FORMATION AND CONTRIBUTION AGREEMENT
RREEF AMERICA REIT II CORP. TTT
CARRAMERICA REALTY OPERATING PARTNERSHIP, L.P.
CarrAmerica Corporate Center
Dated as of March 31, 2005
TABLE OF CONTENTS
ARTICLE I BASIC DEFINITIONS 1 ARTICLE II FORMATION AND CONTRIBUTION 5 Section 2.01 Formation 5 Section 2.02 Contributions to the Venture 5 Section 2.03 Contribution Amount and Deposit 5 ARTICLE III CONTINGENCY PERIOD 7 Section 3.01 Contingency Period 7 Section 3.02 Right of Entry and Inspection 7 Section 3.03 CarrAmerica' s Delivery of Documents 8 Section 3.04 Title Review 9 Section 3.05 Contracts 10 Section 3.06 Disclaimer; As Is Transaction 10 Section 3.07 Release 11 ARTICLE IV CONDITIONS PRECEDENT 12 Section 4.01 Conditions Precedent 12 Section 4.02 Failure or Non-Waiver of Conditions Precedent 14 ARTICLE V REPRESENTATIONS AND WARRANTIES 14 Section 5.01 CarrAmerica' s Warranties and Representations 14 Section 5.02 RREEF' s Warranties and Representations 16 Section 5.03 Survival 17 ARTICLE VI COVENANTS 18 Section 6.01 CarrAmerica' s Covenants 18 ARTICLE VII [RESERVED] 19 ARTICLE VIII CLOSING 19 Section 8.01 Closing 19 Section 8.02 Closing Deliveries 19 Section 8.03 Prorations 21 Section 8.04 Other Closing Costs 24 Section 8.05 Further Documentation 24 Section 8.06 Original Property Documents 24
TABLE OF CONTENTS
ARTICLE IX MISCELLANEOUS 25 Section 9.01 Damage and Destruction 25 Section 9.02 Condemnation 26 Section 9.03 Brokerage Commissions and Finder' s Fees 26 Section 9.04 Successors and Assigns 27 Section 9.05 Notices 27 Section 9.06 Time 28 Section 9.07 Possession 28 Section 9.08 Construction 28 Section 9.09 Incorporation by Reference 29 Section 9.10 Amendments 29 Section 9.11 Interpretation 29 Section 9.12 Attorneys' Fees 29 Section 9.13 Severability 29 Section 9.14 Governing Law and Jurisdiction 29 Section 9.15 Confidentiality 29 Section 9.16 Exclusive Negotiations 29 Section 9.17 Limitation of Claims 30 Section 9.18 Counterparts 30 Section 9.19 Entire Agreement 30
FORMATION AND CONTRIBUTION AGREEMENT
THIS FORMATION AND CONTRIBUTION AGREEMENT (this " Agreement" ) is made and entered into as of March 31, 2005 (the " Effective Date" ), by and between RREEF AMERICA REIT II CORP. TTT, a Maryland corporation (hereinafter called " RREEF" ) and CARRAMERICA REALTY OPERATING PARTNERSHIP, L.P., a Delaware limited partnership (hereinafter called " CarrAmerica" ).
A. CarrAmerica is the fee owner of that certain real property in Pleasanton, California, more particularly described in Exhibit A attached hereto (the " Land" ), together with all improvements thereon, and all rights and appurtenances thereto, including, without limitation, all easements and any and all right, title and interest of CarrAmerica in adjacent roads, alleys and easements. The Land and all Improvements thereon are defined below as the " Real Property ."
B. Subject to the terms and conditions set forth in this Agreement, CarrAmerica and RREEF desire to form a Delaware limited liability company (the " Venture" ), which Venture shall hold title to the Real Property.
NOW, THEREFORE, CarrAmerica and RREEF do hereby agree as follows:
Accounting Agreement . The term " Accounting Agreement" shall mean that certain Accounting Agreement between Pleasant Partners, LLC, and RREEF Management Company in the form of Exhibit P hereto, to be executed on the Closing Date.
Affiliate . The term " Affiliate" shall mean, when used with reference to a specific Person, any Person directly or indirectly controlling, controlled by, or under common control with the Person in question. As used in this definition, the terms " controlling" , " controlled" and " control" mean the possession, directly or indirectly, of the power to direct or cause the direction of the management and policies of a Person, whether through the ownership of voting securities, by contract, or otherwise.
