THIS PURCHASE AND SALE AGREEMENT AND JOINT ESCROW
INSTRUCTIONS (the "Agreement") is datcd as of2025 ("Effective yer") and Patrick M. Dlte"), and is entcred into by and bctween thc CITY OF FAIRFIELD ("Bu Lively ("Seller").
RECITALS
A. Seller is the owner of the properties dcscribed on Exhibit "A" attached hereto (collectively "the Property"),
B. Buyer wishes to acquire the Property. and Sellcr is willing to sell the Property to Buyer, upon and subject to the terms and conditions hereinafter set forth.
NOW, THEREF'ORE, thc parties hereto agrtc as follows:
ARTICLE I. DEFTNITIONS
Thc following capitalizcd terms as uscd in this Agrccmcnt shall havc thc rcspective meanings set forth below:
Section l.l Approvat Noticc means the writtcn notice provided by the Buyer to Escrow Holdcr stating that Buycrapprovcs any documcnts providcd by Seller to Buycr pcrtaining to thc property, and ttre Property's physical condition, zoning and suitability for development.
Scction 1.2 Escrow Holder shall mcan Placer Titlc Company locatcd at 1300 Olivcr Road, suite 120, Fairfield, cA 94534.
Section 1.3 Grant Decd shall mean a grant deed in the form attached hereto as Exhibit .Btt.
Seclion 1.4 tnvestigation Period means a period of ten (10) days afterthe date lrereof for the Buyer to conduct an investigation of thc Propcrty's physical condition and suitability for devclopment as provided in Section 2.8.
Secrion 1.5 Title Compan)'shall mcan PlacerTitle Company located at 1300 Oliver Road, suitc 120, Fairficld, cA 94534.
ARTICLE 2. PURCHASE AND SALE OF PROPERTY;PURCHASE PRICE.
Scction 2.1 Purchasc Pricc.' Tho Sctlcr hcrcby agrces to scll thc Propert!'io nuycr. ana Buyer hereby agrecs to buy the Property, for the sum of ONE MILLION EICHT HUNDRED THOUSAND OOf-lnRS and No/100 cents ($1,800,000.00) (the "Purchese PrlcC'), it being undcrstood that such pricc rcprcscnts thc agrccd upon pricc bctwccn Buycr and Scllcr' Section 2.2 Escrow.
Section 2.2.1 Opening of Escrow. Within five (5) business days after the llffecfive Date. the Buyer and the Seller shall deliver a copy of this executed Agreemcnt to Escrow Holdcr a1d wiil open an escrow (the "Escrow") with the Escrow Holder lbr the transfer of the Property to the Buyer.
Section 2.2.2 Close ol'Escrow. "Close of Escrow" or "Closing" means the date Escrow Holder causes the Grant Deecl to be rccorded in thc Official Records of the County of Solano. Close of llscrow shall occur on or beforc the date that is thirty (30) after the lnvestigatiop period (the "Outside l)ate"). If for any rcason other than a delbult by the Seller or Buyer the Closing does not occur on or before the Outside Date. this Agreement shall aulomatically terminate, unless extended in writing by both parties (thc "Parties";. atrd all documents and nronies previously deposited into the Escrow shall be promptly returncd to the appropriate Party and eich Party shall pay one-half (l/2) of any Escrow charges and fees in "onneition
with such termination. If the Closing docs not occur due to a default by a Party, that Party shall pay all escrow and title cancellation changes.
Section 2.3 Conditions of Buyer's Oblieations. The following are conditions precedent (collectively, "Buyertr Contingencies") to the Close of Escrow and Buyer's obligation to purchase thl Property. which conlingencies may be waived in writing in whole or in part by Buyer, at or prior to the time prescribed herein for approval or disapproval. as the case may be :
(i) At the closing, the issuance of the 'title Policy (defined in Section Section 2.4\ to Buyer, which will insure Buyer's fee simple interest in the Property in the amount of the purchase price and in form and substance and with endorsements reasonably required and satisfactory to the BuYer;
(ii) As of the closing, the absence of a default by Seller hereunder.
