taken by the indemnifying
party and related to this Agreement; any material breach, misrepresentation in
or material omission with respect to any provisions of this Agreement including
without limitation any certificate or other instrument furnished or to be
furnished hereunder; any suit, action or investigation, pending or threatened,
against or affecting the Assets or the Business, regardless of whether it has
been disclosed; any claim for a debt, obligation or liability which is not
specifically assumed by Group 1 pursuant to this Agreement including
without limitation any claim or right, or any alleged claim by any Vision-R
customer, employee, contractor, former employee or former contractor which might
affect the transactions contemplated under this Agreement; representations or
warranties as to the condition of the Assets, or otherwise which may be asserted
against or in relation to any of the Assets, the Business and/or the
transactions contemplated hereunder. 

15 

	

     b)
The Indemnified Party shall have the right to approve the selection of any
counsel selected by the indemnifying party to defend hereunder, which approval
shall not be unreasonably conditioned, delayed or denied. The indemnifying party
shall not enter into any settlement with respect to the matters indemnified
hereunder which may adversely affect any interest of the Indemnified Party
without first obtaining the written consent of the Indemnified Party, which
consent shall not be unreasonably conditioned, delayed or denied. The
indemnifying party agrees to reimburse the Indemnified Party promptly for all
such Losses as they are incurred by the Indemnified Party; provided, however,
that with respect to any expenses reimbursed to the Indemnified Party in advance
of the final disposition of any such proceeding covered by this indemnification,
the Indemnified Party shall have delivered to the indemnifying party an
undertaking to repay to the indemnifying party the amounts so advanced if it
shall ultimately be determined that the Indemnified Party is not entitled to be
indemnified hereunder. 

     27.
Survival of Representations and Warranties; Limitation of Liabilities; Limitation of
Liabilities. 

     a)
All representations, warranties, agreements, covenants and obligations made or
undertaken by Group 1 in this Agreement or in any document or instrument
executed and delivered pursuant hereto have been relied upon by Vision-R and
shall survive the Closing hereunder and shall not merge in the performance of
any obligation by any party hereto. 

     b)
All representations, warranties, agreements, indemnities and covenants made or
undertaken by Vision-R in this Agreement or in any document or instrument
executed and delivered pursuant hereto have been relied upon by Group 1 and
shall survive the Closing hereunder and shall not merge in the performance of
any obligations by any party hereto. 

     c)
In no event shall the total liability of Vision-R to Group 1 hereunder
exceed the greater of: (i) the amount paid to Vision-R hereunder or (ii) One
Million, Five Hundred Thousand US Dollars ($1,500,000 US). In no event shall the
total liability of Group 1 to Vision-R arising hereunder exceed the greater
of: (i) the amount paid to Vision-R hereunder or (ii) One Million, Five Hundred
Thousand US Dollars ($1,500,000 US). 

     28.
Payment of Fees and Expenses. Vision-R and Group 1 each agrees that
regardless of whether the transactions contemplated hereunder close, to pay its
own fees and expenses, including the fees and expenses of its respective
counsel, accountants, brokers, advisors, employees and other agents, if any,
incurred in connection with the transactions contemplated here, unless expressly
agreed to otherwise in the Agreement. 

     29.
Notices. All notices, requests, demands and other communications hereunder shall be in
writing and shall be delivered by hand or overnight, receipted courier (e.g., Federal
Express), addressed as follows: 

     a) If
to Vision-R: 

	 	Vision-R
8500 Leslie Street, Suite 570
Thornhill, Ontario
CANADA L3T 7M8
Attention: Mr. Sol Prizant

	

16 

	

	 	If
to Group 1:

	 	Group
1 Software, Inc.
 4200 Parliament Place
 Suite 600
 Lanham, Maryland 20706-1844
 Attention:
General Counsel

	

     b)
Any party hereto may change its address specified for notices herein by
designating a new address by notice in accordance with this Section 29. 

