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									    a U C t ion              ●   J U LY 1 1   ●   1:15 PM



 H i s tor iC L U X U rY
C on d o M i n i UM s i n
  t H e Be r K s H i r e s
    Lenox, M assachuset ts




                                                  Property Events




               w w w. T h e Gab lesA u ctio n .co m
                        Find Your Freedom®
                    Luxurious Living in Historic Condominiums
                                                            81 Walker St.
                                                          Lenox, MA 01240

   Live in the elegance of the Cottage Era with every modern amenity imaginable. Each home is custom crafted with soaring
ceilings, original architectural trim and at least one fireplace. The kitchens are of the highest quality and intelligently designed. All
of the units have extensive soundproofing, expansive custom windows, a laundry room, broadband internet access and state-of
     -the-art central heating and air conditioning. Classic new construction blends with old world craftsmanship and modern
materials resulting in carefree luxury living. Each home has designated parking for at least three cars, and most feature a private
 outdoor deck or porch overlooking the private tennis court and heated pool. The condominium homes range from 2,000 to
3,000 square feet of graceful living. Located in the heart of the Berkshires, half way between NYC and Boston, The Gables is
   within walking distance of gracious dining, fine shopping, galleries, churches, the historic Lenox Library, Tanglewood and
                     Kennedy Park with its hiking and cross-country ski trails, as well as many other amenities.




                               A Special Property Presentation by
                                          UNITED COUNTRY - PROPERTY EVENTS
                                                   75 South Church St.
                                                    6th Floor Suite 15
                                                   Pittsfield, MA 01201

Information deemed accurate, but subject to errors, omissions, prior sale, price changes, or withdrawal without notice. Contact affiliate for
                                                           verification of facts.




                            Nobody Knows the Country Like We Do
                          Table of Contents


•   Auction Overview
         Auction Information
         Auction Registration and Sale Site
         Buyer Broker Participation
         Property Tour
         Directions to Property
         Buyer's Premium
         Terms
•   Berkshire Facts and Information
         Introduction
         Area Education
         Population
         Transportation
         Utilities
•   Berkshire County Map
•   Assessors Map
•   History
•   Property Details
•   Pictures
•   Floor Plans
•   Locator Map
•   Terms and Conditions of the Sale
•   Disclaimer
•   Auction Real Estate Sales Contract
•   Buyers Broker Incentive Form
         Broker Participation Guideline
•   Conclusion
                                       Auction Overview
     Our goal is to provide you with enough information so that you can bid with confidence!

AUCTION INFORMATION
The auction will take place July 11th, 1:15pm on-site at 81 Walker St. Lenox, MA 01240.
Please contact United Country - Property Events Office for further details regarding the auction and the
property.
Phone: 413-442-9977 Fax: 413-499-6370

AUCTION REGISTRATION and SALE SITE
Cash or a Bank Check in the amount of $25,000 made payable to the yourself will be required to register to
bid. These funds will be required as partial down payment and is due immediately after being declared the high
bidder. Registration begins at 11:30 AM on auction day. Sale begins at 1:15 PM. The auction will take place
onsite at 81 Walker St. Lenox, MA 01240.

BUYER BROKER PARTICIPATION
Up to three percent (3%) commission will be paid to any properly licensed buyer broker who registers the
successful buyer according to the buyer broker guidelines.

PROPERTY TOUR
An auction representative will be available on-site Saturdays. We encourage you to thoroughly inspect the
property. You must rely on your own inspection and judgment when bidding on this property.

DIRECTIONS TO PROPERTY
81 Walker St. is Rte 183. The property is on the north side of the street, east of the monument from the center
of Lenox.

BUYER'S PREMIUM
A ten percent (10%) Buyer's Premium will be added to the high bid to arrive at the total purchase price paid
by the purchaser.

TERMS
A deposit equal to the ten percent (10%) buyer's premium will be required as down payment of which
Twenty-five Thousand Dollars ($25,000) must be presented in cash or a bank check. The remainder of the ten
percent (10%) buyer's premium can be in cash or personal check at the time and place of sale. The balance is
due in cash at closing, to take place on August 27th, 2009.
                                        Town Highlights

Lenox was a prosperous farming and mill town -- the seat of
Berkshire County -- that was suddenly "discovered" by famous
and wealthy residents of Boston and New York in the mid
1800s.
Nathaniel Hawthorne wrote "The House of Seven Gables" while
living in a little red cottage just outside of town (the cottage
actually is in Stockbridge, but Hawthorne thought he lived in
Lenox because its village center was much closer). Hawthorne's
series of children's stories, "Tanglewood Tales," provided the
name for a neighboring estate.
A recreation of Hawthorne's cottage, near Tanglewood, is open
for tours in the summer.
In 1845, Samuel Gray Ward, the Boston banker who later was
to finance the U.S. purchase of Alaska, built a summer home
near Hawthorne's cottage. Ward told his friends back in Boston
about the beautiful Berkshire countryside and the mild summer
weather. Soon, many of them were joining him as summer, or
even year-round residents. Among the early "summer people"
was Fanny Kemble, one of the most noted Shakespearean
actresses of the day.
By the late 1800s, Lenox and Stockbridge were booming as the summer homes of many of the country's elite. The
peak building year in Lenox was 1885, when construction began on several of the gigantic mansions these wealthy
families whimsically called "cottages."
The most magnificent of them all was Shadowbrook, built for railroad baron Anson Phelps Stokes on 900 acres at the
edge of Lenox and Stockbridge. With 100 rooms, it was one of the largest homes in North America. Andrew Carnegie
later bought the house, and died there in 1919.
The Guilded Age ended in the early twentieth century, when the income tax and other factors made it impossible for the
"cottagers" to maintain their huge summer homes in the Berkshires. Several of the cottages have been converted to
hotels or schools.
One of the grandest cottages in Lenox is open for public tours: The Mount, built by novelist Edith Wharton. The Mount
is now undergoing a restoration to bring it back to its former grandeur.
A new era for Lenox and the Berkshires began in the 1930s, when music lovers began sponsoring symphonic concerts
in the summer months. In 1937, the Boston Symphony Orchestra began offering concerts at its new summer home, the
"Tanglewood" estate between Lenox and Stockbridge. A year later, the orchestra inaugurated its huge new concert
hall, the "Shed."
In the succeeding six decades, Tanglewood has become famous as one of the world's leading music festivals, attracting
more than 300,000 listeners each summer. Other summer arts festivals, featuring theater, music and modern dance,
have joined in making the Berkshires the summer cultural capital of the Northeast United States.

(History from Lenox.org/history)




                       No One Knows the Country Like We Do
                                                 EDUCATION
Public Schools in Berkshire County - 58 schools
       Adams-Cheshire Regional              413-743-2939
       Berkshire Hills Regional             413-298-3711
       Central Berkshire Regional           413-684-0320
       Lanesborough Public Schools          413-442-2229
       Lee Public Schools                   413-243-0276
       Lenox Public Schools                 413-637-5550
       Mount Greylock Regional              413-458-9582
       North Adams Public Schools           413-662-3225
       Northern Berkshire Vocational School 413-663-5383
       Pittsfield Public Schools            413-499-9512
       Southern Berkshire Regional          413-229-8778

Private/Parochial - Berkshire County - 15 schools

Post Secondary - Berkshire Region - 18 schools
       Berkshire Community College             413-499-4660
       Massachusetts College of Liberal Arts 413-662-5000
       Simon's Rock College of Bard            413-528-7312
       Williams College                        413-597-3131
       *Additional Colleges and Universities are located within a one hour drive from the City of Pittsfield, such as
       SUNY Albany (State University of New York), RPI (Rensselaer Polytechnic Institute), and the Five-College
       Consortium which features cross registration of Amherst College, Hampshire College, Mt. Holyoke College,
       Smith College, and UMass, Amherst.*

                                                POPULATION
Massachusetts Census 2000:
        Berkshire County        134,953
        Pittsfield              45,793
        North Adams             14,681
        Great Barrington        7,527
                                            TRANSPORTATION
Airline Charter Service
        Pittsfield Municipal Airport                     413-443-6700
        Harriman & West Airport                          413-664-4585
        Great Barrington Airport                         413-528-1010
Airline Commercial Service
        Albany International Airport, Albany New York
                  Approximate driving distance: 45 minutes/45 miles
        Bradley International Airport, Hartford, Connecticut
                  Approximate driving distance: 90 minutes/70 miles
        Logan International Airport, Boston, Massachusetts
                  Approximate driving distance: 2 1/2 hours/ 135 miles
        JFK International Airport, New York, New York
        Laquardia Airport, New York, New York
                  Approximate driving distance: 3 hours/155 miles
Bus Transportation
        Pittsfield Bus Terminal                          413-442-4451
       Bonanza Bus Lines                             800-556-3815
       Peter Pan Bus Lines                           800-237-8747
       Berkshire Regional Transit Authority (BRTA)   413-499-2782
Train Transportation
       Amtrak Railroad                               800-872-7245