Section 2.4 Title. Within ren (10) days after the Effective Date, Seller shall obtain and deliver to Buyer u .uo*t preliminary title report for the Property from the Title Cornpany with hyperlinks to (or copies of) all documents listed as title exceptions therein. Buyer shall then have ttrirty (30) days to review the same. If Buyer objects to any title matters, Buyer may terminate this Agrcement by written notice to Seller given within thirty (30) days after receipt of said title report' iriwtrictr .u.nt all rights, obligations ana tiuUitities of Seller and Buyer under and pursuant to this Agreement shall teniinate (except forobligations or liabilities under this Agreement that expressly survive the termination of this Agreement).
Escrow Holder shall provide Buyer with a Standard Coverage Policy of Title Insurance (or, at the election and cost ;f Buyer, extended coverage) in the amount of the Purchase Price, issued by the Title Company, showing the title to the Property vested in Buye1, subject only to the applicable title exceptions approved by Buyer in accordance with this Section and the Deed of Trust (the ..Tialc poiicy";. Nbtwithstanding the above, title to the Property shall be free of liens at the Close of Escrow Lxcept for the lien of ad valorem real property taxes and general and special assessments not yet due and payable, and any lien created by Buyer. -2-
Section 2.5 Deposit of Documents and Funds ln Escrow. Seller and Buyer, as applicable, hereby.ouen.uttt *d ugree to deliver at teast one (l) day prior to the Close of Escrow ttre fottowing instiuments. documents, and funds, the delivcry of each of which shall be a condition of thc applicable Close of Escrow.
Section 2.5.1 Seller shall deliver to Escrow:
(i) an original of the Grant Deed. duly executed by Seller and acknowledged;
(ii) such lbnds as are required to pay tbr costs and expenses payable by Scller hereunder;
(iii) a FIRPTA affidavit and a Calilbrnia fornr 593 (confirnring no withholding is required): and
(iv) such proof of Seller's authority and authorization to enter into this transaction as the Title Company may reasonably require in order to issue the Title Policy, including Title Company's standard owner's affidavit.
Section 2.5.2 Buyer shall deliver to Escrow:
(i) a Certificate of Acceptance in the form attached to the form of Grant Deed (Exhibit "8"), executed and acknowledged;
(ii) any additional funds that are required to pay tbr costs and expenses payable by Buyer hereunder;
(iii) such proof of Buyer's authority and authorization to enter into this transaction as the Title Company may reasonably require to issue the Title Policy.
Section 2.6 Authorization to Record Documents and Disburse Fuds. Escrow Holder shallrecordtheGrantp-..a(*nnc''tir'.ateofAcceptance),anddisbursethefundsanddistribute the documenrs called for hereunder upon the Close of Escrow provided each of the following conditions has then been fulfilled:
Section 2.6.1 The Title Company is irrevocably committed to issue in favor of Buyer the Title policy, with a liability amount equal to the Purchase Price, showing fee simple title to ihe property vested in Buyer. subject only to the applicable title exceptions approved by Buyer in accordance with Section 2.4;
Section 2.6.2 Escrow Holder shall have received Seller's and Buyer's authorization to close upon the terms and conditions hercin, which authorization shall not be unreasonably withheld, conditioned or delayed; and
Section 2.6.3 Seller and Buyer shall have deposited in Escrow the documents and funds required to be deposited in Escrow pursuant to Section Section 2.6.t and Section 2.6.2. 3 Unless otherwise instnrcted in writing, Escrow Holder is authorized to record at the Close ol' Escrow any inslrument delivered to Escrow l{older if necessary or proper lbr the issuancc of the Title Policy.
Section 2.7llscrow Charees and Prorations.
Scction 2.7.1 Each party shall pay for filiy percent (50%) of the escrow lbes, recording fees. and transfer taxes.
Scction 2.7.2 Assessments shall be apportioned with respect to the Property as of l2:01 a.m.. on thc day on which thc Close of Escrow occurs, as if Buyer were vested with title during the entire clay upolt which the Close of Escrow occurs. The parties acknowledge that Buyer is exinpt from property taxes and no property taxes shall be allocated to Buyer. Seller shall pay all property taxes for rhe six rnonth proflerty tax billing period in which the Close of llscrow occurs' *d nuy.ishall cooperate with setteiin good faith in connection with Seller's application lbr a rcfund ol'such prop..ty taxes allocable to Buyer's period of ownership after the Close of Escrow.
