HomeMy WebLinkAbout2008-074 - Purchase Park LandBILL N0.2008-74
ORDINANCE N0.2008-74
AN ORDINANCE AUTHORIZING THE ACQUISITION OF
LAND FOR PARK PURPOSES
WHEREAS, the City of Riverside, Missouri ("City") is empowered to purchase and hold
land for park purposes pursuant to Section 79.390 RSMo.; and
WHEREAS, the City and BK Real Properties, LLC have reached an agreement
concerning the acquisition of approximately 8.83 acres of land in the City more particulazly
described in Exhibit A attached hereto and incorporated herein (the "Properly").
NOW, THEREFORE, be it ordained by the Boazd of Aldermen of the City of Riverside,
Missouri, as follows:
Section 1. This Ordinance is intended and is hereby determined and declazed to be necessary to
accomplish and serve the public purpose of acquiring and holding grounds for public pazks.
Section 2. The City of Riverside shall enter into an agreement whereby the City shall purchase
the Property described in Exhibit A from BK Real Properties, LLC at a total cost of $75,000.00
(the "Agreement").
Section 3. The execution and delivery of the Agreement, in substantially the form attached
hereto as Exhibit B, is ratified and approved, and the Mayor is authorized to execute the
Agreement and to take such other actions reasonably necessary to carry out the intent of this
Ordinance on behalf of the City, the execution of the Agreement being conclusive evidence of
such approval.
Section 4. The Mayor, the City Administrator, the City Attorney and other appropriate City
officials aze hereby authorized to take any and all actions as may be deemed necessary or
convenient to carry out and comply with the intent of this Ordinance and to execute and deliver
for and on behalf of the City all certificates, instruments, agreements and other documents, as
may be necessary or convenient to perform all matters herein authorized.
Section 5. This Ordinance shall be in full force and effect from and after its passage and
approval.
Passed this L~ day o, 2008.
Mayor Kathleen L. Rose
ATTES .
Ci Clerk
REAL ESTATE SALE CONTRACT
1. PARTIES: This Contract ("Contract") dated as of the effective date as hereinafter defined is by
and between: BK Real Properties, LLC, a Missouri limited liability company, (as "Seller"), and City of Riverside,
Missouri, a fourth class city of the State of Missouri, (as "Buyer"), and is effective as of the date and time of
acceptance on the signature page of this Contract (the "Effective Date")., ~ ~~ , A /
CL.~ce.~7 ~{„/
2. PROPERTY: Seller agrees to sell and Buyer grees to purchase the eal estate constituting +/-
8.83 acres of land in Platte County, State of Missouri, as sho on the Platte County tax statements and more
particulazly described at EXHIBIT "A", as verified by Title of Kansas City or another title company
acceptable to Buyer ("Title Company"), and attached hereto and incorporated herein by reference (the "Land")
together with, all rights and interests associated therewith and all improvements thereon, (the foregoing, together
with the Land, herein referred to as the "Pro ").
3. EXCEPTIONS: The Property shall be subject, however, to the perutted exceptions (as defined
in pazagraph 7 of this Contract), zoning or other land use rules, regulations, ordinances or laws and free and clear of
tenancies.
4. PURCHASE PRICE: The purchase price for the Property is $75.000.00, which Buyer agrees to
pay as follows: Earnest money (the "Earnest Monev") in the amount of 5 0$ , 00.00 • ~ cared
trust or escrow account of the Title Company and the amount of $70,000.00 guaranteed funds or cashier's check is
to be made at Closing, adjusted at Closing for prorations, closing costs and other agreed payments and expenses.
5. CLOSING DATE: Subject to all the provisions of this Contract, the closing of this Contract (the
"Closine") shall take place on or before August 8, 2008 (the "Closing_Date"), subject to extension as herein
provided, and possession shall be delivered at recordation of the deed and other documents of transfer except as
otherwise provided herein.
6. PROBATIONS: Seller shall pay all general real estate and personal property taxes and all
installments of special assessments attributable to the Property for the years prior to the calendaz yeaz of Closing.