                                               UTILITIES
Electric
       Western Mass. Electric Company (WMECo)        800-286-2000
       Massachusetts Electric Company                800-465-1212
Natural Gas
       The Berkshire Gas Company                     800-292-5012
Telephone
       Verizon
       Residential                                   800-870-9999
       Commercial                                    800-941-9900
       Richmond NetWorx                              413-447-8053
       Richmond Telephone Company                    413-698-2255
Berkshire County Map
                      Edith Wharton & The Gables




        The Gables, originally known as Pine Acre, was built in 1885 and is an original
Berkshire Cottage. Designed in the Queen Anne Style, this property served as the
Wharton family home for many years.
        At the turn of the century, Lenox, located at the foothills
of The Berkshires, was a fashionable summer resort competing
with Newport and Bar Harbor for the high society of New
York and Boston.
        Edith Wharton was born to a socially prominent family
in New York City in 1862 during the Civil War. She was
privately educated and came into substantial inheritance while
still quite young.
        In 1885 she married Edward Robbins Wharton, known
as Teddy, a Harvard graduate twelve years her senior.
After tiring of Newport, Edith Wharton arrived in Lenox
in 1899, staying at Pine Acre with her husband's mother           Edith Wharton c. 1919 (Wikipedia)
while her own unique cottage, The Mount, was being
built.
        She wrote 40 volumes including novels, short stories and poems. Ethan Frome,
set in Lenox, is perhaps her best known work. In 1921 Edith Wharton won the Pulitzer
Prize for The Age of Innocence.
Condominium                           MLS# 186291                          Status: Active                       List Price: 1
                                                                 Address: Unit 1 81 Walker St Lenox, MA 01240
                                                                 Unit #: 1 Unit Level: 1
                                                                 Unit Placement: Front
                                                                  Agent Related:           No                 Region:              Berkshire -
                                                                  Agent Days On            33                                      South
                                                                  Market:                                     Village:
                                                                  Book:                    1144               Elem School:         Morris
                                                                  Page:                    286               Middle School:        Lenox
                                                                  Map Ref:                 M:40 B:025 P:0000                       Memorial
                                                                                           U:00              High School:          Lenox
                                                                  Tax Year:                2008                                    Memorial
                                                                  Taxes:                   0                  Year Built Apx:      1890
                                                                  Assess Amt:                                 Year Built           Assessor
                                                                                                              Source:
                                                                  Possession:              At Closing
                                                                                                              # Living Levels: 1
                                                                                                              # Units in       5
                                                                                                              Complex:

Betterment:                                                       Unit             Front                  Floor:          Ceramic; Wood
Association:                                                      Placement:                              Exterior:       Shingle
Sq Ft Liv Apx:          2,584                                     Comm             Landscaped; Pets       Garage:         None
                                                                  Features:        Allowed; Pool;
Sq Ft Source:           Other                                                      Tennis Court           Parking:        Off Street; Private
Total Rooms:            13                                        Views:           Seasonal               Lead Paint:     Unk
Total Bedrooms:         3                                         Waterfront:                             Restrict      Yes
Total Bathrooms:        4                                                                                 Covenants:
                                                                  Style:        Conversion
Total Full Baths:       2                                                                                 Restrictions:
                                                                  Construction: 2x6 Walls; Wood
Total 3/4 Baths:                                                                Frame                     Seller Terms:
Total Half Baths:       2                                         Roof:         Asphalt/Fiberglass        Seller Disc:  No
Parking Spaces:                                                   Basement:      Unfinished               Stove Permit:
Parking Spaces Type: Private                                      Electric Type: 200 Amp                  Water:        Public
                                                                  Heat/Cool:       Central A/C;           Sewer:          Public
                                                                                   Furnace                Title V Date:
                                                                  Fuel:            Nat Gas                Title V:      Not Applicable
Room Name               Room Level         Width     Length       Hot Water:       Nat Gas                Underground No
Bath - 1/2              1st Floor          6         6            Insulation:    Fiberglass; Other        Oil Tank:
Bath - 1/2              1st Floor          6         6            Energy         Energy * Appliances      Documents in Floor Plans; Master
                                                                  Features:                               Hand:        Deed; Mgmt Assoc
Bath - Full             1st Floor          6         11.9
                                                                                                                       Bylaws; Rules &
Bedroom 1               1st Floor          16.3      16.2         Accessibility: 1st Fl Bdrm; 1st Flr                  Regs
                                                                                 Bdrm w/Bath; 1st Flr
Bedroom 2               1st Floor          10.6      16.2                        Full Bath                Condo Fee       Condo Fee: 500;
Dining                  1st Floor          25.5      15.6                                                 Includes:       Exterior Maintenance;
                                                                  Zoning:        Residential                              Extra Storage;
Family Room             1st Floor          15.10     19.7         Right to Farm No                                        Garden Area;
Foyer                   1st Floor                                 Comm:                                                   Landscaping;
Kitchen                 1st Floor          13        15           Laundry:       In Unit                                  Swimming Pool;
                                                                                                                          Tennis Court
Living                  1st Floor          18.6      15.6
                                                                   Interior Amenities: Alarm System; Cable Avail; Central A/C; Fireplace(s);
Master Bath             1st Floor          6.10      14
                                                                   Granite Counter; High Speed Wiring
Master Bedroom          1st Floor          15.11     19.7          Exterior Amenities: Deck; Outbuilding; Patio; Private Pool
                                                                   Appliances Incl: Dishwasher; Dryer; Range Hood; Range/Stove; Refrigerator;
                                                                   Wall Oven; Washer
Public Remarks: AUCTION Onsite July 11th 1:15pm. Spectacular 1st floor unit incorporating new construction to match the grandeur of the
original home. Live & entertain in the original home’s elegant public rooms. Featuring 2 wood-burning fireplaces, soaring ceilings, 3 bedrooms,
3.5 baths, a master suite, living room, dining room, family room, gourmet kitchen and outdoor deck overlooking the tennis court and pool
Directions: 81 Walker St. is Rte 183. The property is on the north side of the street, east of the monument from the center of Lenox.
Telephone Pole Coord:
Agent Days On Market: 33                            Status Change Date: 05/27/2009                                      Org. Price: 1



                               Information is deemed to be reliable, but is not guaranteed. See copyright notice.
                             Prepared by United Country - Property Events on Monday, June 29, 2009 10:52 AM
                 The information on this sheet has been made available by the MLS and may not be the listing of the provider.
            Full Photo Tour
            81 Walker St, Lenox, MA 01240
This listing is Active Listed for $1 MLS # 186291

 Front                                 Front Steps




Left Side                               Fountain




 Back                                     Side
Tennis Court    Garden




   Pool         Cherub




Front Angle      Foyer




Living Room    Bathroom 1
 Family Room      Bathroom 2




Hardwood Floors     Kitchen




   Bedroom         Bedroom




   Fireplace      Dining Room
Condominium                            MLS# 186292                          Status: Active                       List Price: 1
                                                                 Address: Unit 2 81 Walker St Lenox, MA 01240
                                                                 Unit #: 2 Unit Level: 1
                                                                 Unit Placement: Front; Middle
                                                                  Agent Related:         No                    Region:              Berkshire -
                                                                  Agent Days On          33                                         South
                                                                  Market:                                      Village:
                                                                  Book:                  1144                  Elem School:         Morris
                                                                  Page:                  286                   Middle School:       Lenox
                                                                  Map Ref:               M:40 B:025 P:0000                          Memorial
                                                                                         U:00                  High School:         Lenox
                                                                  Tax Year:              2008                                       Memorial
                                                                  Taxes:                 0                     Year Built Apx:      1890
                                                                  Assess Amt:                                  Year Built           Assessor
                                                                                                               Source:
                                                                  Possession:            At Closing
                                                                                                               # Living Levels: 3
                                                                                                               # Units in       5
                                                                                                               Complex:

Betterment:                                                       Unit             Front; Middle        Floor:             Ceramic; Wood
Association:                                                      Placement:                            Exterior:          Shingle
Sq Ft Liv Apx:          2,801                                     Comm           Landscaped; Pets       Garage:            None
                                                                  Features:      Allowed; Pool; Private
Sq Ft Source:           Other                                                    Storage; Tennis Court Parking:            On Street; Private
Total Rooms:            15                                        Views:         Seasonal               Lead Paint:        Unk
Total Bedrooms:         3                                         Waterfront:                           Restrict           Yes
Total Bathrooms:        4                                                                               Covenants:
                                                                  Style:         Conversion
Total Full Baths:       3                                                                               Restrictions:
                                                                  Construction: 2x6 Walls; Wood
Total 3/4 Baths:                                                                 Frame                  Seller Terms:
Total Half Baths:       1                                         Roof:          Asphalt/Fiberglass     Seller Disc:       No
Parking Spaces:                                                   Basement:      Unfinished             Stove Permit:
Parking Spaces Type:    Private                                   Electric Type: 200 Amp                Water:             Public
                                                                  Heat/Cool:     Central A/C; Furnace Sewer:               Public
                                                                  Fuel:          Nat Gas                Title V Date:
Room Name               Room Level         Width     Length       Hot Water:     Nat Gas                Title V:           Not Applicable
Bath - 1/2              1st Floor          5         3            Insulation:    Fiberglass; Other      Underground        No
Bath - Full             3rd Floor          8.10      8                                                  Oil Tank:
                                                                  Energy         Energy * Appliances
Bath - Full             3rd Floor          8.10      5.7          Features:                             Documents in       Floor Plans; Master
                                                                                                        Hand:              Deed; Mgmt Assoc
Bedroom 1               3rd Floor          11        16.1         Accessibility:                                           Bylaws; Rules & Regs
Bedroom 2               3rd Floor          14        19.11        Zoning:        Residential            Condo Fee          Condo Fee: 500;
Dining                  2nd Floor          19.8      15.2         Right to Farm No                      Includes:          Exterior Maintenance;
Kitchen                 2nd Floor          14        12.8         Comm:                                                    Extra Storage;
                                                                  Laundry:       In Unit                                   Garden Area;
Library                 1st Floor          17.10     13                                                                    Landscaping;
Living                  2nd Floor          17.11     15.2                                                                  Swimming Pool;
Master Bath             2nd Floor          14        6.7                                                                   Tennis Court
Master Bedroom          2nd Floor          14        17.4          Interior Amenities: Alarm System; Cable Avail; Central A/C; Fireplace(s);
                                                                   Granite Counter; High Speed Wiring
Mud Room                1st Floor          13        12.8          Exterior Amenities: Deck; Outbuilding; Privacy; Private Pool
Other                   3rd Floor          17.7      8.4           Appliances Incl: Dishwasher; Dryer; Range Hood; Range/Stove; Refrigerator;
                                                                   Wall Oven; Washer
Public Remarks: AUCTION Onsite July 11th 1:15pm. Breathtaking tri-level unit incorporating original architectural details of the Wharton home.
Original massive front door opens to library w/ fireplace & study or 1st floor bedroom. Soaring staircase leads to master bedroom suite, balcony,
kitchen, formal dining room & living room w/ fireplaces. 3rd level offers 2 bedrooms, fireplace, baths & attic storage.
Directions: 81 Walker St. is Rte 183. The property is on the north side of the street, east of the monument from the center of Lenox.
Telephone Pole Coord:
Agent Days On Market: 33                             Status Change Date: 05/27/2009                                      Org. Price: 1



                                Information is deemed to be reliable, but is not guaranteed. See copyright notice.
                              Prepared by United Country - Property Events on Monday, June 29, 2009 10:53 AM
                  The information on this sheet has been made available by the MLS and may not be the listing of the provider.
             Full Photo Tour
         Unit 2 81 Walker St, Lenox, MA 01240
 This listing is Active Listed for $1 MLS # 186292

  Front                                 Front Angle




  Sign                                  Front Steps




Front Door                            Fountain Statue
Tennis Court          Side




  Garden              Pool




   Back               Sign




  Library      Library-Other Angle
 Detail       Fireplace




Stairway    Second Floor




Mudroom     Upper Landing




Fireplace      Kitchen
Energy Star Appliances   Second Floor Lit Room




  Second Floor Hall           Third Floor




      Fireplace                Laundry
Condominium                             MLS# 186290                           Status: Active                         List Price: 1
                                                                 Address: Unit 4 81 Walker St Lenox, MA 01240
                                                                 Unit #: 4 Unit Level: 2
                                                                 Unit Placement: Front; Upper
                                                                  Agent Related:          No                    Region:                 Berkshire -
                                                                  Agent Days On           33                                            South
                                                                  Market:                                       Village:
                                                                  Book:                   1144                  Elem School:            Morris
                                                                  Page:                   286                   Middle School:          Lenox
                                                                  Map Ref:                M:40 B:025 P:0000                             Memorial
                                                                                          U:00                  High School:            Lenox
                                                                  Tax Year:               2008                                          Memorial
                                                                  Taxes:                  0                     Year Built Apx:         1890
                                                                  Assess Amt:                                   Year Built              Assessor
                                                                                                                Source:
                                                                  Possession:             At Closing
                                                                                                                # Living Levels:        1
                                                                                                                # Units in              5
                                                                                                                Complex:

Betterment:                                                       Unit             Front; Upper             Floor:            Ceramic; Wood
Association:                                                      Placement:                                Exterior:         Shingle
Sq Ft Liv Apx:           2,026                                    Comm             Landscaped; Pets         Garage:           None
                                                                  Features:        Allowed; Pool; Private
Sq Ft Source:            Other                                                     Storage; Tennis Court    Parking:          Off Street; Private
Total Rooms:             7                                        Views:           Seasonal                 Lead Paint:       Unk
Total Bedrooms:          2                                        Waterfront:                               Restrict          Yes
Total Bathrooms:         2                                                                                  Covenants:
                                                                  Style:           Conversion
Total Full Baths:        2                                                                                  Restrictions:
                                                                  Construction: 2x6 Walls; Wood
Total 3/4 Baths:                                                                Frame                       Seller Terms:
Total Half Baths:        0                                        Roof:            Asphalt/Fiberglass       Seller Disc:      No
Parking Spaces:                                                   Basement:        Unfinished               Stove Permit:
Parking Spaces Type: Private                                      Electric Type: 200 Amp                    Water:            Public
                                                                  Heat/Cool:       Central A/C; Furnace     Sewer:            Public
                                                                  Fuel:            Nat Gas                  Title V Date:
                                                                  Hot Water:       Nat Gas                  Title V:          Not Applicable
                                                                  Insulation:      Fiberglass; Other        Underground No
                                                                                                            Oil Tank:
                                                                  Energy           Energy * Appliances
Room Name                Room Level        Width     Length       Features:                                 Documents in Floor Plans; Master
Bath - Full              2nd Floor         6         9                                                      Hand:        Deed; Mgmt Assoc
                                                                  Accessibility:                                         Bylaws; Rules & Regs
Bedroom 1                2nd Floor         11.4      12           Zoning:          Residential              Condo Fee         Condo Fee: 500;
Dining                   2nd Floor         31.6      11.5         Right to Farm No                          Includes:         Exterior Maintenance;
Family Room              2nd Floor         22.8      19.11        Comm:                                                       Extra Storage; Garden
Kitchen                  2nd Floor         14        19.11        Laundry:         In Unit                                    Area; Landscaping;
                                                                                                                              Swimming Pool;
Living                   2nd Floor         15.7      16.7
                                                                                                                              Tennis Court
Master Bath              2nd Floor         6.11      14
                                                                 Interior Amenities: Alarm System; Cable Avail; Cathedral Ceilings; Central A/C;
Master Bedroom           2nd Floor         15.10     19.6        Fireplace(s); Granite Counter; High Speed Wiring
                                                                 Exterior Amenities: Outbuilding; Privacy; Private Pool
                                                                 Appliances Incl: Dishwasher; Dryer; Range Hood; Range/Stove; Refrigerator;
                                                                 Wall Oven; Washer
Public Remarks: AUCTION Onsite July 11th 1:15pm Soaring cathedral ceilings 18’ high w/ clerestory windows are the highlight of the dramatic
open floor plan living & dining room w/ optional gas fireplace. The master bedroom w/ master bath and walk-in closet, & the adjoining family room
are also graced w/ cathedral ceilings. The home is complete with a beautiful open kitchen, laundry room, guest bedroom and bath.
Directions: 81 Walker St. is Rte 183. The property is on the north side of the street, east of the monument from the center of Lenox.
Telephone Pole Coord:
Agent Days On Market: 33                             Status Change Date: 05/27/2009                                         Org. Price: 1