Agreed Value of the Property . The term " Agreed Value of the Property" shall mean One Hundred Ninety-Seven Million Three Hundred Thousand Dollars ($197,300,000).
Business Day . The term " Business Day" shall mean any day on which banks are open for business in San Francisco, California.
Closing . The term " Closing" shall mean the consummation of the transaction contemplated herein, including formation of the Venture and the contributions thereto by CarrAmerica and RREEF of the Property and the Contribution Amount, respectively.
Closing Date . The term " Closing Date" shall mean the date of the formation of the Venture and the contributions thereto by CarrAmerica and RREEF of the Property and the Contribution Amount, which date shall be March 31, 2005.
Closing Documents . The term " Closing Documents" shall mean, collectively, all of the documents and agreements delivered by CarrAmerica or RREEF in connection with the Closing, including, without limitation, all of the documents specified in Article VIII below, the Limited Liability Company Agreement, the Property Management Agreement, the Accounting Agreement and all documents related thereto.
Code . The term " Code" shall mean the United States Internal Revenue Code of 1986, as amended.
Contingency Period . See Section 3.01 below.
Contract Period . See Section 6.01 below.
Contracts . The term " Contracts" shall mean all of the contracts and agreements entered into by CarrAmerica or an Affiliate (other than the Leases) affecting the Property and extending beyond the Closing Date, as set forth on Exhibit B attached hereto; provided, however, that CarrAmerica shall terminate, at its cost and expense, on or prior to the Closing Date any listing agreement and management agreement, if any, currently in effect with respect to the Property and provide reasonable evidence of such termination to RREEF at or prior to Closing.
Contribution Amount . The term " Contribution Amount" shall mean the amount to be contributed by RREEF for its interest in the Venture, which amount shall be equal to One Hundred Sixty Million Dollars ($160,000,000). The capital accounts for RREEF and CarrAmerica as set forth in the Limited Liability Company Agreement shall be adjusted to reflect the actual net closing prorations and other adjustments agreed to by and between RREEF and CarrAmerica in connection with the Closing.
Deposit . See Section 2.03 , below.
Escrow Holder . The term " Escrow Holder" shall mean the Title Company.
Hazardous Materials . The term " Hazardous Materials" shall mean inflammable explosives, radioactive materials, asbestos, asbestos containing materials, polychlorinated biphenyls, lead, lead-based paint, radon, under and/or above ground tanks, hazardous materials, hazardous wastes, hazardous substances, oil, or related materials, which are listed or regulated in the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended (42 U.S.C. Sections 6901, et seq .), the Resources Conservation and Recovery Act of 1976 (42 U.S.C. Section 6901, et seq .), the Clean Water Act (33 U.S.C. Section 1251, et seq .), the Safe Drinking Water Act (14 U.S.C. Section 1401, et seq .), the Hazardous Materials Transportation Act (49 U.S.C. Section 1801, et seq .), and the Toxic Substance Control Act (15 U.S.C. Section 2601, et seq. ), the California Hazardous Waste Control Law (California Health and Safety Code Section 25100, et seq .), the Porter-Cologne Water Quality Control Act (California Water Code Section 13000, et seq .), and the Safe Drinking Water and Toxic Enforcement Act of 1986 (California Health and Safety Code Section 25249.5, et seq .) and any other applicable federal, state or local laws.
Improvements . The term " Improvements" shall mean all buildings, fixtures, walls, fences, landscaping and other structures and improvements situated on, affixed or appurtenant to the Land, including, without limitation, the corporate business park commonly known as the CarrAmerica Corporate Center, located at 4400-4460 Rosewood, Pleasanton, California, consisting of 8 buildings containing 1,019,864 square feet of net rentable area, including 6 Class " A" office buildings, a five-room state-of-the-art conference center, a cafeteria with seating for 600 guests, along with associated parking, open space and similar items.