     30.
Termination. 

     a)
This Agreement may be terminated and abandoned at any time prior to the Closing
by: (i) mutual written consent of Vision-R and Group 1; (ii) after January
7, 2002, if Group 1 has not by that date completed its due diligence to its
satisfaction; (iii) either party if the Closing has not been consummated by
close of business January 7, 2002; (iv) by Vision-R after January 7, 2002, if
any of the conditions set forth in Section 23(b) hereof, to which its
obligations are subject, have not been fulfilled or waived, unless such
fulfillment has been frustrated or made impossible by any act or failure to act
of any of Vision-R; (v) by Group 1 after January 7, 2002, if any of the
conditions set forth in Section 23(a) hereof, to which the obligations of
Group 1 are subject, have not been fulfilled or waived, unless such
fulfillment has been frustrated or made impossible by any act or failure to act
of Group 1; or (vi) at any time until Closing if either party has committed
a material default hereunder, which default has not been cured within seven (7)
days of written notice by the other party of such default. 

     b)
In the event of a termination of this Agreement pursuant to this Section 30,
each party shall pay the costs and expenses incurred by it in connection with
this Agreement, and no party (or any of its officers, directors, employees,
agents, representatives or shareholders) shall be liable to any other party for
any costs, expenses, damage or loss of anticipated profits hereunder; provided,
however, if such termination is due to the breach by a party of any covenant,
agreement, warranty or representation contained herein (a “Breaching
Party”), then such Breaching Party shall be solely responsible for the
costs and expenses incurred by the other party in connection with the due
diligence efforts and the preparation and review of this Agreement. 

     31.
Brokers. 

     a)
Group 1 represents and warrants to Vision-R, that other than InvestTech,
Inc., no broker or finder has acted for it or them or any entity controlling,
controlled by or under common control with it or them in connection with this
Agreement. Group 1 shall be solely responsible for any fees or costs payable to InvestTech and related to
the transactions that are contemplated in this Agreement. 

     b)
Vision-R represents and warrants to Group 1 that no broker or finder has
acted for it or for any Affiliate of Vision-R in connection with this Agreement. 

     32.
Further Assurances. Each party covenants that at no additional expense,
at any time, and from time to time after the Closing, it will execute and
deliver (or cause to be so done) such additional instruments and take such
actions as may be reasonably requested by the other parties to confirm or
perfect or otherwise to carry out the intent and purposes of this Agreement.
Each party covenants and agrees to execute and deliver (or cause to be so done)
to Group 1, at no additional expense to Group 1, any instruments or
documents that Group 1 requests in order to register or otherwise protect
or preserve any rights (trademark, copyright or otherwise) that Group 1 has
or shall have in and to the Software or the Documentation. 

     33. No
Third Party Beneficiaries. Nothing contained herein shall be construed to afford any
rights or benefits to any person or entity affiliated with, employed by or retained by
Vision-R. Any implication of rights grant to any such party is hereby expressly
disclaimed. 

17 

	

     34.
Risk of Loss. Vision-R assumes all risk of theft or casualty of loss or
damage regarding the Assets from the date of this Agreement up to the Closing.
If such loss or damage to the Assets is material and does not result from
Group 1’s breach hereunder, Group 1 shall have the right to: (i)
require Vision-R, at Vision-R’s expense, to reproduce such Assets as are
lost or (ii) to terminate this Agreement. 

     35.
Miscellaneous. 

     a)
This Agreement shall be binding upon and inure to the benefit of the parties
hereto and their respective heirs, legal representatives, executors and
administrators, and permitted successors and assigns. No delegation, transfer or
assignment of any rights or obligations under this Agreement is permitted
without the prior consent of the other party hereto, not to be unreasonably
conditioned, delayed or denied. Any attempted transfer or assignment without
such prior consent shall be void ab initio. Notwithstanding the
foregoing, Group 1’s right, title, interest and remedies hereunder are
freely assignable to any Affiliate of Group 1 or to an entity which
purchases all or substantially all of the assets or capital stock of
Group 1 either through asset acquisition, stock sale or a corporate merger
(wherein Group 1 is not the surviving entity). Notwithstanding the
foregoing, the restrictions on assignment and transfer set out in this Section
35(a) as applied to Group 1 shall cease effective January 5, 2005. 