                                  Information is deemed to be reliable, but is not guaranteed. See copyright notice.
                                Prepared by United Country - Property Events on Monday, June 29, 2009 10:52 AM
                    The information on this sheet has been made available by the MLS and may not be the listing of the provider.
               Full Photo Tour
              81 Walker St, Lenox, MA 01240
  This listing is Active Listed for $1 MLS # 186290

   Front                                  Fountain




   Side                                    Statue




Tennis Court                                Pool
 Back          Backside




Garden     Cathedral Ceilings




Well-Lit        Kitchen




Dining      Bright Kitchen
Chandelier   Family Room




Bathroom     Lit Bathroom
Condominium                           MLS# 186293                         Status: Active                      List Price: 1
                                                                  Address: Unit 5 81 Walker St Lenox, MA 01240
                                                                  Unit #: 5 Unit Level: 2
                                                                  Unit Placement: Front; Upper
                                                                   Agent Related:       No                   Region:            Berkshire -
                                                                   Agent Days On        33                                      South
                                                                   Market:                                   Village:
                                                                   Book:                1144                 Elem School:     Morris
                                                                   Page:                286                  Middle School: Lenox
                                                                   Map Ref:             M:40 B:025                            Memorial
                                                                                        P:0000 U:00          High School:     Lenox
                                                                   Tax Year:            2008                                  Memorial
                                                                   Taxes:               0                    Year Built Apx: 1890
                                                                   Assess Amt:                               Year Built       Assessor
                                                                                                             Source:
                                                                   Possession:          At Closing
                                                                                                             # Living Levels: 1
                                                                                                             # Units in       5
                                                                                                             Complex:

Betterment:                                                        Unit            Front; Upper           Floor:           Ceramic; Wood
Association:                                                       Placement:                             Exterior:        Shingle
Sq Ft Liv Apx:           1,926                                     Comm            Landscaped; Pets       Garage:          None
                                                                   Features:       Allowed; Pool;
Sq Ft Source:            Other                                                     Private Storage;       Parking:         Off Street; Private
Total Rooms:             9                                                         Tennis Court           Lead Paint:      Unk
Total Bedrooms:          2                                         Views:          Seasonal               Restrict         Yes
Total Bathrooms:         3                                         Waterfront:                            Covenants:
Total Full Baths:        2                                         Style:         Conversion              Restrictions:
Total 3/4 Baths:                                                   Construction: 2x6 Walls; Wood          Seller Terms:
Total Half Baths:        1                                                        Frame                   Seller Disc:     No
Parking Spaces:                                                    Roof:          Asphalt/Fiberglass      Stove Permit:
Parking Spaces Type:     Private                                   Basement:      Unfinished              Water:           Public
                                                                   Electric Type: 200 Amp                 Sewer:           Public
                                                                   Heat/Cool:     Central A/C; Furnace    Title V Date:
                                                                   Fuel:          Nat Gas                 Title V:         Not Applicable
                                                                   Hot Water:     Nat Gas                 Underground      No
                                                                   Insulation:    Fiberglass; Other       Oil Tank:
                                                                   Energy         Energy * Appliances     Documents
Room Name               Room Level         Width     Length
                                                                   Features:                              in Hand:
Bath - 1/2              2nd Floor          3         7
                                                                   Accessibility:                         Condo Fee        Condo Fee: 500;
Bath - Full             2nd Floor          12.8      4                                                    Includes:        Exterior
                                                                   Zoning:        Residential                              Maintenance;
Bedroom 1               2nd Floor          14.9      12.4
                                                                   Right to Farm No                                        Extra Storage;
Dining                  2nd Floor          15        17.4          Comm:                                                   Garden Area;
Kitchen                 2nd Floor          16        15.5          Laundry:       In Unit                                  Landscaping;
Living                  2nd Floor          18        15.5                                                                  Swimming Pool;
                                                                                                                           Tennis Court
Master Bath             2nd Floor          10        11
Master Bedroom          2nd Floor          12.1      17.4          Interior Amenities: Alarm System; Cable Avail; Central A/C; Fireplace(s);
                                                                   Granite Counter; High Speed Wiring
                                                                   Exterior Amenities: Deck; Outbuilding; Privacy; Private Pool
                                                                   Appliances Incl: Dishwasher; Dryer; Range Hood; Range/Stove;
                                                                   Refrigerator; Wall Oven; Washer
Public Remarks: AUCTION Onsite July 11th 1:15pm Classically elegant unit w/ wonderful light throughout. Outdoor deck overlooking the
pool, tennis court & gardens, formal living room w/ fireplace & original mantle, formal dining room or library w/ raised ceiling, fireplace &
clerestory window, gourmet eat-in kitchen perfect for entertaining, master & guest bedroom, 2.5 baths & laundry.
Directions: 81 Walker St. is Rte 183. The property is on the north side of the street, east of the monument from the center of Lenox.
Telephone Pole Coord:
Agent Days On Market: 33                            Status Change Date: 05/27/2009                                     Org. Price: 1



                              Information is deemed to be reliable, but is not guaranteed. See copyright notice.
                            Prepared by United Country - Property Events on Monday, June 29, 2009 10:53 AM
                The information on this sheet has been made available by the MLS and may not be the listing of the provider.
              Full Photo Tour
         Unit 5 81 Walker St, Lenox, MA 01240
 This listing is Active Listed for $1 MLS # 186293

  Front                               Fountain Statue




Left Angle                                 Side




Right Angle                                Back
Fountain    Tennis Court




  Pool        Kitchen




Fireplace   Kitchen Again




Laundry     Living Room
                                                                                                                      Mass Auctioneer's Lic. # 1864
                                                                                                                      Mass Broker's Lic. # 7929




                              75 South Church Street, 6th Floor, Suite 15, Pittsfield, MA 01201
                                  www.PropertyEvents.com www.UnitedCountry.com
                                         Tel: 413-442-9977 Fax: 413-499-6370



                                TERMS AND CONDITIONS OF THE SALE

                              PROPERTY: 81 Walker St. Lenox, MA 01240
                            AUCTION DATE AND TIME: July 11, 2009 - 1:15 PM

Property Events LLC, a licensed Massachusetts auctioneer, License #1864, has a contract with Frank and Mary
Newton (husband and wife, individually and collectively "Seller"), to offer to sell at public auction 81 Walker St.
Lenox, MA 01240 (the "Property"). The Property shall be sold to the highest bidder subject to Sellers
confirmation.

1. SALE OF PROPERTY:

         (a) Seller will convey the Property to the highest bidder (the Buyer), subject to the terms and conditions
         contained herein and in the Sales Contract included in this Bid Package.

         (b) FREE AND CLEAR OF ALL LIENS, ENCUMBRANCES, "AS IS, WHERE IS, WITH ALL FAULTS" WITHOUT REPRESENTATION
         OR WARRANTY OF ANY KIND, INCLUDING WARRANTY AS TO THE PHYSICAL CONDITION, ZONING, OR ENVIRONMENTAL
         CONDITIONS, UNLESS EXPRESSLY SET FORTH IN THE SALES CONTRACT REQUIRED TO BE SIGNED BY BUYER AT THE
         CONCLUSION OF THE BIDDING.

         (c) A COPY OF THE SALES CONTRACT IS BEING DELIVERED WITH THE BID PACKAGE.

2. BUYER'S PREMIUM/TOTAL PURCHASE PRICE: The total purchase price for the Property shall include a Buyers
premium equal to 1 0 % of the highest bid (the Buyers Premium), which shall be added to the highest bid (the Total
Purchase Price).

3. PROPERTY INSPECTION: It is the Buyer's sole responsibility to:

         (a) Perform all inspections (legal, environmental, economic or otherwise) of the Property and improvements
         thereon and to be satisfied as to their condition prior to bidding.

         (b) Review all information pertaining to the Property.

         (c) Independently verify any information the Buyers d e e m important including information available in public
         records.

         (d) Inquire of public officials as to the applicability of and compliance with land use, zoning, building and health
         & safety codes and ordinances, and any other local, state or federal l a w s and regulations.