Intangible Property . The term " Intangible Property" shall mean, to the extent assignable, and without any representations or warranties except as provided in this Agreement, all of CarrAmerica' s rights and interests, whether held directly or indirectly, in and to: (a) any and all permits, building plans and specifications, filings, working drawings, entitlements, certificates of occupancy, operating permits, sign permits, zoning and development rights and approvals (including, without limitation, any development rights transferred to the Real Property in connection with the development thereof), certificates, licenses, warranties and guarantees (including, without limitation, all bonds, unexpired warranties and guaranties related to construction of the Improvements or to any component thereof or to any Personal Property), trade names (including the names " CarrAmerica Corporate Center" ), the CarrAmerica Corporate Center.com website, the CarrAmerica Corporate Center.com/org/net domain names, service marks, engineering, soils, pest control and other reports relating to the Property, tenant lists, advertising materials, and telephone exchange numbers identified with the Property and all deposits or fees paid in connection with such matters; (b) all Leases and Contracts; and (c) all other transferable intangible property, miscellaneous rights, benefits or privileges of any kind or character with respect to the Property; but excluding (i) any rights of CarrAmerica against third parties with respect to the period prior to Closing (to the extent required to permit CarrAmerica to be indemnified or reimbursed by, or otherwise recover from, any third party in respect of any liability or potential liability of CarrAmerica), and (ii) except to the extent CarrAmerica receives a credit therefor at Closing, the rights of CarrAmerica to rents and other payments from tenants and other third parties (including, without limitation, any unpaid tenant improvement reimbursements payable to the landlord under the Leases which are not being amortized and which are not part of the rental due under the Leases) for the period prior to Closing, but provided, however, CarrAmerica shall have no right to cause any such tenant to be evicted or to exercise any other landlord remedy against such tenant. Intangible Property shall not include the name " CarrAmerica" , " CarrAmerica Realty Corporation" or any other CarrAmerica name, website or domain name other than " CarrAmerica Corporate Center" , CarrAmerica Corporate Center.com website and CarrAmerica Corporate Center.com/org/net domain names.
Land . See Recital A above.
Leases . The term " Leases" shall mean all existing leases, subleases and rental agreements, amendments thereto and any guaranties thereof affecting the Improvements or any portion thereof, all of which are set forth on Exhibit C hereto.
Limited Liability Company Agreement . The term " Limited Liability Company Agreement" shall mean that certain Limited Liability Company Agreement between RREEF and CarrAmerica Pleasanton LLC (" CarrAmerica Pleasanton" ) in the form of Exhibit D hereto, to be executed on the Closing Date.
Losses . The term " Losses" shall mean claims, losses, damages, costs, causes of action, liens, encumbrances, liabilities and expenses, including, without limitation, reasonable attorneys' fees and costs.
Major Tenants . The term " Major Tenants" shall mean AT&T Corporation, Pacific Bell Mobile Services, Ross Stores, and Safeway.
Permitted Exceptions . See Section 3.04 below .
Person . The term " Person" shall mean a natural person, or any entity, and the successors and assigns of such Person, where the context so permits.
Personal Property . The term " Personal Property" shall mean all furniture, furnishings, trade fixtures, building systems and equipment and other tangible personal property owned or leased by CarrAmerica that is located at the Real Property (including, without limitation, in the conference center, the cafeteria/kitchen, the on-site management office, and the mechanical rooms) and is used by CarrAmerica primarily in connection with the ownership, management and/or operation of, the Real Property (including, without limitation: (a) materials, supplies and inventory; (b) safety, heating, ventilation, air conditioning, elevator, escalator, telephone, computer, electrical, plumbing, sanitation, kitchen, mechanical and other systems and facilities; (c) carpeting and floor coverings, draperies, wall coverings, artwork, office furniture and equipment such as safes, computer, duplicating and communication equipment, and telephone equipment; (d) decorative lighting, material handling equipment, and cleaning and engineering equipment, and (e) supplies, fuels, mechanical stores, paper supplies, stationery, literature, cleaning materials, light bulbs, and other consumable items and inventories). A nonexclusive list of the Personal Property is attached as Exhibit A to the Bill of Sale attached hereto as Exhibit I . Notwithstanding anything to the contrary contained herein, the Personal Property shall not include the items described on Exhibit Q attached hereto.
Property . The term " Property" shall mean the Real Property, the Personal Property and the Intangible Property.
Property Management Agreement . The term " Property Management Agreement" shall mean that certain Property Management Agreement, in the form of Exhibit E to this Agreement, to be entered into on the Closing Date between the Venture and CarrAmerica Real Estate Services, LLC, with respect to the management of the Property.
Real Property . The term " Real Property" shall mean the Land and the Improvements.