All such taxes, installments of special assessments becoming due, accruing or attributable to the calendar year of
Closing and Tents shall be prorated between Seller and Buyer on the basis of such calendar year, as of the date of
Closing. Any deposits shall be transferred to Buyer at closing. If the amount of any tax or special assessment
cannot be ascertained at Closing, proration shall be computed on the amount of the preceding yeaz's tax and special
assessment, if any. Buyer shall assume and pay all such taxes and installments of special assessments accruing after
the Closing. Except as otherwise provided in this Contract, all other prorations shall be paid in accordance with
custom in the county in which the Property is located. Except as otherwise provided in this contract, Seller and
Buyer hereby agree to share closing costs equally. Buyer and Seller further agree to pay its own attorneys' fees.
7. SURVEY. Buyer may at its own expense obtain a Survey certified to Buyer to current ALTA
survey standards and referring to the Commitment and identifying all documents (the "Survey") recorded on the
Property. The cost of the Survey shall be paid by Buyer.
8. TITLE INSURANCE: Seller shall pay for at Closing, an owner's ALTA title insurance policy
from Title Company insuring marketable fee simple title in Buyer in the amount of the purchase price, as of the
time and date of recordation of Seller's General Warranty Deed, subject only to the Permitted Exceptions defined
below. Seller. shall, within ten 10 days after complete execution of this Contract, deliver to Buyer a commitment
(the "Title Commitment") issued by the Title Company for the most current form of an owner's ALTA Title
Insurance Policy by which the Title Company shall agree to insure mazketable fee simple title to the Property in the
Buyer in the amount of the purchase price as of the date and time of recordation of the deed. However, the Title
Commitment shall be subject to the conditions in this Contract and to customary covenants, declazaticns,
restrictions, zoning laws, easements, party wall agreements, special assessments and community contracts of record
as of the time and date of recordation of the Deed, to which Buyer does not object. Buyer shall have fifteen (1 S)
days after receipt of the Title Commitment (the "Review Period") in which to notify Seller in writing of any
objections to any matter(s) shown or referred to in the Title Commitment or the Survey. Any matter(s) which are set
forth in the Title Commitment or the Survey and to which Buyer does not object within the Review Period shall be
deemed to be permitted exceptions to the status of Seller's title (the "Permitted Exceptions"). With regard to items
to which Buyer does so object in writing, Seller shall have thirty (30) days from date of receipt of Buyer's notice of
objections, or, if sooner, the Closing Date ("Cure Period"1 to cure said objections. If Seller does not cure objections
by the end of the Cure Period, Buyer may either cancel this Contract in which case the Earnest Money shall be
returned to Buyer or Buyer may waive such objections and proceed to closing hereunder.
9. INSPECTIONS: Seller shall deliver to Buyer within ten (10) days after the Effective Date,
legible copies of all existing surveys, drawings, abstracts, environmental reports and other inspection reports which
are in Seller's control.
10. REPRESENTATIONS: Seller hereby makes the following representations, warranties and
covenants in connection with Buyer's purchase of the Property, with the understanding and intention that Buyer has
a right to rely upon and hereby does rely upon the same in entering into this Contract:
(a) Seller is the owner of good title, and is the fee simple owner of all of the Property, and has full and
unrestricted legal right and authority to convey merchantable title to the Property to Buyer at Closing, free and clear
of all mortgages, deeds of trust, liens, security interests, claims, obligations, undertakings, contracts, restrictions,
charges and encumbrances, with the exception of the Permitted Exceptions;
(b) There are no tax liens, mechanic's liens, contractor's claims, unpaid bills for material or labor
supplied to the Property, judgments, pending lawsuits, executions, bankruptcy proceedings, or any similar items of
like nature which might adversely affect the Property or Seller's title to the Property;
(c) There are no pending or threatened condemnation or eminent domain proceedings which would
affect the Property.
(d) There are no undisclosed contracts or understandings between Seller and any other party or parties
which do or will materially affect the operation of the Property as currently operated by Seller.
(e) Seller is not aware of any threatened or alleged violations of any laws, rules, regulations, orders or
directives with respect to any of the Property. Seller is not involved in or aware of any litigation threatened or
pending which would affect the Property or the use thereof by Buyer.