All information contained in the brochure and all promotional materials, including, but not limited to, square footages,
acreage, dimensions, maps, taxes, etc., w a s provided by the Seller. Neither the Seller nor Property Events L L C m a k e s
any guarantee or warranty as to the accuracy or completeness of such information. Neither the Seller nor Property
Events L L C is required to update any information.
The Buyer and/or the Buyer's Agent/Broker shall bear the responsibility to confirm all information relevant to the
Property prior to bidding. THE PROPERTY MAY BE INSPECTED ON Saturdays between 12 p.m. -3 p.m.
4. BIDDER REGISTRATION AND TERMS OF SALE:

         (a) Bidders m u s t register and receive a bidders number in order to bid on the Property. This number m u s t be
         presented when a bidder is declared the high bidder. A Bid Deposit, in the amount of $25,000 will be required
         to register to bid. Please note: All cashiers or certified checks should be m a d e payable to yourself. You will
         endorse the check over to Property Events L L C when you are the successful bidder.

         (b) Any person bidding on behalf of another person or entity m u s t have a valid, legally enforceable, Power of
         Attorney, approved by Seller prior to the auction. If a Purchaser is bidding on behalf of a corporation, the bidder
         shall be individually bound until the bidder presents a corporate resolution prior to closing.

         (c) THIS IS A CASH SALE. THIS SALE IS NOT CONTINGENT UPON PURCHASERS ABILITY TO OBTAIN
         FINANCING.

5. AUCTION PROCEDURE AND TERMS:

         (a) Upon being declared the highest bidder, the Buyer will be required to pay in U.S. funds an Earnest Money
         Deposit equal to the TEN PERCENT (10%) BUYER'S PREMIUM. The Bid Deposit shall be applied to the
         Earnest Money Deposit, and the difference between the Bid Deposit and the Earnest Money Deposit may be
         paid by personal or company check. The balance of the Total Purchase Price is due at closing.

         (b) Once a bid is offered, the bidder shall be bound by the bid amount.

         (c) The confirmed Bidder (the Purchaser) on Auction Day shall execute and deliver a completed Auction Real
         Estate Sales Contract (the Sales Contract), together with all related Addenda for the Property at the Auction. The
         fully executed Sales Contract (together with all related Addenda thereto) shall control all terms and conditions of
         the sale and constitute the entire agreement between Purchaser and Seller. In the event of a conflict between
         these Terms and Conditions of Sale and the Terms and Conditions of such Sales Contract, the Terms and
         Conditions of the Sales Contract shall prevail. NO CHANGES TO THE TERMS OF THE SALES CONTRACT WILL
         BE PERMITTED. PURCHASER WILL BE REQUIRED TO ENTER INTO THE SALES CONTRACT AS IS ON AUCTION
         DATE.

         (d) If for any reason the Buyer fails or refuses to pay the Earnest Money Deposit or to execute the Sales Contract
         immediately after being confirmed as the high bidder, the Seller reserves the right to declare the bidder's rights
         forfeit, retain the Bidder's Deposit, resell the Property, declare the second highest bidder as the successful
         bidder at Sellers option, and pursue all rights and remedies against the Buyer.

         (e) THIS SALE IS NOT CONTINGENT UPON BUYER'S ABILITY TO OBTAIN FINANCING.

         (f) Property Events L L C and the Seller reserve the right to offer the Property in any manner, including with
         reserve.

6. PROPERTY IDENTIFICATION: The Property will be conveyed according to the legal description as contained in the deed
into the Seller. Should the Buyer desire a survey, it shall be at the Buyer's option and expense. Should the survey s h o w a
greater or lesser number of acres, no adjustment will be m a d e to the Total Purchase Price.

7. CLOSING: The Closing shall occur onAugust 27th at 1 p.m. at the office of the Sellers attorney, unless otherwise
agreed upon in writing. The balance of the Total Purchase Price is due from the Buyer at closing and shall be paid in
U.S. funds in the form of a bank cashier's check or confirmed wire transfer. TIME IS OF THE ESSENCE.

8. CLOSING COSTS:

         (a) Sellers Costs. At Closing, Seller shall pay the cost of transferring the Property, which shall include the cost
         to prepare the Deed, excise tax (transfer tax) and the cost to record all discharges and releases and to release
         any encumbrance on the Property required under the Sales Contract to be released.

         (b) Buyers Costs. At Closing, the Buyer shall pay all costs for recording the Deed and all other sale, closing or
         financing fees. Should the Buyer desire an Owner's Policy of Title Insurance, it shall be at the Buyer's option and
         expense.
         (c) Adjustments. The current year's real estate taxes, water and sewer charges, rents and homeowner fees, as
         applicable, shall be prorated through the date of Closing.

9. POSSESSION : Full possession shall be delivered at the Closing Date. The Property shall be free of encroachments
burdening the Property and of improvements that encroach on adjoining Property, including but not limited to buildings,
septic systems, well and driveway, and h a s sufficient legal access to a public way.

10 . FIXTURES/PERSONAL PROPERTY: Included in this sale as part of the Property, unless expressly excluded, are the
usual fixtures belonging to the Seller and u s e d in connection therewith including but not limited to, if any, furnaces,
heaters, oil and g a s burners and fixtures appurtenant thereto, built -in ranges, dishwashers and disposals, hot water
heaters (if not rented), mantels, electric and other lighting fixtures, chandeliers, venetian blinds and window shades,
attached mirrors, automatic door openers (with remote controls), installed air conditioners, wall brackets and hangers,
built -in bookcases and shelving, all installed stair carpeting and wall to wall carpeting, drapery rods, curtain rods,
plumbing and electrical covers, screens, screen doors, storm and other detached windows and doors, blinds, awnings,
bathroom fixtures, towel bars, medicine cabinets, radio and television antennas, satellite dishes, fences, gates, hardy
shrubs, and fire and burglar alarm systems. There is no personal property included in the sale.

11. ESCROW: The Total Purchase Price, as adjusted, shall be held by the Escrow Agent pending recording of the Deed
at which time the escrow Agent shall release the escrow funds to the Seller.

12. REAL ESTATE BROKERS: Property Events L L C shall pay a commission ( a s stated in the Property Information
Package) to a Qualified Broker (the Qualified Brokers Commission). A Qualified Broker shall be a broker licensed by the
Commonwealth of Massachusetts and w h o h a s properly registered the Buyer in accordance with the Property Events
L L C Buyer Broker Guidelines. Property Events L L C shall pay the Qualified Brokers Commission only upon the
consummation of the sale of the Property to the Qualified Brokers buyer and only upon receipt of the Buyers Premium.
The Qualified Broker shall not have an obligation to attend the Closing. A broker shall not be entitled to any commission
on any sale to an affiliated entity or an immediate family member.

To be qualified, a Broker and the prospective bidder m u s t execute a Property Events L L C Broker Registration form no
later than 48 Hours prior to the auction starting time. Property Events L L C shall maintain a complete file on all broker
registrations.

If more than one broker registers a bidder, the first broker to register shall be the Qualified Broker. No other broker shall
be entitled to a commission.

Failure to properly register or comply with the provisions of the Property Events LLC Guidelines will disqualify the
Broker from receiving any commission.

13. AGENCY: Property Events L L C is acting as agent on behalf of the Seller only, and reserves the right to protect the
Sellers interest by bidding as agent, unless the Property is being sold absolute to the highest bidder. Property Events
L L C is not responsible for the acts of h i s agents or principals.

14. ADDITION OR WITHDRAWAL FROM SALE/CONDITION OF SALE : The sale of the Property shall be contingent upon
the Seller's confirmation, unless the sale is specified as absolute at the time of completion of the bidding. Property
Events reserves the right to withdraw from sale the Property listed, and also reserves the right to group one or more
properties into one or more selling lots or to subdivide into two or more selling lots. Property Events L L C reserves the
right to cancel the auction sale up to the time prior to the commencement of bidding. During bidding, Property Events
L L C h a s the right to reject any bid, or withdraw the Property for auction, if, in h i s opinion, the highest is not
commensurate with the fair market value of the Property. In the event of any dispute after the sale, Property Events'
determination shall be conclusive.

15. RIGHTS: Seller and Property Events L L C reserve the right to announce additional terms and conditions at the time of
the sale, which additional terms and conditions will be binding upon all bidders and the Seller. All announcements
m a d e the day of sale shall take precedence over any conflicting prior written or verbal terms of sale. In the event the
Buyer fails to perform as required as set forth herein, Property Events LLC, on behalf of the Seller, may, in addition to
asserting all remedies available by law, including the right to hold the Buyer liable for the Total Purchase Price, either (a)
cancel the sale, (b) retain the Buyers deposit; (c) resell the Property at public auction; or (d) take such other action as it
d e e m s necessary or appropriate. The retention of the Buyers deposit shall not limit any rights or remedies of Property
Events L L C or the Seller with respect to the Buyers default. If the Property is resold, the Buyer shall be liable for payment
of any deficiency in the Total Purchase Price that is, the difference between the Total Purchase Prices of the first and
subsequent sale, all costs and expenses of both sales, reasonable attorneys fees, commissions, incidental damages
and all other charges due hereunder.

