Valuation Estimates for Easthampton Road RFP Assessors 10-10-2019
Request for Bids
Sale of Surplus City Property, Easthampton Road/Route 10
The minimum bid is $50,000 (the highest bidder will be awarded the Purchase and Sale Agreement)
For Questions: Wayne Feiden at WFeiden@NorthamptonMA.gov
Property available for bid: 5.25 acres described in a deed recorded at the Hampshire Registry, Book 12857, Page 9; Being “Rocky Hill Limited Development” on a plan at Plan Book 240,
Pages 70-71; A development agreement on the abutting parcel to the south provides some potentialopportunities for access and public utilities, as described at Book 11173, Page 113.
Submit Sealed Bids by the bid deadline:9:00 AM Tuesday November 19, 2019
Wayne Feiden, Office of Planning & Sustainability
ATTN: Sealed Bid‐ Easthampton Road
210 Main Street Northampton, MA 01060
Bids must include:The amount of the bid (bids below $50,000 will NOT be accepted): $_______________________Name and address of bidder: ______________________________________________________Phone
number and email of bidder: _________________________________________________A 25% deposit (Deposits will be refunded only in accordance with thisRFP).A signed copy of the attached purchase
and sale agreement, with blanks completed (we will sign and return for the acceptedbid).
Conditions and Representations:The successful bidder will have up to 120 days for all due diligence (title, wetlands, environmental site assessment, permitting, and any other due diligence).
In return for the due diligence period, the successful bidder is responsible for all such due diligence and the City makes no representations. This property has NOT yet been surplused
by City Council. The city is going to request this surplusing, but cannot make any representations about that and cannot sell the property until and unless that is approved.We reserve
the right to reject any and all bids and cancel the bid process.If the successful bidder is a non-profit organization exempt from property taxes they will be required to enter into a
payment in lieu of taxes (PILOT) agreement with the seller requiring an annual payment to the City of Northampton equivalent to 25% of what the property taxes on the property would be
if it were not tax-exempt based on the annual assessed value of the property as determined by the City assessor and the City’s annual property tax rate.Closing deadline is 120 days after
the bid opening and the city notice that we have accepted a proposal, subject to below.
Purchase and Sale Agreement
SECTION 1. Definitions1.2.1DATE of thisAgreement:November, 2019PREMISES:5.25 acres described in a deed recorded at the Hampshire Registry, Book 12857, Page 9; Being “Rocky Hill Limited
Development” on a plan at Plan Book 240, Pages 70-71; A development agreement on the abutting parcel to the south provides some potential opportunities for access and public utilities,
as described at Book 11173, Page 113.SELLER: Address:
Email:
Seller's Attorney:
City of Northampton
210 Main Street, Northampton, MA 01060
WFeiden@NorthamptonMA.gov
Robert Spencer, Jankowski & Spencer
6 University Drive, #201, Amherst, MA01002Address:Phone:(413) 549-0041BUYER: Address:
Buyer'sAttorney: Address:
Phone: Email:
______________________________________
____________________________________________________________________________
______________________________________
____________________________________________________________________________CLOSING DATE:April 17, 2020 or anytime sooner date mutually agreedupon.
The parties agree that time is of the essence.PLACE:Hampshire Registry of Deeds, unless some other place should be mutually agreed upon by theparties.PURCHASE PRICE: The total purchase
price for the Premisesis ____________________Dollars($__,___). A deposit of 25% was made with the bid submittal, which shall be applied to the Purchase price at closing. The balance
of thePurchase price shall be paid at the time of delivery of the deed by certified, treasurer’s or bank check, or by wire transfer, at Buyer’selection.TITLE:
Quitclaim Deed with a retained agreement that if the successful bidder is a non-profit organization exempt from property taxes they will be required to enter into a payment in lieu of
taxes (PILOT) agreement with the seller requiring an annual payment to the City of Northampton equivalent to 25% of what the property taxes on the property would be if it were not tax-exempt
based on the annual assessed value of the property as determined by the City assessor and the City’s annual property tax rate.CONDITIONS:TheRequest for Bids for this sale and this RFP
is incorporated into this Agreement.
