First Priority Mortgage And Assignment of Rents And Leases

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					        FIRST PRIORITY MORTGAGE
      AND ASSIGNMENT OF RENTS AND
                  LEASES
This FIRST PRIORITY MORTGAGE is dated as of the 21st day of August, 20__,
between INSERT-BORROWERS NAME a North Carolina corporation, having an
address at ____________________________ (“Borrower” or the “Mortgagor”) and
Insert- Lenders Name, a banking corporation organized under the laws of
____________________ and having and address of _________________________
(“Mortgagee”).

                                 W I T N E S S E T H:

WHEREAS, Mortgagor acknowledges being indebted to Mortgagee in the sum of up to
Six Hundred Thousand Dollars ($600,000.00) as evidenced by the Note dated the date
hereof given by Borrowers to Mortgagee pursuant to that certain Loan and Security
Agreement between Mortgagee and Mortgagor dated as of the date hereof (the “Loan
Agreement” or collectively with the Note, the “Loan Documents”);

WHEREAS, this Mortgage secures the payment of all moneys due under or by reason of
the Loan Agreement, together with any and all sums which Mortgagor at any time and for
any reason may be indebted to Mortgagee and for any claims or demands whatsoever that
Mortgagee at any time and for any reason may have or obtain against Mortgagor, whether
created directly or acquired by assignment, whether absolute or contingent and whether
due or not; provided, however, that all such sums and claims arise out of the Loan
Agreement or this Mortgage. For this purpose, Mortgagor hereby mortgages to
Mortgagee, and the successors and assigns of Mortgagee, the following described real
property located in the Territory of the Virgin Islands, United States of America:

                            Insert Property Address Here
                            As Shown on _______________

together with all appurtenances of land, all present and future buildings, all improvements
now or hereafter erected on the property (the “Improvements”) and all fixtures and
equipment now or hereafter a part of the property (collectively, the “Property”). All
replacements and additions to the Property shall also be covered by the lien of this
Mortgage. In case the Property is or becomes under lease or sublease, Mortgagor
mortgages and assigns to Mortgagee all of its possessory interest in the Property so leased
or subleased.

Mortgagor further mortgages and assigns all house, lease and land rents together with all
awards heretofore and hereafter made for the taking by eminent domain of the whole or
any part of the Property or any easement therein, all of which are assigned to Mortgagee;

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This is a First Priority Mortgage.

Capitalized terms used herein but not defined shall have the meanings set forth in the
Loan Agreement.

Mortgagor warrants to and covenants with Mortgagee that:

1.     PAYMENT OF SECURED AMOUNTS.
Mortgagor shall promptly pay when due the principal of and interest on the debt secured
or represented by the Loan Agreement, any prepayment or late charges due under the
Loan Agreement and all other amounts under by or under the Note, the Loan Agreement
or otherwise secured by this Mortgage. Payments of interest and principal will be made
by the Mortgagor in accordance with the terms of the Loan Agreement.

2.      GOOD TITLE/LEASEHOLD INTEREST.
Mortgagor warrants title to the Property. Mortgagor warrants it has the right to mortgage
the Property and that the Property is unencumbered, except for encumbrances of record.
Mortgagor will defend generally the title to the Property against all claims and demands,
subject to encumbrances of record.

3.      TAXES.
Mortgagor shall pay all taxes, assessments, charges, fines and impositions attributable to
the Property which shall become due from time to time. Should Mortgagor fail at any
time to pay any such taxes, assessments, charges, fines and impositions, Mortgagee may
but shall not be required to, make the required payment together with any interest and
penalties then owing. All amounts so paid by Mortgagee shall be added to the then
unpaid principal amount secured by this Mortgage.

4.     ALLOCATION OF PAYMENTS.
Mortgagee may allocate any amounts received by it towards any balances due and
payable by Mortgagor, as Mortgagee in its sole discretion may determine.

5.      NO FURTHER MORTGAGES; LIENS.
Except to the extent the Loan Agreement expressly provides to the contrary, Mortgagor
expressly agrees not to grant any further mortgages or easements over, or, except for
leases in the ordinary course of business, encumber in any way, the Property without the
prior written consent of Mortgagee (which consent shall not be unreasonably withheld,
conditioned or delayed). Mortgagor shall promptly discharge any lien which may attach
to the Property at any time during which this Mortgage remains in effect. Should
Mortgagor fail at any time to discharge or bond such lien, Mortgagee may, but shall not
be required to, make the required payment together with any interest and penalties then
owing. All amounts so paid by Mortgagee shall be added to the then unpaid principal
amount secured by this Mortgage.