Buyer's obligations under this Contract are expressly conditioned upon all of the above representations,
warranties, and covenants of Seller being true and correct when made and on the Closing Date as if made on and as
of such date or when performed, as applicable. Until Closing, Seller shall disclose to Buyer in writing any
conditions or events that arise or occur subsequent to the Effective Date that become known to Seller and which
contradict or modify any representation or warranty of Seller set forth herein or would otherwise have a material
effect upon the Property. In the event prior to Closing Buyer obtains knowledge contrary to Seller's representations
and warranties, Buyer shall promptly notify Seller of the same. In further clarification, Buyer shall not have the
right to make a claim against Seller under any representation or warranty of Seller to the extent that, prior to
Closing, Buyer became aware that the representation or warranty was not accurate and Buyer elected to complete
the Closing. At Closing, Seller shall certify to Buyer in writing that all representations and warranties of Seller as
set forth in this paragraph 10 are true and correct as of the Closing Date except as amended or modified by facts or
circumstances discovered by Seller subsequent to the Effective Date and disclosed to Buyer as provided herein.
Subject as provided herein, Seller's representations and warranties shall survive the Closing for a period of one (1)
year after the Closing Date.
11. REAL ESTATE BROKER: Seller and Buyer agree that neither such party has used a real estate
broker, finder or other person claiming a commission or fee for negotiating this sale. Any party to this Contract
through whom a claim to any broker's, finder's or other fee is made, contrary to the representations made above in
this paragraph, shall indemnify, defend and hold harmless the other party to this Contract from any other loss,
liability, damage, cost or expense, including, without limitation, reasonable attorney's fees, court costs and other
legal expenses paid or incurred by the other party, that is in any way related to such a claim. The provisions of this
paragraph shall survive Closing or termination of this Contract.
12. DELIVERY OF DEED AND CONVEYANCE DOCUMENTS; PAYMENT;
DISBURSEMENT OF PROCEEDS: At or before Closing, Seller agrees to properly execute and deliver at
closing a General Warranty Deed, a Bill of Sale for any non-realty portion of the Property, and any other
conveyance documents, funds, a standard Seller's Affidavit and any other affidavits required by the Title Company
and such other documents reasonably necessary to complete the Closing. The General Warranty Deed, Bill of Sale
and other conveyance documents shall convey to Buyer marketable title to the Property, subject only to the
Pennitted Exceptions. Buyer shall deliver at closing a cashier's check or guazanteed funds sufficient to satisfy its
obligations under this Contract. Seller understands that, unless otherwise agreed, disbursement of proceeds will not
be made until after the General Warranty Deed or the instrument of conveyance, and, if applicable, the
mortgage/deed of trust have been recorded and the Title Company can issue said title policy; provided, however,
Seller's proceeds shall be disbursed to Seller on the same day the deed is recorded.
13. INSURANCE; MAINTENANCE; CASUALTY; CONDEMNATION; CHANGE OF
CONDITION: Seller agrees to maintain Seller's current fire and extended coverage insurance and any other
property insurance, if any, on the Property until Closing. Seller shall do ordinary and necessary maintenance,
upkeep and repair to the Property through Closing. If, before Closing, all or any part of the Property is taken by
eminent domain, or if a condemnation proceeding has been filed or is threatened against the Property or any part
thereof, Seller shall promptly provide written notice to Buyer of any such event. Upon notice of such occurrence,
Buyer may re-inspect the Property and may, by written notice to Seller within ten (]0) days after receiving Seller's
notice, terminate this Contract. Unless this Contract is so terminated, it shall remain in full force and effect, and
Seller shall at Closing assign and transfer to Buyer all of Seller's right, title and interest in and to any awards that
maybe made for any taking and any insurance proceeds payable on account of casualty. If anon-material change in
condition occurs with respect to the Property, Seller shall remedy such change before Closing. The provisions of
this paragraph shall survive Closing or termination of this Contract.
14. FOREIGN INVESTMENT: Seller represents that Seller is not a foreign person as described in
the Foreign Investment in Real Property Tax Act and agrees to deliver a certificate at Closing to that effect which
shall contain Seller's tax identification number.
15. TERMINATION: If Seller defaults on any obligation created under this Contract, or Seller fails
to deliver clear and marketable title to Buyer, free of any liens, claims or encumbrances on the Premises, Buyer shall
be entitled to an immediate return of the Earnest Money deposit, and neither party shall have any further rights or
obligations under this Contract except as otherwise stated in this Contract.