WARRANTIES: Except as set forth otherwise in this Agreement, the following representations and warranties are made by Seller as of the date of this Agreement and also as of the time
of the delivery of the deed:None
SECTION 2 -- GENERAL PROVISIONSCovenant. Seller agrees to sell and Buyer agrees to buy the Premises upon the terms hereinafter setforth.Buildings, Structures, Improvements, Fixtures.
There are no improvements on the property.
Buyer acknowledges that the Premises is being sold in “as is” condition.Title Deed. Said Premises are to be conveyed by a good and sufficient quitclaim deed running to Buyer, or to a
nominee designated by Buyer by written notice to Seller at least seven calendar days before the deed is to be delivered as herein provided, and said deed shall convey a good and clear
record and marketable title thereto, free from encumbrances,exceptProvisions of existing building and zoninglaws;Existing rights and obligations in party walls which are not the subject
of written agreement;Such taxes for the then current year as are not due and payable on the date of the delivery of such deed;Any liens for municipal betterments assessed after the date
of this Agreement;andEasements, restrictions and reservations of record, if any, provided the same do not interfere with use of and access to thePremises.Deed and Plans; Seller shall
be responsible for drafting thedeed.Registered Title. The title to this property is notRegistered.Possession and Control of Premises. Full possession of said Premises free of all tenants
and occupants, except as herein provided, is to be delivered at the time of the delivery of the deed, said Premises to be then (a) in the same condition as they now are, reasonable use
and wear thereof excepted, and (b) in compliance with provisions of any instrument referred to inclause
2.3 hereof. Buyer shall be entitled personally to inspect said Premises prior to the delivery of the deed in order to determine whether the condition thereof complies with the terms
of this clause.Extension to Perfect Title or Make Premises Conform. If Seller shall be unable to give title or to make conveyance, or to deliver possession of the Premises, all as herein
stipulated, or if at the time of the delivery of the deed the Premises do not conform with the provisions hereof, then Seller shall use reasonable efforts to remove any defects in title,
or to deliver possessionasprovided herein, or to make the said Premises conform to the provisions hereof, as the case may be, and thereupon the time for performance hereof shall be extended
for a period of thirty calendar days.Failure to Perfect Title or Make Premises Conform. If at the expiration of the extended time Seller shall have failed so to remove any defects in
title, deliver possession, or make the Premises conform, as the case may be, all as herein agreed, or if at any time during the period of this Agreement or any extension thereof, the
holder of a mortgage on said Premises shall refuse to permit the insurance proceeds, if any, to be used for such purposes, then all obligations of the parties shall cease and this Agreement
shall be void without recourse to the parties hereto, provided however that all deposits made by Buyer under this Agreement shall be refunded to Buyer, which obligation shall survive
the termination of this Agreement. The Buyer acknowledges that the city may use eminent domain to clean any defective title and waives any objections to suchactions.Buyer’s Election
to Accept Title. Buyer shall have the election, at either the original or any extended time for performance, to accept such title as Seller can deliver to the said Premises in their
then condition and to pay therefore the purchase price, without deduction, in which case Seller shall convey such title, except that in the event of such conveyance in accord with the
provisions of this clause, if the said Premises shall have been damaged by fire or casualty insured against, then Seller shall, unless Seller has previously restored the Premises to
their former condition, eitherpay over or assign to Buyer, on delivery of the deed, all amounts recovered or recoverable on account of such insurance, less any amounts reasonably expended
by Seller for any partial restoration,orif a holder of a mortgage on said Premises shall not permit the insurance proceeds or a part thereof to be used to restore the said Premises to
their former condition or to be so paid over or assigned, give to Buyer a credit against the purchase price, on delivery of the deed, equal to said amounts so recovered or recoverable
and retained by the holder of the said mortgage less any amount reasonably expended by Seller for any partial restoration.Acceptance of Deed. The acceptance of a deed by Buyer, or its
assignee or nominee as the case may be, shall be deemed to be a full performance and discharge of every agreement and obligation herein contained or expressed, except such as are, by
the terms hereof, to be performed after the delivery of saiddeed.Use of Money to Clear Title. To enable Seller to make conveyance as herein provided, Seller may, at the time of delivery
of this deed, use the purchase money or any portion thereof to clear the title of any or all encumbrances or interests, provided that all instruments so procured are recorded simultaneously
with the deed or, for institutional mortgages, are recorded in accordance with customary conveyancingpractices.Adjustments. Taxes for the then current fiscal year shall be adjusted in
accordancewith
G.L. c. 59, § 72A. If the amount of said taxes is not known at the time of the delivery of the deed, they shall be apportioned on the basis of the taxes assessed for the preceding fiscal