16. EQUAL OPPORTUNITY CLAUSE: All bidding is open to the public. The Property is available to qualified bidders
without regard to race, color, religion, sex, familial status, national origin, or physical impairment.

17. MISCELLANEOUS:

        (a) All decisions of Property Events are final as to the methods of bidding, disputes a m o n g bidders, increments
        of bidding and any other matters that may arise before, during, or after the auction. Seller reserves the right to
        deny any person admittance to the auction or expel anyone from the auction, w h o attempts to disrupt the
        auction.

        (b) The federal antitrust l a w s prohibit collusion a m o n g bidders in restraint of interstate commerce. The
        penalties for violating the federal antitrust l a w s include criminal fines, imprisonment, injunctions, compensatory
        damages and attorneys fees. Collusion between bidders to refrain from bidding at the auction or to limit the
        prices bid for the Property or any parcel or the Property offered for sale at the auction is strictly prohibited.

        (c) All announcements m a d e Auction Day supersede any prior oral or printed statements.

        (d) All information as shown in the newspaper advertisements and the brochure that h a s been u s e d for mailing
        and/or distribution at this auction sale, h a s been compiled purely for the convenience and assistance of the
        bidders and while the information shown is a s s u m e d to be reasonably correct, it is not guaranteed and/or
        warranted by the Auctioneer/Broker, Seller or any representative of the Seller.

        (e) The Buyer is aware and acknowledges that no representation or warranties of any kind whatsoever h a s
        been m a d e by or on behalf of the Seller as to the condition, construction or fitness for habitation or whether it
        conforms to applicable state or local building and sanitary codes. Further, no representations or warranties
        have been m a d e by or on behalf of the Seller concerning zoning, state of title, utilities, condition of the Property
        or otherwise.


     PROPERTY EVENTS LLC IS A SELLING AGENT ONLY AND MAKES NO REPRESENTATIONS CONCERNING THIS
                                       PROPERTY WHATSOEVER.

The Undersigned Bidder hereby acknowledges that the Undersigned Bidder has read the foregoing and agrees to
the terms and conditions as set for therein and further acknowledges receipt of a copy of these additional terms
and conditions and a copy of the following:

                    1.     Purchase and Sale Agreement;
                    2.     Lead Paint Notification Form;
                    3.     Municipal Lien Certificate; and


The Undersigned Bidder hereby acknowledges receipt of this Bid Package and agrees to the terms and conditions
of the auction as stated herein.


                                 Required Opening Bid $________________




Auctioneer Signature                                             Bidder Signature
                                            DISCLAIMER

Square footage dimensions and acreage amounts are based upon information provided by the Seller and are
believed to be correct; however, Purchaser and/or Purchaser's Agent/Broker shall bear the responsibility to
confirm all calculations prior to the auction. Not available to residents of any state in which this real estate is
not in compliance with the real estate laws or other laws of that state. The auctioneer/auction company shall
not be responsible or liable in any way if the seller fails to honor any bid, or refuses to or cannot close title in
accordance with the winning bid or any contract entered in respect thereof. Announcements made at the
auction supersede all printed material. All information contained in this Property Information Package was
derived from sources believed to be correct, but is not guaranteed. This Property Information Package may
not be reproduced in whole or in part without the written permission of Property Events LLC.
                                                                                                                Mass Auctioneers License # 1864
                                                                                                                Mass Brokers License #7929




                              75 South Church Street, 6th Floor, Suite 15, Pittsfield, MA 01201
                                  www.propertyevents.com www.UnitedCountry.com
                                         Tel: 413-442-9977 Fax: 413-499-6370


                               AUCTION REAL ESTATE SALES CONTRACT

SELLER:                                                                   AUCTIONEER/BROKER/ESCROW AGENT :
Name(s) ______________________________________                                   Property Events LLC
                                                                                 75 South Church Street
Address ______________________________________                                   Pittsfield, Ma 01201

BUYER:
Name(s) _____________________________________

Address _____________________________________

1. AUCTION TERMS AND CONDITIONS: The Buyer is the successful bidder at the auction held this date (the Execution
Date) for the Property, as defined in Section 2. The Auction Terms and Conditions (the "Auction Terms") and
announcements m a d e prior to the auction shall be deemed part of this Contract and are set forth in Addendum A.

2. DESCRIPTION: Subject to the terms and conditions hereinafter set forth, the Seller agrees to sell, and the Buyer
agrees to buy, the Sellers real property located at 81 Walker St. Lenox, MA 01240, as more particularly described in a
deed dated _________________ and recorded in the Berkshire Southern District Registry of Deeds in Book
________, Page _________, or Land Court Certificate # _________ (the Property).

3. PURCHASE PRICE: Buyer agrees to pay as the full purchase price for the Property, the s u m of $________________,
as follows:

High Bid                                 $______________________

Buyers Premium (10%)                     $______________________

Purchase Price                           $ ______________________

Deposit                                  $______________________
Balance of Purchase Price
D u e at Settlement                                                       $______________________

Demand Note: If Deposit is m a d e with a personal check, this Contract will constitute Buyer's personal demand note
guaranteeing the check. Should Seller or Auctioneer/Broker be required to pursue collection on this check or
enforcement of this Contract, the cost of such collection and Sellers'/auctioneer's reasonable attorney fees will be
Buyer's expense, all unpaid amounts shall accrue interest at a rate of 1.5% per month (18% per year) until said amount
is fully collected.

           (a) Buyer shall pay the remainder of the Purchase Price to Seller at the Closing, defined in Section 6 in cash,
           by wire transfer or by certified or cashiers check.

           (b) Buyer acknowledges that the Purchase Price includes a Buyers Premium of ten percent (10%), which shall
           be paid by the Seller to Property Events, as its commission.

3.1 Escrow : The Deposit shall be held by Property Events L L C (Escrow Agent), in a non interest bearing escrow
account, unless otherwise specified herein.




                     Seller's Initials                            Buyer's Initials
4. CONTINGENCIES: Buyer acknowledges that this Contract contains NO CONTINGENCIES affecting the Buyers
obligation to perform. If the sale as contemplated herein is not consummated for any reason, except Sellers inability to
deliver good, clear, marketable record or insurable title, then the Deposit shall inure to and become the property of the
Seller, all as provided in Section 26 hereof.

5. SEPTIC SYSTEM: The Seller represents that the Property is connected to a municipal sewer system. If the Property is
not connected to a municipal sewer system, Seller represents that the Property is served by a septic system (the Septic
System) located entirely within the boundaries of the Property, to the best of their knowledge. The Seller shall engage a
licensed septic inspector to perform a Septic System Inspection, i s s u e a Septic System Report (the Report) and deliver
the Report to the Buyer, within ten days of the Execution Date. Should the Report indicate that the Septic System is a
failed system as defined by Title 5 of the State Environmental Code (310 CMR 15.301), the Buyer may, within 3 days of
receipt of the Report, cancel this Contract, and the Deposit shall be returned to the Buyer.

6. CLOSING DATE: The deed is to be delivered at 10:00 A.M. on the 27th day of August, 2009 at the office of the Sellers
attorney, or at said registry of deeds, at Sellers election, unless otherwise agreed upon in writing. IT IS AGREED THAT
TIME IS OF THE ESSENCE.

7. POSSESSION : Full possession shall be delivered (subject to existing tenants and parties in possession ) at the
Closing Date. The Property shall be free of encroachments burdening the Property and of improvements that encroach
on adjoining Property, including but not limited to buildings, septic systems, well and driveway, and h a s sufficient legal
access to a public way.

8. SURVEY: The Seller represents that (no) n e w boundaries are being created by the sale of the Property. If n e w
boundaries are being created, the Seller shall deliver to the Buyer at the Closing a survey of the Property, in recordable
form. The Seller shall pay for the preparation and recording of the survey, unless otherwise provided herein.