16. DEFAULT AND REMEDIES: Seller or Buyer shall be in default under this Contract if either
fails to comply with any material covenant, agreement or obligation within any time limits required by this Contract.
Following a default by either Seller or Buyer under this Contract, the other party shall have the following remedies,
subject to the provisions of paragraph 17 of this Contract:
(a) If Seller defaults, Buyer may (i) specifically enforce this Contract and recover damages suffered
by Buyer as a result of the delay in the acquisition of the Property; or (ii) terminate this Contract by written notice to
Seller and, at Buyer's option, pursue any remedy and damages available at law or in equity. If Buyer elects to
terminate this Contract, the Earnest Money shall be returned to Buyer.
(b) If Buyer defaults, Seller may terminate this Contract by written notice to Buyer and retain the
Earnest Money as liquidated damages as Seller's sole remedy (the parties recognizing that it would be extremely
difficult to ascertain the extent of actual damages caused by Buyer's breach, and that the Earnest Money represents
as fair an approximation of such actual damages as the parties can now determine).
3
If as a result of a default under this Contract, either Seller or Buyer employs an attorney to enforce its
rights, the defaulting party shall, unless prohibited by law, reimburse the non-defaulting party for all reasonable
attorney's fees, court costs and other legal expenses incurred by the non-defaulting party in connection with the
default.
17. DISPOSITION OF EARNEST MONEY AND OTHER FUNDS AND DOCUMENTS: In the
absence of written escrow instructions, and notwithstanding any other terms of this Contract providing for forfeiture
or refund of the Earnest Money, the Title Company acting as Escrow Agent shall not distribute the Earnest Money
or other escrowed funds or documents, once deposited, without the written consent of all parties to this Contract. A
party's signature on a closing statement prepared by the Title Company acting as Escrow Agent or Closing Agent
shall constitute such consent. In the absence of either written consent or written notice of a dispute, failure by either
Buyer or Seller to respond in writing to a certified letter from the Title Company acting as Escrow Agent within
fifteen (15) days of receipt, or failure by either Buyer or Seller to make written demand upon the other party and
upon the Title Company acting as Escrow Agent for return or forfeiture of the Earnest Money, other escrowed funds
or documents within sixty (60) days after receiving written notice of cancellation of this Contract, shall constitute
consent to distribution of all ,funds and documents deposited with the Title Company acting as Escrow Agent as
suggested in any such certified letter or written demand.
If a dispute arises over the disposition of funds or documents deposited with the Title Company acting as
Escrow Agent that results in litigation, any attorney's fees, court costs and other legal expenses, including the cost of
an action in interpleader, incurred by the Title Company acting as Escrow Agent in connection with such dispute
shall be reimbursed from the Earnest Money or from other funds deposited with the Title Company acting as Escrow
Agent.
18. ENTIRE AGREEMENT AND MANNER OF MODIFICATION: This Contract, and any
attachments or addenda hereto, constitute agreement of the parties concerning the Property, supersede all other
agreements and maybe modified only by initialing changes in the Contract or by written agreement.
19. NOTICES: All notices, consents, approvals, requests, waivers, objections or other
communications (collectively "notices") required under this Contract (except notice given pursuant to paragraph 17
of this Contract) shall be in writing and shall be served by hand delivery, by prepaid United States certified mail,
return receipt requested, or by reputable overnight delivery service guaranteeing next-day delivery and providing a
receipt. All notices shall be addressed to the parties at the respective addresses as set forth below, except that any
party may, by notice in the manner provided above, change this address for all subsequent notices. Notices shall be
deemed served and received upon the earlier of the third day following the date of mailing (in the case of notices
mailed by certified mail) or upon delivery (in all other cases). A party's failure or refusal to accept service of a
notice shall constitute delivery of the notice.
20. POSSESSION OF THE PROPERTY. Notwithstanding anything in this Contract to the
contrary, Buyer shall have access to, and take possession of the Property upon Closing.