Title Company . The term " Title Company" shall mean Chicago Title Company, 700 S. Flower Street, Suite 3305, Los Angeles, California 90017, Attn: Frank Jansen. Title Company shall also serve as Escrow Holder for the transaction contemplated herein.
Title Policy . The term " Title Policy" shall mean an ALTA owner' s extended coverage policy of title insurance (Form B, rev. 10/17/70), issued by the Title Company insuring that fee title to the Real Property is vested in the Venture, in an amount equal to the Agreed Value of the Property, subject only to the Permitted Exceptions, containing such endorsements as RREEF may reasonably require (including, without limitation, a nonimputation endorsement), and with reinsurance provided by such other title companies and in such amounts as the RREEF may reasonably require, pursuant to ALTA Facultative Reinsurance Agreements (9/24/94).
Venture . See Recital B above.
FORMATION AND CONTRIBUTION
Section 2.01 Formation . CarrAmerica and RREEF (directly or through such assignees of the parties as may be permitted pursuant to Section 9.04 below) agree to form the Venture by entering into the Limited Liability Company Agreement on the Closing Date, upon and subject to all of the terms, covenants and conditions set forth in this Agreement.
Section 2.02 Contributions to the Venture . Subject to the terms and conditions set forth in this Agreement, on the Closing Date, (a) RREEF shall contribute to the Venture the Contribution Amount, (b) CarrAmerica shall contribute, assign, and transfer to the Venture, and RREEF and CarrAmerica shall cause the Venture to accept from CarrAmerica, CarrAmerica' s right, title and interest in and to the Real Property and the Personal Property; and (c) CarrAmerica shall contribute, assign, and transfer to the Venture, and RREEF and CarrAmerica shall cause the Venture to accept and assume (except as otherwise provided herein) from CarrAmerica, CarrAmerica' s rights under the Intangible Property and all obligations that accrue thereunder from and after the Closing.
Section 2.03 Contribution Amount and Deposit . The Contribution Amount shall be paid by RREEF to the Venture as follows:
(a) Within three (3) days after the Effective Date, CarrAmerica and RREEF shall open an escrow with Escrow Holder and RREEF shall deposit the sum of Two Million Dollars ($2,000,000) by wire transfer of federal funds or other immediately available form of funds (the " Deposit" ). Escrow Holder shall invest the Deposit in an interest bearing account subject to RREEF' s reasonable approval; provided, however, that Escrow Holder shall invest the Deposit only in such a manner as will allow Escrow Holder to disburse the Deposit on two (2) Business Days' notice. Interest on the Deposit shall belong to RREEF. Prior to the expiration of the Contingency Period, Escrow Holder shall return the Deposit to RREEF on RREEF' s notification that this Agreement has terminated. If the transaction contemplated herein closes, the Deposit and all interest accrued thereon shall be applied and credited towards the Contribution Amount at Closing.
(b) The balance of the Contribution Amount (i.e., the Contribution Amount, minus the Deposit and any interest earned on the Deposit), together with RREEF' s share of all closing costs, shall be deposited with Escrow Holder by wire transfer or in immediately available funds not later than the time required in order to close the transaction contemplated hereby at 11:59 P.M. Pacific Daylight Time on the Closing Date.
(c) In the event RREEF rightfully terminates this Agreement at or prior to the end of the Contingency Period, the Deposit and all interest earned thereon, without any deductions whatsoever, shall be returned to RREEF, and neither party shall have any further rights or obligations hereunder, except as provided in Sections 3.02, 9.03, 9.15 and 9.17 hereof.