9. FIXTURES: Included in this sale as part of the Property, unless expressly excluded, are the usual fixtures belonging to
the Seller and u s e d in connection therewith including but not limited to, if any, furnaces, heaters, oil and g a s burners
and fixtures appurtenant thereto, built -in ranges, dishwashers and disposals, hot water heaters (if not rented),
mantels, electric and other lighting fixtures, chandeliers, venetian blinds and window shades, attached mirrors,
automatic door openers (with remote controls), installed air conditioners, wall brackets and hangers, built -in
bookcases and shelving, all installed stair carpeting and wall to wall carpeting, drapery rods, curtain rods, plumbing
and electrical covers, screens, screen doors, storm and other detached windows and doors, blinds, awnings,
bathroom fixtures, towel bars, medicine cabinets, radio and television antennas, satellite dishes, fences, gates, hardy
shrubs, and fire and burglar alarm systems. The following additional personal property is included:
Excluded items:

10. ADJUSTMENTS : Current real estate taxes, rents, if applicable, water rates, sewer u s e charges and fuel are to be
apportioned as of the Closing Date. Rents are to be apportioned only for the month in which the closing occurs and
only when collected by either party. Unpaid rents due the Seller from months prior to the month of the Closing Date,
shall be the responsibility of the Seller to collect. If the real estate tax rate is not set as of the Closing Date, the
apportionment of real estate taxes shall be m a d e on the b a s i s of the tax a s s e s s e d for the m o s t recent preceding year,
with a readjustment at the request of either party, when the amount of the current years tax is set. If the amount of the tax
is reduced by abatement, the rebate, l e s s the reasonable cost of obtaining it, shall be apportioned between the parties.

11. TITLE: The Property shall be conveyed by a good and sufficient quitclaim deed (Deed), unless otherwise specified
herein (accompanied by a Certificate of Title, if registered), conveying a good, clear record, marketable and insurable
title, free of all encumbrances and exceptions, except:

         a) Real Estate Taxes a s s e s s e d or to be a s s e s s e d on the Property to the extent that such taxes then
         are not yet due and payable.

         b) Betterment assessments, if any, which are not a recorded lien on the Property, as of the date of this
         Contract.

         c) Federal, state, and local laws, ordinances, by-laws, and rules regulating the u s e of land, particularly
         environmental, building, zoning, health, rent control, and condominium conversion laws, if any, applicable as
         ofthe date of this Contract.

                     Seller's Initials                                 Buyer's Initials
         d) Existing rights, if any, in party or partition walls; and

         e) Utility easements in the adjoining ways.

12. USE OF PROCEEDS TO CLEAR TITLE: To enable the Seller to m a k e conveyance as herein provided, the Seller may
at the time of delivery of the deed, u s e the purchase money or any portion thereof to clear the title of any or all
encumbrances or interests, all instruments so procured to be recorded simultaneously with the delivery of said deed or
at such later time as shall be reasonably acceptable to the Buyer, and provided further, with respect to discharges or
mortgages from insurance companies, banks and credit unions, such discharges may be recorded within a
reasonable time after the recording of the deed.

13. EXTENSION: If, after reasonable and diligent effort, the Seller is unable to convey title or deliver possession of the
Property as required hereunder, upon notice by either party, prior to the Closing Date, this Contract shall be
automatically extended for 90 days. The Seller shall remove all mortgages, attachments and other encumbrances
incurred or a s s u m e d by the Seller, which secure the payment of money, provided the total amount thereof d o e s not
exceed the Purchase Price, and the Seller shall u s e reasonable and diligent efforts to remove other defects in title, or to
deliver possession as provided herein, or to m a k e the Property conform to the provisions hereof. At the end of the
extended period, if all such defects have not been removed, or the Seller is unable to deliver possession, or the
Property do not conform with the requirements of this Contract, the Buyer may elect to terminate this Contract and to
receive back all deposits, upon receipt of which all obligations of the parties hereto shall cease.

14. STANDARDS: Any title matter or practice arising under or relating to this Contract, which is the subject of a Title
Standard or a Practice Standard of the Massachusetts Conveyancers Association shall be governed by said Standard
to the extent applicable.

15. WATER: The Seller represents that the Property is served by a municipal water system. If the Property is not served
by a municipal water system, the Seller represents that the Property is served by either (a) a private water system
approved by the Board of Health or (b) a well located entirely on the Property, which contains no defects known to the
Seller.

16. LEAD PAINT LAW: The Buyer acknowledges that under Massachusetts Law, on h o m e s constructed prior to 1978,
and whenever a child under six (6) years of age resides in any Property in which paint, plaster or other accessible
material contains dangerous levels of lead, the owner of said Property m u s t remove or cover said material so as to
m a k e it inaccessible to children under six (6) years of age. The Buyer further acknowledges that, prior to the signing of
this Contract, the Seller and Property Events have (a) provided to the Buyer the standard notification form from the
Massachusetts Department of Public Health concerning lead paint, the certificate for which Buyer h a s signed, which is
attached hereto; (b) informed the Buyer of the availability of inspections for dangerous levels of lead; and (c) verbally
informed the Buyer of the possible presence of dangerous levels of lead and the provisions of the lead paint law and
regulations, found in 105 CMR 460.100D. Notwithstanding, The Seller is under no obligation to the Buyer to remove
lead paint, which may be present in the Property.

17. ASBESTOS: The Buyer acknowledges that the Department of Public Health h a s issued regulations governing the
maintenance, repair and removal of asbestos material by any owner of real property and that asbestos material is a
c o m m o n insulation material on heating pipes, boilers, and furnaces.

18. RADON GAS: Radon g a s is a radioactive gas, which occurs naturally in certain areas and may accumulate in s o m e
buildings in a high enough concentration to be a potential health hazard.

19. UNDERGROUND STORAGE TANKS: The parties acknowledge that the Massachusetts Board of Fire Prevention h a s
issued regulations governing the maintenance, repair, and removal of underground storage tanks to prevent and detect
leakage of tank contents into surrounding soil and water supplies. The Seller hereby discloses that to the best of the
Sellers knowledge, there are no underground storage tank(s) at the Property. If there are one or more underground
tanks at the Property, the Seller further discloses that the tanks been u s e d within the past six (6) months exclusively for
the storage of fuel oil for consumption of the Property and to the best of the Sellers knowledge there h a s been no
release or leakage of oil from such tank(s). If the Property is not in compliance with 527 CMR 9.00 et.seq., the BUYER
shall be obligated to purchase the Property and shall be deemed to have a s s u m e d the obligation to bring the Property
into compliance with 527 CMR 9.00 et. seq.




                     Seller's Initials                                  Buyer's Initials
20. PHYSICAL CONDITION OF THE PROPERTY:

         (a) Disclaimers . The Buyer acknowledges that it h a s examined and inspected, and is satisfied with, the
         physical condition of the Property and the improvements thereon. BUYER EXPRESSLY AGREES THAT THE
         PROPERTY IS BEING SOLD AS IS, WHERE IS, WITH ALL FAULTS, WITHOUT ANY WARRANTY OR
         REPRESENTATION, EXPRESS, IMPLIED, OR ARISING BY OPERATION OF LAW, INCLUDING, BUT NOT LIMITED
         TO, ANY WARRANTY OF CONDITION, HABITABILITY, MERCHANTABILITY OR FITNESS FOR A PARTICULAR
         PURPOSE, AND SUBJECT TO ORDINARY WEAR AND TEAR OCCURRING AFTER THE DATE HEREOF.

         (b) Indemnification of Seller . The Buyer further acknowledges that the Seller h a s neither m a d e nor extended
         to the Buyer any representation, warranty or indemnity with regard to the environmental condition of the
         Property or with regard to its compliance with the Americans with Disabilities Act of 1990, if applicable, and the
         Buyer hereby a s s u m e s sole responsibility therefor, and indemnifies and agrees to hold the Seller, its
         affiliates, agents, directors, employees and attorneys harmless from and waives any right, action, claim or
         cause of action, which it or its successors or a s s i g n s may have n o w or in the future against the Seller, its
         affiliates, agents, directors, employees or attorneys with regard thereto.

21. RISK OF LOSS -INSURANCE AND DAMAGE PRIOR TO CLOSING: Prior to the delivery of the Deed, the risk of l o s s
shall be on the Seller. The Seller shall continue to carry the fire and extended coverage insurance presently maintained
on the improvements on the Property (or, upon the written request of the Buyer, and at the Buyers expense, in such
greater amount as the Buyer may reasonably request). If the Property is damaged by fire or other casualty prior to the
Closing Date, and the Seller h a s not restored the Property to their former condition, the Buyer h a s the option to take an
assignment of Sellers insurance proceeds or terminate this Contract. If the Buyer elects to purchase, the Seller shall
assign all insurance proceeds to the Buyer and the Purchase Price shall be reduced by:

         a) the net amount of any insurance proceeds, which a mortgagee h a s applied to the mortgage debt, l e s s any
         amount reasonable expended by the Seller for partial renovation.

         b) the amount of any insurance proceeds received by the Seller; and

         c) any deductible amount under the Sellers insurance policy. The Seller will credit the Buyer the amount of
         deductible toward the Purchase Price.