Section 2.8 Documents and Physical Condition. The Seller shall promptly provide to Buyer copies of all rtruterial documents. repons. and correspondence in the Seller's possession or control that relatc to the Property. From the EfTective Date until the date that is ninety (90) days thereafter, Buyer may inspeit such documenls and the physical condition of the Property. Buyer shall have the right to terminate this Agreement at any tirne prior to the end of said ninety (90) day period by deliveiing to Seller written notice of Buyer's election to terminate this Agreement based on the cbndition of the property. Buyer shall indemniff, defend and hold Seller harmless from and against any claims, tiabilities, costs and expenses resulting l'rom Buyer's entry upon or conduiting of any tests of the Property. If this Agreement is terminated or if escrow fails to close for any ,Juron other than a default by Seller, Buyer shall promptly restore the Property to substantially the same condition as existed prior to Buyer's undertaking of any testing thereon' All studies and reports prepared in connection with Buyer's inspection of the Property are to be done at the expense of
-nuyer,
but if the closing faits to occur through no fault of Seller. Buyer shall provide Seller with a copy of all of the reporls without cost (and without representation or *urrunty). Buyer's obligations and duties hereunder shall survive and remain upon the cornpletion of the closing or upon the termination of this Agreement for any reason.
Section 2.9 "AS-IS" Condition of the Prooerty. Buyer agr€es that it will purchase the property in its..AS-lS".ondition us of the date of the Close of Escrow, with all faults, and without representation or warranty, express or implied'
Section 2.10 Brokers' Commissions. Buyer represents and wanants to Seller that Buyer has used no broker, ug"ttt, frdo o*th.t p"rson in connection with the transaction contemplated hereby to whom a brJkerage or other commission or fee may be payable. Seller rcpresents and *urrunt, to Buyer that excelt flor lnam Khan with Premier Commercial ("Seller's Broker"), Seller has used no broker, agent, finder or other person in connection with the transaction contemplated hereby to whom a bro-kerage or other commission or fee may be payable._ Seller shall pay all fees and commission that are piyable to Seller's Broker. Each party indemnifies and agrees to defend and hold rhe other narmfess from any claims, liabilities. costs, expenses and damages resulting -4-
llom any breach by the indemnitying party ol'the warranties, representalions and covenants in this Section.
ARTICLE 3.GENERAL PROVISIONS
Section3.l Construction. The parties agree that each party and its counsel have reviewed and revised rhir Ag..r"nt and thit any rule of construction to the effect that ambiguities are to be resolved against thi drafting party shall not apply in the interpretation of this Agreement or any amendments or cxhibits hereto.
Section 3.2 lntemretation. ln this Agreement the ncuter gender includes thc ferninine and mascutine. and ritrgulu. ^rtnf.r
includes the plural. and the words "person" and "party" include corporation. partnenhip. lirm, trust, or association where the context so requires.
Section J.3 'fime of the Essence. Timc is of the essence of this Agreement and all Parties' obligations hereunder.
Section 3.4 Notices. Notices, demands and communications between the Seller and the Buyer shall be deemed *fft.iently given if addresses as set forth below and (i) sent by certified ma-il. postage prepaid, return ,."iip requested. or (ii) sent by nationally-recognized reputable overnight aetivery service. Such written notices, demands and communications may be sent in the same manner to such other addrcsses or to such other address as any Party may from time to time designate by mail as provided in this Section, and shall be deemed received upon delivery or refuial of dilivery, u, iho*n on the return receipt, if mailed, or one (l ) business day after deposit of same with a nationally recognized reputable ovemight delivery service for ovemight delivery if sent by such a delivery service.
To the Seller: Patrick M. LivelY
PO Box 2138
Fairfield, CA 94533-02 I 3
To Buyer: CitY of Fairfield
lodo webster St.,2nd Ftoor
Fairfield, California 94533
Attn: Real Estate SPecialist
Section 3.5 Attomeys' Fees. If any Party brings an action to enforce the terms hereof or declare its rights t"*"na.r, tt" prevailing Party in any such action shall be entitled to its reasonable attorneys' fees to be paid by the losing Party as fixed by the court' Section 3.6 Authority of Citv Manager. The City Manager of Buyer is authorized to give all consents una uppronult und rign ull documents contemplated hereunder on behalf of Seller firovided they are in wriiing, and may extend deadlines such as but not limited to the Outside Date' i'or up to sixty (60) daysJand may enter into other non-substantive amendment provided the extensions and amendments are express and in writing.