(d) AFTER RREEF' S ELECTION TO PROCEED HEREUNDER AT THE CLOSE OF THE CONTINGENCY PERIOD, IF THE CLOSING FAILS TO OCCUR DUE TO A BREACH OF ANY COVENANTS OF RREEF HEREUNDER, INCLUDING, WITHOUT LIMITATION, RREEF' S WRONGFUL FAILURE TO CLOSE (BUT NOT IF THE CLOSING FAILS TO OCCUR AS A CONSEQUENCE OF THE FAILURE OF ANY CONDITION PRECEDENT SPECIFIED IN SECTION 4.01(a) OR ELSEWHERE HEREIN) CARRAMERICA SHALL BE ENTITLED TO RECEIVE AND RETAIN THE DEPOSIT (INCLUDING ALL INTEREST EARNED THEREON) AS LIQUIDATED DAMAGES AND NOT A FORFEITURE OR PENALTY WITHIN THE MEANING OF CALIFORNIA CIVIL CODE SECTIONS 3275 OR 3369, BUT IS INTENDED TO CONSTITUTE LIQUIDATED DAMAGES TO SELLER PURSUANT TO CALIFORNIA CIVIL CODE SECTIONS 1671, 1676 AND 1677. THE PARTIES ACKNOWLEDGE THAT CARRAMERICA' S ACTUAL DAMAGES IN THE EVENT OF SUCH A DEFAULT BY RREEF WOULD BE EXTREMELY DIFFICULT OR IMPRACTICABLE TO DETERMINE. THEREFORE, BY PLACING THEIR INITIALS BELOW, THE PARTIES EXPRESSLY AGREE AND ACKNOWLEDGE THAT THE AMOUNT OF THE DEPOSIT HAS BEEN AGREED UPON, AFTER NEGOTIATION, AS THE PARTIES' REASONABLE ESTIMATE OF CARRAMERICA' S DAMAGES IN SUCH EVENT. THE PARTIES FURTHER ACKNOWLEDGE THAT THE DEPOSIT HAS BEEN AGREED UPON AS CARRAMERICA' S SOLE AND EXCLUSIVE REMEDY AT LAW OR IN EQUITY AGAINST RREEF EXCEPT FOR ANY RIGHTS CARRAMERICA MAY HAVE UNDER SECTIONS 3.02, 9.03, 9.15 AND 9.17 HEREOF.
RREEF' s Initials CarrAmerica' s Initials
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(e) If the Closing fails to occur due to a breach of any material covenants of CarrAmerica hereunder, including, without limitation, CarrAmerica' s wrongful failure to close (but not if the Closing fails to occur as a consequence of the failure of any condition precedent specified in Section 4.01(b) or elsewhere herein), RREEF shall be entitled to receive back the Deposit and all interest thereon, and commence an action against CarrAmerica for breach of this Agreement and a claim for damages and expenses (including, but not limited to, any out-of-pocket title, escrow, legal and inspection fees, costs and expenses incurred by RREEF in connection with the performance of its due diligence review of the Property and the negotiation and performance of this Agreement, including, without limitation, environmental and engineering consultants' fees and expenses); provided, however, the maximum aggregate amount which may be awarded to and collected by RREEF against CarrAmerica pursuant to an action taken under this Section 2.03(e) shall not exceed Two Million Dollars ($2,000,000). The parties acknowledge and agree that the remedy provided for in this Section 2.03(e) has been agreed upon as RREEF' s sole and exclusive remedy at law or in equity if the Closing fails to occur as a result of a breach or default by CarrAmerica under this Agreement.
Section 3.01 Contingency Period . The Contingency Period shall commence on the Effective Date and shall expire on March 31, 2005, at 11:59 P.M. Pacific Daylight Time (the " Contingency Period" ), during which time RREEF may conduct such inspections, determine and approve the Property income and operating expenses, review and approve the Leases and any other relevant documents and information, and undertake any other due diligence regarding the Property as it desires or deems necessary. At any time during the Contingency Period, RREEF may determine, in its sole and absolute discretion, not to proceed hereunder. In that event, RREEF may terminate this Agreement by written notice to CarrAmerica, in which case the Deposit (including any interest accrued thereon) shall be returned to RREEF and neither party shall have any further rights or obligations hereunder, except as provided in Sections 3.02, 9.03, 9.15 and 9.17 hereof. If RREEF elects to go forward with the formation of the Venture and acquisition of an interest therein, RREEF shall give notice to CarrAmerica in writing of such election to proceed at any time prior to the expiration of the Contingency Period; and such election by RREEF shall be irrevocable, provided that if RREEF proceeds to go forward with the formation of the Venture, then RREEF shall be deemed to have given such notice. Failure by RREEF to so notify CarrAmerica prior to the expiration of the Contingency Period of such unconditional election to proceed, or, in the alternative, actually to proceed to go forward with the formation of the Venture, shall be deemed RREEF' s election not to proceed hereunder and to terminate this Agreement as provided above.