22. EMINENT DOMAIN: In the event of a taking of the Property or any portion thereof by eminent domain after the date
hereof, but before the Closing, the Buyer will, within ten (10) days of the taking, either (i) terminate this Contract by
written notice to the Seller, in which event the Buyer will be entitled to the return of the Deposit and neither party will have
any further liability to the other, or (ii) elect to proceed to Close without a reduction in the Purchase Price, in which event
the Seller will convey to the Buyer the portion of the Property not taken and will assign to the Buyer all of Sellers right,
title, and interest in any condemnation award arising from and pertaining to the taking of the Property.

23. ACCEPTANCE OF DEED: Acceptance of the Deed by the Buyer shall be a full performance and shall discharge every
agreement and obligation herein except any agreements, which by their terms are to be performed after the Closing.

THE BUYER FURTHER ACKNOWLEDGES THAT THE BUYER IS PURCHASING THE PROPERTY AS IS WITH ALL FAULTS
and the Buyer h a s not relied upon any statements or representations, oral or written, regarding the condition or value,
present or future, of the Property m a d e either by the Seller or the Sellers Agents, which are not otherwise contained in
this Contract and that the Sellers Agents are acting exclusively upon behalf of the Seller. All oral or written
representations between the parties are merged herein. The Buyer further acknowledges it is the Buyers responsibility
prior to closing to obtain any and all governmental permits for any intended u s e of the Property including, but not limited
to, health or environmental department, planning or zoning board approvals. The Seller and Sellers representative(s)
m a k e no representations as to the adequacy of the Property being conveyed for Buyers intended purposes, disclosed
or undisclosed.

24. MERGER: The parties agree that this Contract contains all of the terms and conditions of this transaction. It is
mutually agreed that any oral or prior written representation m a d e by either party prior to the execution of this Contract is
null and void. This Contract shall be construed as a legal contract under seal and is binding upon the parties, and their
respective heirs, successors, and assigns.



                     Seller's Initials                              Buyer's Initials
25. SURVIVAL: Notwithstanding any presumptions to the contrary, all covenants, conditions, and representations
contained in this Contract, which by their nature, implicitly or explicitly, involve performance in any particular manner
after the Closing and delivery of the Deed, or which cannot be ascertained to have been fully performed until after the
Closing and delivery of the Deed, shall survive the Closing.

26. TERMINATION: In the event the Buyer terminates this Contract in accordance with the provisions herein relating to
"Risk of L o s s Insurance", "Septic System Inspection", default by the Seller, or the failure of any contingency shown
under special conditions, the Escrow Agent shall forthwith refund the Deposit together with accrued interest thereon (if
applicable) to the Buyer.

27. BUYERS DEFAULT: If the Buyer defaults, the Buyer shall be liable to the Seller and their agent in the amount of 1 5 %
of the Purchase Price, as liquidated damages, which shall be the Sellers exclusive remedy in law or in equity. The
Deposit shall be applied to the payment of said liquidated damages.

28. RELEASE OF DEPOSIT: The Deposit (which term shall include all interest earned, if any) m a d e hereunder shall be
held in escrow, subject to the terms of this Contract and shall be duly accounted for at the time for performance of this
Contract. The Deposit may not be released from escrow without the assent of both the Buyer and the Seller. The
recording of the Deed to the Property shall constitute such assent. In the event of any disagreement, the Escrow Agent
shall retain the Deposit pending written instructions by both the Seller and the Buyer, or by a court of competent
jurisdiction. So long as Escrow Agent served in good faith, the Buyer and seller each agrees to hold harmless Escrow
Agent from damages, losses, or expenses, arising out of this Contract or any action or failure to act, including
reasonable attorneys fees, related thereto. The Buyer and Seller acknowledge that the Escrow Agent may be counsel or
fiduciary to one of the parties and agree that Escrow Agent may continue to act as such counsel or fiduciary.

29. AGREEMENT TO MEDIATE DISPUTE OR CLAIMS: Any dispute or claim arising out of or relating to this Contract, the
breach of this Contract or the brokerage services provided in relation to this Contract shall be submitted to mediation in
accordance with the Rules and Procedures of the Homesellers / Homebuyers Dispute Resolution System (DRS).
Disputes and claims shall specifically include, without limitation, representations m a d e by the Seller, the Buyer or
Property Events L L C in connection with the sale, purchase, finance, condition, or other aspect of the Property to which
this Contract pertains, including without limitation, allegations of concealment, misrepresentation, negligence and / or
fraud. The mediation conference shall be held within 30 days from the date on which the mediator receives notice of the
dispute. If the parties reach a settlement, they shall both sign a settlement agreement. If the parties cannot reach a
mutually agreeable settlement, they may arbitrate or litigate the dispute without regard to the mediation procedure. The
filing of a judicial action to enable the recording of a notice of pending action, for order of attachment, receivership,
injunction, or other provisional remedies shall not constitute a waiver of the right to mediate under this paragraph, nor
shall such filing constitute a breach of the duty to mediate. The provisions of this paragraph shall survive the closing.

30. GOVERNING LAW: This Contract is to be governed by the substantive l a w s of the Commonwealth of
Massachusetts.

31. AGENCY: The Buyer and Seller acknowledge that they have been provided with a completed copy of the Mandatory
Agency Disclosure Agency Relationship form, as mandated by the Massachusetts Board of Registration of Real Estate
Brokers and Salespersons.

32. SPECIAL CONDITIONS / ADDENDA:




33. TERMINATION OF OFFER: This offer is subject to acceptance by Seller by, after which time this offer is void and
terminated, and deposit paid by Buyer shall be returned.

34. TIME: Time is of the essence of all provisions of this Contract, unless otherwise specified elsewhere in this
Contract. Any reference to days shall m e a n calendar days and is not intended to m e a n only business days.

35. FACSIMILE: This Contract may be executed by facsimile, which signatures shall be deemed originals for all
purposes. Further, this Contract may be executed in duplicate counterpart originals; with all such counterparts
constituting singular binding agreements, notwithstanding the signatories may not have the s a m e counterpart.




                     Seller's Initials                             Buyer's Initials
36. BROKER: The Buyer acknowledges that he is not represented by a real estate broker, and no real estate broker h a s
in any way been involved in this transaction on the Buyers behalf, except any broker previously registered with and
acknowledged by Property Events, in writing. The Buyer agrees to indemnify and hold harmless the Seller and Property
Events for any claim m a d e by any real estate broker not registered with and acknowledged by Property Events LLC, in
writing, in connection with this transaction, including costs of to defend such claim or action and reasonable attorneys
fees.

37. THIS IS A LEGALLY BINDING CONTRACT. IF NOT UNDERSTOOD, SEEK LEGAL COUNSEL.

Executed under seal by they undersigned.




SELLER:                                 Date                  BUYER:                              Date




SELLER:                                 Date                  BUYER:                              Date




SELLER's Attorney's Name                                      BUYER's Attorney's Name




                    Seller's Initials                            Buyer's Initials
                                      Closing Remarks

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Buying a property is an exciting and complex adventure. It                   Address:
can also be a very time-consuming and costly one if you're         81 Walker St Lenox, MA 01240
not familiar with all aspects of the process, and don't have all      MLS #s: 186290, 186291,
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If you're like most people, buying property is the biggest
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property, why not take advantage of my experience as a local
market expert for the Berkshires and make the most informed                 The Plaine Family
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Please visit our website at www.PropertyEvents.com, where                  Property Events
you will find a wide variety of useful information and                      75 S. Church St.
resources designed to help you buy or sell property more                  Pittsfield, MA 01201
effectively in the Berkshires and surrounding areas. From                Office:(413) 442-9977
information on the local community, to advice about finding a           Mobile: (413) 441-2335
mortgage or preparing your home to sell, it's all available on            Fax: (413) 499-6370
our website.                                                           www.PropertyEvents.com
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So whether you're buying or selling, feel free to contact me        Information deemed accurate, but subject to
and I'll be happy to help you with all of your real estate and     errors, omissions, prior sale, price changes, or
business brokerage needs.                                          withdrawal without notice. Contact affiliate for
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