Section 3.7 Venue. ln the event of any litigation hereunder, all such actions shall be instituted in the Sup"rior C*rt of the County of Solano, State of California, or in an appropriate 5 municipal court in the County of Solano. State of Calilbrnia or an appropriate District Court in the Northenr District of California.
Section 3.8 Applicable Law. l'he taws of the State of California shall govern the intcrpretation and enforcement of this Agreement.
Section 3.9 No Risht to Assign. Neither parry nray assign this Agreernent without the prior written consent of the other.
Section 3.10 Successors ancl Assiqns. Subject to the restrictions on transfers set fbrth in this Agreement, the pr*irio*r tr.r"otrhutfU. binding upon. and shall inure to the benefit of, the Seller and the Buyer and their successors and assigns.
Section 3.1I No Joint Venture. Nothing contained herein shall be construed to rettder the Scller in any *uy or fo-uny pr'rrposi a panner. joint venture, or associated in any relationship with the Buyer. no. rhull this Agrcement be construed to authorize either party to act as agent for the other.
Section 3.12 Waiver. The waiver by the Seller or the Buyer of any breach by the other party of any term..ouilii-t, or condition herlin contained shall not be decmed to be a waiver ol iuch term, covenant. or condition or any subsequent breach of the same or any other term' covenant, or condition herein contained. Either party's acceptance of any performance by the other party after the due date of such performance shall not be deemed to be a waiver by either party of any preceding breach by the other party of any term. covenant, or condition of this ngr;ment,' regardless- of such party's knowledge of such preceding breach at the time of acceptance of such Performance.
Section 3.13 Entire Agreernent. Waivers and Amendments. This Agreement together with all attachmentr *d e*hibits h.reto and all documents to be executed and delivertd pursuant to this Agreement. constitutes the entire understanding and agreement of the Parties hereto. This Agreemelnt integrates all of the terms and conditions mentioned herein or incidental hereto, and srftersedes all negotiations or previous agreements between the partie_s with respect to all or any part of the subject matter hereof. Any waiver, amendment, or modification of any provision of ihir Agr."tnent must be in writing and signed by both parties.
Section 3.14 Execution in Counterparts. This Agreement may be executed in two or more counterparts,.u.E of *hirh rhull b. an original, but all of which shall constitute one and the same instrument.
Section 3.15 Severability. Each and every provision of this Agreement is, and shall be construed to be, u ,.puEiGffilependent covenant and agreement. If any lerm or provision of this Agreement or thi application thireof shall to any extent be held to be invalid or unenforceable' the reirainder of this Agreement, or the application of such term or provision to circumsl,ances other than those to which it is invalid or uninforceable, shall not be affected hereby. and each term and provision of this Agrcement shall be valid and shall be enforced to the exlent permitted by law.
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IN MTNESS WHEREOR thc parties lrereto have cntcred into thk Agrecment ar of the day ard ycar firet above writtc'n.
BTIYER:
CITY OF FAIRFIELD
EEITJEBI
Patick M. Lively
a
By:
David Gassaway
City Mansg€r
Patick M. Lively
Owncr
ATTEST:
By:
Karcn Rms,
ciry cle*
APPROVED AS TO FORM:
By:
City Attorncy
Exhibit "A"
Exhibit "B"
Lcgal Descriptiort of PnrPcr-tY
Form of Grant Dced
List of Exhibits
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LEGAL DESCRIPTION OF THE PROPERTY
Thosc portions of Lot 23 as designated on the map entitled: "Locke-Paddon's Second Addition to Fairheld". which map was Rtea ln the OfTice of the Recorder ol'the Clounty ol'Solano' State ol California, on April 7. l9l3 in Book 4 ol'Maps at page 21. described as tbllows:
EXHIBIT *A'
ParcelOne:
Beginning on the centerline ol'North'lexas Strcet (shown on said Map as "Private Road 60 leet wije"). aitlre Southwcst corner ol'said lot 23; thence from said point of beginning North 0o 30' East along said centerlinc. 62.2 feet; thence South 89" l0' East parallel with the South line of said l,ot il, qzO.+ feet to the East line of said lot 23; thence South 0" 30' West along said East line,62.2 fect to the South line of said lot 23; thence 89o l0' West along said south line' 420.4 feet to the Point of Beginning.