year.Brokers. No brokers are being used for thistransaction.Seller'sbroker:NONEBuyer's broker:NONEInspection Rights. The parties agree that Buyer shall have the right to obtain, at Buyer's
expense, an inspection of the premises by a consultant of Buyer's during the bid period. In consideration of right of inspection and rescission, Seller is hereby released from liability
relating to defects in the premises actually disclosed or about which Seller had no actual knowledge.Water/Sewer, ledge, permitting. Seller makes no representations.Hazardous Materials,
Lead, Asbestos, and Oil. Seller represents and warrants to Buyer that, to the best of Seller’s knowledge, information and belief, (i) there has been no release of any hazardous materials
or oil on, from or near the Premises, except as noted above, (as used in this Agreement, the terms "release," "hazardous materials" and "oil" shall have the meaning given to them in
M.G.L.c.21E), (ii) there are no underground storage tanks or other subsurface facilities holding petroleum or oil products currently in use or previously abandoned on the Premises and
(iii) chlordane has not been used as a pesticide on the Premises. These representations and warranties shall survive theclosing.Financing Contingency. There is no financingcontingency.Title
to Premises. Notwithstanding anything herein contained, the Premises shall not be considered to be in compliance with the provisions of this Agreement with respect to titleunless:No
building, structure, or right of way, easement or improvement, including any driveway(s), garages, septic systems and wells or property of any kind encroaches upon or under the Premises
from otherpremises;Title to the Premises is insurable, for the benefit of Buyer, by a title insurance company acceptable to Buyer, in a fee owner's policy of title insurance at normal
premium rates, in the American Land Title Association form currently inuse;All structures and improvements on the Premises, including any driveway(s) garage(s), septic systems and wells
and all means of access to the Premises shall not encroach upon or under any property not within the lot lines of thePremises;The Premises abut a public way, or have the benefit of an
access and utility easement over a private way leading to a public way, duly laid out or accepted as such by the municipality in which the Premises arelocated.Affidavits, etc. Simultaneously
with the delivery of the deed, Seller shall execute and deliver: (a) affidavits and indemnities under oath with respect to parties in possession and mechanic's liens to induce Buyer’s
title insurance company to issue lender's and owner's policies of title insurance without exception for those matters, and Seller shall indemnify and hold harmless the title insurance
company for any losses, costs, or damages sustained as a result of issuing a policy without exceptions covered by such representations; (b) an affidavit, satisfying the requirements
of Section 1445 of the Internal Revenue Code and regulations issued thereunder, which states, under penalty of perjury, Seller’s United States taxpayer identification number, that Seller
is not a foreign person, and Seller’s address (the "1445 Affidavit"); (c) Internal Revenue Service Form W-8 or Form W-9, as applicable, with Seller’s tax identification number, and an
affidavit furnishing the information required for the filing of Form 1099S with the Internal Revenue Services and stating Seller is not subject to back-up withholding; and (d) such additional
and further instruments and documents as may be consistent with thisAgreement and customarily and reasonably required by Buyer and/or the Buyer’s title insurance company to complete
the transactions described in thisAgreement.Title Standards. Any matter or practice arising under or relating to this Agreementwhich is the subject of a title standard or a practice
standard of the Real Estate Bar Association at the time for delivery of the deed shall be covered by said title standard or practice standard to the extent applicable.Deposit. A 25 percent
deposit shall be made by the Buyer as part of its bid submittal. The Deposit shall be held by the City or its attorney. The Deposit shall be duly accounted for at the time of performance
of this agreement or otherwise by the agreement of the parties or by order of a court of competent jurisdiction. The deposits are refundable only if Planning & Sustainability approves
due diligence work contracted for by the bidder and the bidder agrees to release all such work products and all rights to such work products to theCity.Buyer’s Breach. If Buyer shall
unjustifiably fail to fulfill Buyer’s part of this Agreement, all deposits made hereunder, if any, shall be forfeited and become the property of Seller as liquidated damages, which shall
constitute Seller’s sole and exclusive remedy at law or in equity for Buyer’s default under thisAgreement.Notices. Any notice required or permitted to be given under this Agreement shall
be in writing and signed by the party or the party's attorney or agent and shall be deemed to have been given: (a) when delivered by hand, or (b) when sent by Federal Express or other
similar courier service, or (c) when mailed by certified mail, return receipt requested, or (d) upon electronically confirmed receipt of facsimile delivery (provided that such facsimile
delivery is promptly followed by one of the other permitted forms of notice contained herein), to the party with a copy to the party’s attorney at the addresses set forth in Section1.Closing.