Section 3.02 Right of Entry and Inspection . During the Contingency Period, RREEF and its consultants and advisors may enter upon all portions of the Property to perform such tests and inspections of the Property as RREEF desires, at RREEF' s sole cost and expense, including, but not limited to, conducting soils tests, tests for the presence of hazardous substances and wastes, and engineering, geological, mechanical and structural inspections; provided, however, (i) CarrAmerica' s prior consent shall be required before RREEF undertakes any invasive tests or borings on the Property, (ii) any invasive tests or borings shall be subject to conditions imposed
by CarrAmerica in its reasonable judgment with respect to method, location and other aspects of the tests or borings, and (iii) CarrAmerica shall be previously informed of and permitted to accompany RREEF and RREEF' s consultants and advisors at all times while RREEF or RREEF' s consultants and advisors are present on the Real Property. Promptly after undertaking any invasive test or boring or any other inspection on the Property, RREEF shall restore the Property to its condition immediately prior to any such test, boring or inspection. RREEF agrees to indemnify, defend and hold harmless CarrAmerica, its partners, and their respective officers, directors, employees, agents, affiliates, successors and assigns, from and against any and all Losses arising out of, in connection with or incidental to any injury or death to any person or any damage to the Property or any property of third parties or other property of CarrAmerica, or liens which attach to the Property, by reason of RREEF' s or RREEF' s consultants' or advisors' activities on the Property prior to Closing; provided, however, that such indemnification shall not apply to hazardous or toxic materials or other condition presently existing on or about the Real Property, whether disclosed to or discovered by RREEF. This indemnity shall survive the Closing or any earlier termination of this Agreement.
(a) Upon CarrAmerica' s written request, RREEF shall provide CarrAmerica with copies of any test, report, survey, study or other document or information (other than economic analysis and other documents constituting RREEF' s trade secrets or proprietary information) obtained by RREEF in connection with any of its inspections. In the event, as a result of RREEF' s inspections hereunder, the need arises to notify under applicable law any federal, state or local public agencies of any environmental conditions at the Real Property, RREEF shall immediately notify CarrAmerica. RREEF agrees that CarrAmerica, and not RREEF or RREEF' s representatives, shall make such disclosure as CarrAmerica deems appropriate, unless such disclosure is required by law to be made by RREEF or RREEF' s representatives, in which instance RREEF or such RREEF' s representatives shall make such disclosure and RREEF shall immediately notify CarrAmerica in writing. This obligation shall survive the Closing or any earlier termination of this Agreement.
(b) In exercising RREEF' s inspection rights described in this Section 3.02 , RREEF shall (i) notify CarrAmerica and obtain CarrAmerica' s approval prior to contacting any tenant of the Property (and shall give CarrAmerica an opportunity to be present at any such tenant meeting), (ii) give not less than two (2) Business Days' notice to CarrAmerica of any visit to or inspection of the Property, and (iii) conduct all visits, inspections and reviews in a manner consistent with and not likely to disturb the normal operations of the Property, and in such a manner as to minimize, to the extent reasonably practical, any disruption to the tenants of the Property due to such visits, inspections and reviews. CarrAmerica agrees to reasonably cooperate with RREEF in connection with RREEF' s review and inspections of the Property during the Contingency Period.
Section 3.03 CarrAmerica' s Delivery of Documents . Promptly following the Effective Date, CarrAmerica shall, at CarrAmerica' s sole cost and expense, either provide RREEF with, or otherwise make available to RREEF for its review, (a) copies of all information and documents relating to the Property in CarrAmerica' s possession and listed on Exhibit F hereto, and (b) all other documents and information in CarrAmerica' s possession, so long as such requested documents and information are neither subject to a legal privilege nor contain CarrAmerica' s trade secrets or proprietary information (such as any appraisal or other economic analysis of the
Property). In the event the transaction contemplated herein does not close, RREEF agrees to return to CarrAmerica promptly upon request by CarrAmerica, all documents and information so furnished to RREEF hereunder by or on behalf of CarrAmerica, without retaining copies thereof, and agrees to keep such documents and information obtained from CarrAmerica confidential as provided in Section 9.15 .
Section 3.04 Title Review .
(a) CarrAmerica shall, at CarrAmerica' s sole cost and expense, provide to RREEF promptly after the Effective Date, (i) a title report for the entire Real Property (the " Title Report" ), not more than sixty days old, issued by the Title Company, together with copies of all instruments underlying or giving rise to all exceptions to coverage that would appear in an ALTA owner' s extended coverage title policy, and (ii) a print of the most recent ALTA survey of the Land and Improvements obtained by CarrAmerica (the " Survey" ). If RREEF determines that any of the except