Prrcel Two:
Beginning on the centerline of North'l'exas Street (shown on said Map as "Private Road 60 lbet wiJe"), distant thereon North 0o 30' East along said centerline, 62.2 feet from the Southwest comer of said Lot 23; thence from said point of beginning North 0" 30' East continuing along said centerline,62.2 feet; thence South 89" l0' East, parallel with the South line of said Lot 23, 420.4 feet to the East line of said Lot 23; thence South 0o 30' West along said East line,62.2 feet to a point that bears South 89" l0' East from the point of beginning; thence North 89" l0' West, 420.4 feet to the Point of Beginning.
Parcel Three:
Beginning on the centerline of North Texas Street (shown on said Map as "Private Road 60 feet wiJe"), di-stant thereon North 0o 30' East, along said centerline 124.4 feet from the Southwest corner of said Lot 23; thence from said point of beginning North 0o 30' East, continuing along said centerline, 62.2 feet; thence South 89o l0' East, parallel with the South line of said Lot 23. 420.4 feet to the East tine of said Lot 23; thence South 0o 30' West, along said East line. 62.2 feet to a point that bears South 89o l0' East from the point of beginning; thence North 89o l0' West, 420.4 feet to the Point of Beginning.
Excepling Therefrom that portion, described rs follows:
Beginnin;'on the centerline of Norttr Texas Street (shown on said Map as "Private Road 60 feet wii'e"), dlstant thereon North 0o 30' East, along said centerline 124.4 feet from the Southwest corner of said Lot 23; thence from said point of beginning, North 0o 30' East continuing along said centerline 62.2 feet; thence South 89o l0' East, parallel with the South line of said Lot 23, 200.0 feet; thence South 0o 30' West. 62.2 feet to a point that bears South 89o l0' East from the point of Beginning; thence North 89o l0' West, 200.0 feet to the Point of Beginning.
APNS: 0034- 144-l 40 and 0034- I 30-01 0
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EXHIBIT *B'
FORM OF GRANT DEED
(WITH FORM OF CERTIFICATE OF ACCEPTAI\CE ATTACHEDI
(Atlached.)
I
RECORD]NG REQUESTED BY, AND WHEN
RECORDED MAIL TO AND MAIL ASSESSMENT
STATEMENTS TO:
City of Fairfteld
1000 Webster Street,
Fairfreld, CA 9453 3-4 EE3
Attn: City Clerk
APN: 0034-144-140 & 0034-130-010
TIEOORDER
This document is exempt fnompsymenl of a recording fee pursuanl loGovemment Codc $6103.
Documentary Transfer Tax: Exempt; conveyan@ to a public entity. The Proper$ is in the City of Fairfreld, County of Solano.
GRANT DEED
FOR A VALUABLE CONSIDERATION, receipt of which is hereby acknowledged, Patrick M. Lively (" Grantor"), hercby GRANTS to the CITY OF FAIRFIELD, a California municipal corporation ("Grantee"), that certain reat property locatlf il S" City of Fairfield' Counry of Solano, State of Califomia, more particularly described on H!!i!-"A", attached hereto and incorporated hercin by this reference including all improvements thercon (the "Property").
IN WTTNESS WHEREOF, the undersigned has executed this Grant Deed as of the date set forth below.
GRANTOR:
Patrick M. Lively
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A notary public or other offtcer completing this
certifrcate verifies only the identity of the individual who signed the document to which this certificate is
attached, and not the truthfulness, aocuracy, or validity of that document.
Srate of California
County of Solano)
Onbefore mc,
(inrcrt name and titlc of lhe offrctr)
penonally appeartd
who proved to me onthe basis of satisfactory evidence to be the penon(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that hdshe/they exccutd the same hiVher/their authorized capacity(ies), and that by his/her/their signature(s) on the instntmcnt the pcruon(s), or the entity upon behalf of which the penon(s) acted, executcd the instrrument.
I certiff under PENALTY OF PERIURY under the laws of the State of Califomia that thc foregoing paragraph is true and conect.