The deed and other documents required by this Agreement are to be delivered and the Purchase Price paid at the Date and Time of Closing and at the Place of Closing. All documents and
funds are to be delivered in escrow subject to prompt rundown of title and recording, which term shall include registration in the case of registered land. Seller’s proceeds may be in
the form of an IOLTA check, and the check shall be held in escrow by Seller’s attorney who shall release the check to Seller only following the recording of thedeed.Condition of Premises
at Closing. Seller agrees to deliver the Premises at the time of delivery of Seller’s deed in a condition substantially similar to its condition at the time of the signing of thisAgreement.Casualty.
Notwithstanding anything herein to the contrary, in the event of damage to or destruction of the Premises by fire, vandalism or other casualty, then at Buyer’s sole option, this Agreement
may be terminated, whereupon all deposits paid by Buyer hereunder shall be promptly returned toBuyer.Liability of Trustee, Shareholder, Fiduciary, etc. If Seller or Buyer executes this
Agreement in a representative or fiduciary capacity, only the principal or the estate represented shall be bound, and neither Seller or Buyer so executing, nor any shareholder or beneficiary
of any trust, shall be personally liable for any obligation, express or implied,hereunder.Extensions. Buyer and Seller hereby authorize their respective attorneys (as the case may be)
to execute on their behalf any extensions to the time for performance and any change of location and/or time for delivery of the deed. Buyer and Seller shall be able to rely upon the
signature of said attorneys as binding unless they have actual knowledge before the execution or other consent to such extensions, that either party has disclaimed the authority granted
herein to bind them. For purposes of this Agreement, facsimile signatures shall be construed asoriginal.Construction of Agreement. This instrument, executed in multiple counterparts,
is to be construed as a Massachusetts contract, is to take effect as a sealed instrument, sets forth the entire contract between the parties, is binding upon and inures to the benefit
of the parties hereto and their respective heirs, devisees, executors, administrators, successors and assigns, and may be canceled, modified or amended only by a written instrument executed
by both Seller and Buyer. If two or more persons are named herein as Buyer their obligations hereunder shall be joint andseveral.Incorporation; Conflict. All terms of the Request for
Proposals and the Buyer’sProposal are hereby made a part of this Agreement and are incorporated herein by reference. In the event of conflicting or inconsistent provisions, the terms
of the Request for Proposals and the Buyer’s Proposal shallcontrol.Captions. The captions and headings throughout this Agreement are for convenience of reference only and the words contained
therein shall in no way be held or deemed to define, limit, explain, modify, amplify or add to the interpretation, construction or meaning of any provisions of, or the scope or intent
of this Agreement, nor in any way affect this Agreement, and shall have no legaleffect.
In Witness whereof, the parties hereto sign this Agreement under seal as of this of November, 2019.
Buyer:
th day
Seller:
Mayor David J. Narkiewicz
Wayne Feiden, FAICP, Director of Planning & Sustainability
Joseph M. Cook, Chief Procurement Officer
Joyce Karpinski, Auditor