21. TAX DEFERRED EXCHANGE. If Seller advises Buyer that it intends to designate the subject
property as an "exchange property", as that term is used in IRC Section 1031 and the Income Tex Regulations
promulgated thereunder, and accordingly, that Seller intends to assign its interest in the proceeds realized by this
Agreement to Seller's Qualified Intermediary prior to closing, Buyer agrees to consent to such assignment and
agrees to accept said Qualified Intermediary's performance of any act or obligation as performance by Seller;
provided that such assignment shall not abrogate, diminish or otherwise affect Seller's liability for the breach of any
of Seller's representations, warranties, indemnities, obligations or undertakings which aze set forth herein or derive
herefrom; and further provided that such assignment shall not delay they date of any performance required or
contemplated hereunder. Buyer agrees to cooperate with Seller and Seller's Qualified Intermediary for the purpose
to facilitate the timely consummation of Seller's Section 1031 exchange, provided that Buyer shall not be obligated
to incur any delay or additional expense or liability as a result thereof or in connection with Seller's Section 1031
exchange, and Seller agrees to reimburse Buyer therefore, forthwith upon demand.
22. MISCELLANEOUS.
(a) This Contract maybe executed in any number of counterparts, each of which shall be deemed an
original, but all of which when taken together shall constitute one and the same instrument.
(b) To facilitate execution of this Contract, the parties may execute and exchange by telephone
facsimile or telecopier counterparts of the signature page; the signature of any person thereon, for purposes hereof, is
to be considered as an original signature; and the document transmitted is to be considered to have the same binding
effect as an original signature on an original document.
23. TIME AND EXACT PERFORMANCE ARE OF THE ESSENCE UNDER THIS
CONTRACT.
24. AGENCY DISCLOSURE. Not Applicable -No Brokers. 5.l~/~~~ ~~
(Signaturen the f ~ win g6j ~ ~~f'` ~r ~~ ~~ ®°~'~'`'~ / /
.~
5
IN WITNESS WHEREOF, Seller and Buyer execute this Contract on the date(s), and at the time(s),
indicated below their respective signatures.
BK REA OPERTI
By:
Its: X12 ~~'t L~L-
lseay
City Clerk
(SELLER) (BUYER)
Date: Date:
Time: Time:
Mailing Addre~y Mailing Address:
/3~d' Nw ~~ ~~' 2950 NW Vivion Road
C ~ Riverside, Missouri 64150
~~/
Telephone: Teleph~o^ne-~81~6-741-3993
Date of acceptance, the "Effective Date", is: d , 2008.
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by and between
of the CAamry of +'~1.lMbp~. ,Sate of xewda , bereia aped the 6raotor rhxier ottc or more,
aad Bt heal Propart3as, LLC
of ®e Llotmtp oP Jackson , Seaee of Missouri, . , herein coped dte paWae whedter one err mDn.
MaDioa addteaa of said first mined iraaoee is 1508 xW 47th Tarr. , Kansas City, xO 64116
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paeels of hind iyiag, 6aioE and ailwse is the Coaaq of Diatta and Sues of xiasmari , to-wit:
Sera Attached 8ttbibit L on ttapa 9
bTIBIECT TO rnresanRV. rnnditiorx. eaaaaems, reatritahaac and reaavatiom ofreeotd, if eery.
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A tract of land is the Northeast Q~ of Section 4, Towahip 50, Range 33, River~de, ~
phiue Cotu~, Missouri, described as tbllows: Begianiog 1290.2 fed F.sd and 1023 fed O
South ofthe North Qttateroomer of Section 4, Towaehip S0, Range 33; thence East ~_
parallel with the North line o~Psaid section 1288.0 feet to the East line of said sec&on; ~
drence South 297 feet; then~x•West parallel to and 1320 feet South of the North iine of
said searoa 1287.3 feet;lhenEe North 297 fed to begiwsinog; S the abandoned
rigiu-of-way oftlu K.C.C.C. sad St Joe RaUway. Also, a dip of landm the Northeast
'/, of Socdon 4, Towaship~50, Range 33, R9vaaido, Platte County, Misswui, described as
follows: $cgtoaing on the East line of Section 4, Township 50, Range 33;1312.5 feet
South of the Natheast caner of said sediar thence West 12873 feet; thence South 9.3
f~ theax East petalld with the Notch line of said Section 12873 feet; thence Nord 73
feet rd beginwiag, including the abandoned right-of-way of t!u K.C.C.C. sect St. )oa
Railway.