WITNESS my hand and offrcial seal.
Signature(Scal)
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Exhibit A To Grant Deed
Lesal Description
-fhose portions of Lot 23 as designated on the map entitled: "Locke-l'addon's Second Addition ro Fairfield". which map was nteO in ttre Officc of the Recorder of the County of Solano. State of California. on April 7, l9l3 in Book 4 of Maps at page 2l . described as follows:
ParcelOne:
Beginning on the centerline of North Texas Street (shown on said Map as "Private Road 60 feet wiJe"). or th* SoutSwest corncr of said lot 23: thence l'rom said point of beginning North 0'10' East alolg said centerline.62.2 tbet; tlrence Soutlr 89" l0' East parallel with the South line of said Lot i3, qZO.q feet to the East line of said lot 23; thence South 0" 30' West along said East line, 62.2 feet to the South line ot'said lot 23; thence 89" l0' West along said south line. 420'4 feet to the Point ol'Beginning.
Parcel Two:
Beginning on thc centerline of North Texas Street (shown on saicl Map as "Private Road 60 feet wi[e"), distant thercon North 0o 30' East along said centerline, 62.2 feet from the Southwest corner of said l.ot 23; thence llom said point of beginning North 0o 30' East continuing along said centerline.62.2 feet; thence South 89o l0' East, parallel with the South line of said Lot 23. 420.4feet to the East linc of said Lot23;thence South 0o 30' West along said East line,62.2 feet to a point that bears South 89" l0' East from the point of beginning; thence North 89o l0' West, 420.4 feet to the Point ol'Beginning.
Parcel Thrce:
Beginning on the centerline of North'fexas Street (shown on said Map as "Private Road 60 feet wiie"), di-stant thereon North 0o 30' East, along said centerline 124.4 feet from the Southwest corner of said Lot 23; thence from said point of beginning North 0o 30' East. continuing along said centerline.62.2 feet; thence South 89o l0' East, parallel with the South line of said Lot 23, 420.4 feet to the East line of said Lot 23; thence South 0" 30' West, along said East line. 62'2 feet to a point that bears South 89o l0' East from the point of beginning: thence North 89o l0' West, 420.4 feet to the Point of Beginning.
Excepting Therefrom that portion, described as follows:
Beginninf on the centerline ot't torttr Texas Street (shown on said Map as "Private Road 60 feet wii'e"), distant thereon North 0" 30' East, along said centerline 124,4 feet from the Southwest comer of said Lot 23; thence from said point of beginning, North 0o 30' East continuing along said centerline 62.2 feet; thence South tigo l0' East. parallel with the South line of said Lot 23' 200.0 feet; thence South 0o 30' West, 62.2 feetto a point that bears South 89o l0' East from the point of Beginning; thence North 89o l0' West, 200.0 feet to the Point of Beginning.
APNS: 0034-144- I 40 and 0034-l 30-0 I 0
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CERTIFICATE OF ACCEPTANCS
(California Govemment Code Section 27281)
This is to certis that the intercst in real property conveyed by that certain Grant Deed dated as of-, 2025 executed Uy natrick M. Lively, as grantor, to the cITYoFFAlRFIE-D,*g'*tee,isherebyacceptedbytheundersignedofficeronbehalf of the City of Fairfield puriuant to the authority conferred by the City Council of the City ofFairfreldatameetingon , 2025 and the grantee consents to the recordation thereof by its duly authorized ofticer.
Dated as of: ,2025
David Gassaway,
City Manager
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A notary public or other oflicer completing this
certificate verifies only the identity of the individual who signed the document to which this certificate is
attached, and not the truthfulness, aecuracy, or validity of that document.
State of California
County of Solano)
(hbefore me,
(inscrt num md titlc of Oc ollioer)
personally appeared
, who proved to me on the basis of satisfactory evidence to be the pe$on(s) whosename(s) is/are subscribod to the within instrument and acknowledged to me that he/she/they executed the same in his/trerAheir authorized capacity(ies), and that by his/trer/their signature(s) on the instrument the penon(s), or the entity upon behalf of which the penon(s) acted, executed the insEument.
I certify under PENALTY OF PERIURY under the laws of the State of Califomia that the foregoing paragraph is uue and conoct.
WITNESS my hand and official seal.
(Seal)
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