     b)
The section and other headings in this Agreement are inserted solely as a matter
of convenience and for reference, and are not a part of this Agreement. 

     c)
This Agreement together with the documents executed concurrently herewith or at
the Closing constitute the entire agreement among the parties hereto with
respect to the transactions contemplated hereby and supersedes and cancels any
prior agreements (including, without limitation, the Letter Agreement of October
24, 2001 between the parties), representations, warranties, or communications,
whether oral or written, among the parties hereto relating to the transactions
contemplated hereby. 

     d)
This Agreement shall be governed by and enforced in accordance with the laws of
the State of Maryland, principles of conflicts of law notwithstanding. 

     e)
Vision-R expressly agrees that jurisdiction over it with respect to any action
brought under or in connection with this Agreement by Group 1 shall
appropriately lie in the State of Maryland and that appropriate and convenient
venue lies in Prince George’s County, Maryland. Vision-R hereby consents to
the assertion over it of personal jurisdiction in accordance with the relevant
portions of the immediately preceding sentence. 

     f)
Any failure on the part of any party hereto to comply with any of its
obligations, agreements or conditions hereunder may be waived by any other party
to whom such compliance is owed. No waiver of any provision of this Agreement
shall be deemed, or shall constitute, a waiver of any other provision, whether
or not similar, nor shall any waiver constitute a continuing waiver. Neither
this Agreement nor any provision hereof may be changed, waived, discharged or
terminated orally, but only by an agreement in writing signed by the party
against whom or which the enforcement of such change, waiver, discharge or
termination is sought. 

     g)
This Agreement may be executed in counterparts, each of which shall be deemed an
original, but all of which together shall constitute one and the same
instrument. 

     h)
All pronouns used herein shall be deemed to refer to the masculine, feminine or
neuter gender as the context requires. References herein to the plural shall
include the singular, or vice versa, as context requires. 

     i)
All Exhibits attached hereto are incorporated herein by reference, and all
blanks in such Exhibits, if any, will be filled in as required in order to
consummate the transactions contemplated herein and in accordance with this
Agreement. 

     j)
In the event that any provision of this Agreement or any word, phrase, clause,
sentence or other portion thereof shall be held to be unenforceable or invalid
for any reason, such provision or portion thereof shall be modified or deleted
in such a manner so as to effect the agreement of the parties under this
Agreement, as modified, to the fullest extent permitted under law. 

18 

	

     k)
Vision-R hereby grants to Group 1 the right to seek enforcement, either in
its own name, as a third party beneficiary, or in Vision-R’s name as a
designee or delegatee of Vision-R, with respect to any agreement with any
Development Personnel (which agreements are identified on Exhibit 6.3, hereto)
by which any Development Personnel has agreed to maintain the confidentiality of
any information and/or has agreed that the intellectual property rights to any
works such agreement are owned by Vision-R. 

     l)
Les parties déclaranet par les présentes qu’ elles
ont expressément souhaité et exigé que la
présente entente et tout document quis’y rattache ou en
découle, y compris, notamment, le ca échéant,
tous les bons de commande, factures, et reçus à ou
découlant de la présente entente, soient
rédigés en langue anglaise. 

     IN
WITNESS WHEREOF, each party hereto has executed or caused this Agreement to
be executed on its behalf, all on the day and year first above written. 

			Vision-R eTechnologies, Inc.

By:    
 /s/

Its:  
 

Group 1 Software, Inc.

By:   
  /s/

Its: 
	

	

     Accepted
and Agreed as to Sections 1(b) and (c), 4(b) (next to last sentence), 4(c) and
(d), 6(a)(i) and (ii), 6(b), (c), (d), (g), (h), (i), (l), (m) and (p), and
9(c). 

	MIPPS Systems Solutions, Inc.

By:
          /s/ 
Its:
	

	

19

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