0
CHICAGO TITLE INSURANCE COMPANY
BUYER'S/BORROWER'S SETTLEMENT STATEMENT
ESCROW NUMBER: 02601-020082840-001 ORDER NUMBER: 02601-020082840
CLOSING DATE: 06/23/08 CLOSER: Sharon E. Dains
BUYER: City of Riverside, Missouri
SELLER: BK Real Properties, LLC
PROPERTY: +/- 8.83 acres, Missouri
Sales Price
Earnest Money Deposit
Prorationa And Adjustments
County Taxes from 01/01/08 to 06/23/08
Total amount $ 73.88 for 366 days
Settlement or Closing Fee To Chicago Title
Warranty Deed filing fee to Chicago Title
E-filing fee to Chicago Title
Funds Due From Buyer At Closing
CHARGE BUYER
$ 75,000.00 $
PAGE: O1
CREDIT BUYER
5,000.00
35.12
250.00
40.00
4.00
70,258.88
----------------- -----------------
TOTALS $ 75,294.00 $ 75,294.00
veeasso=~veeaeeoo ..o..ee.o....=___
CHICAGO TITLE INSURANCE COMPANY ASSUMES NO LIABILITY OR RESPONSIBILITY FOR READJUSTMENT OF TAX PROBATIONS
NECESSARY DUE TO INCREASE IN THE LEVY RATE OR ASSESSED VALUATION OF THE PREMISES IN QUESTIONS.
WIRE INSTRUCTIONS:
BANK: COMMERCE BANK
ABA NO. 101000019
CREDIT: CHICAGO TITLE INSURANCE COMPANY
106 W.11TM STREET, SUITE 1800
KANSAS CITY, MO 64105
ACCT. NO.: 111-464-0
REFERENCE: CHICAGO FILE N0. 20082840
.BUYER'S STATEMENT APPROVED:
City of Rivers' e, Missouri
By: ~ ~~
Kathleen L. Rose, Mayor
CHICAGO TITLE INSURANCE COMPANY
~~
Sharon E. Dains
Commercial Escrow Officer
-_:.. __ _
CHICAGO TITLE INSURANCE COMPP~ Q ~Y
O
BUYER'S/BORROWER'S SETTLEMENT STATEMENT
ESCROW NUMBER: 02601-020082840-001 ORDER NUMBER: 02601-020082840
CLOSING DATE: 06/23/08 CLOSER: Sharon S. Dains
BUYER: City of Riverside, Missouri
SELLER: BK Real Properties, LLC
PROPERTY: +/- 8.83 acres, Missouri
Sales Price
Earnest Money Deposit
Prorations And Adjustments
County Taxes from 01/01/08 to 06/23/06
Total amount $ 73.88 for 366 days
-__ _.
Settlement or Closing Fee To Chicago Title
Warranty Deed filing fee to Chicago Title
E-filing fee to Chicago Title
Funds Due From Buyer At Closing
PAGE: O1
CHARGE BUYER CREDIT BUYER
$ 75,000.00 $
5,000.00
35.12
__. __ - 250.00. ___
40.00
4.00
70,258.88
----------------- -----------------
TOTALS $ 75,294.00 $ 75,294.00
CHICAGO TITLE INSURANCE COMPANY ASSUMES NO LIABILITY OR RESPONSIBILITY FOR READJUSTMENT OF TAX PROBATIONS
NECESSARY DUE TO INCREASE IN THE LEVY RATE OR ASSESSED VALUATION OF THE PREMISES IN QUESTIONS.
WlREINSTRUCTIONS:
BANK:
ABA NO.
CREDIT:
ACCT. NO.:
REFERENCE:
BUYER'S STATEMENT APPROVED:
OOMMERCE BANK
101000019
CHICAGO TITLE INSURANCE COMPANY
106 W. i1TM STREET, SUITE 1800
KANSAS CITY, MO 64105
111-464.0
CHICAGO FILE N0. 20082840
City of Rivers' e, M/i'ss""ouri
By: ~~t,Ge.e~O.~ ~~
Kathleen L. Rose, Mayor
CHICAGO TTfLE INSURANCE COMPANY
Sharon E. Dains
Commercial Escrow Officer