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6.     SALE OF THE PROPERTY OR A BENEFICIAL INTEREST IN
       MORTGAGOR.
Should the Property or any portion thereof be sold, encumbered or conveyed, or if a
beneficial interest of Mortgagor is sold or transferred, in each case other than as may be
permitted by the Loan Agreement, Mortgagee at its sole option may declare the
outstanding balance unpaid which is secured by this Mortgage to become immediately
due and payable.

7.      PROPERTY AND HAZARD INSURANCE.
As more particularly set forth in the Loan Agreement, Mortgagor shall keep the
Improvements now existing or hereafter erected on the Property insured against loss by
fire, hazards included within the term “extended coverage” and any other hazards,
including hurricane, floods or flooding or earthquake, for which Mortgagee requires
insurance. This insurance shall be maintained in the amounts and for the periods required
by Mortgagee pursuant to the terms of the Loan Agreement. Should Mortgagor fail at any
time to maintain such insurance coverage, Mortgagee may, after reasonable notice and
demand, but shall not be required to, obtain such coverage with insurance companies of
its choosing and make the required premium payment together with any interest and
penalties then owing. All amounts so paid by Mortgagee shall be added to the then
unpaid principal amount secured by this Mortgage. Mortgagee’s requirements with
respect to insurance including, without limitation, forms of policies and renewals,
deliveries of policies, mortgagee clauses, additional insured and loss payee designations
and the application of insurance proceeds in the event of an insured loss, are set forth in
the Loan Agreement. Unless otherwise agreed in writing, any damage to the Property
covered by insurance and/or any application of insurance proceeds to any amount secured
by this Mortgage shall not extend or postpone the payment of amounts due under the
Loan Agreement or the other Loan Documents.

8.     REMOVAL OR DESTRUCTION OF IMPROVEMENTS.
No buildings or other improvements shall be removed or demolished on the Property
without the prior written consent of Mortgagee, such consent not to be unreasonably
withheld, conditioned or delayed.

9.     MAINTENANCE AND REPAIR.
Mortgagor shall not allow the Property or the Improvements to deteriorate, or commit
waste on the Property and will maintain the Property and the Improvements in at least as
good a condition and repair as they are at the time of execution of this Mortgage.

10.    ENVIRONMENTAL REGULATIONS.

10.1 Mortgagor shall not cause or permit the presence, use, disposal, storage or release
of any toxic or hazardous substances including, but not limited to, any pollutant,
contaminant, waste or hazardous waste, and any substance that when released to the
natural environment is reasonably likely to cause at some immediate or future time,
substantial harm to the natural environment or risk to human health or any other
substances defined as toxic or hazardous under any Federal or Virgin Islands law or

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regulation relating to health, safety or environmental protection (collectively
“Environmental Laws”; such substances, collectively, “Hazardous Substances”) on or in
the Property without the prior written consent of Mortgagee.

10.2 Mortgagor shall not make any use, nor allow anyone else to make any use of the
Property that is in violation of Environmental Laws or which violate the terms of any
zoning permit or other permit obtained by Mortgagor from the Federal or State
government.

10.3 Mortgagor shall promptly give Mortgagee notice of any investigation, claim,
demand, lawsuit or any action by any governmental or regulatory agency or private party
involving the Property and any Hazardous Substances and/or Environmental Laws.

10.4 If Mortgagor learns, or is notified by any governmental or regulatory authority,
that any removal or other remedial action of or concerning any Hazardous Substances
affecting the Property is necessary, Mortgagor shall promptly take all necessary remedial
actions in accordance with the relevant Environmental Law and shall keep Mortgagee
fully notified of its efforts.

10.5 If Mortgagee reasonably believes there has been a violation of Environmental
Laws, Mortgagor shall permit Mortgagee at its discretion to conduct tests, inspections
and appraisals of all or any of its records, business and assets insofar as they relate to the
Property (including, without limitation, the right to conduct soil tests and to remove
samples from the Property and any parts of the Property) at any time and from time to
time to ensure compliance with the representation made by Mortgagor as to Hazardous
Substances.

10.6 If Mortgagee is required, or reasonably deems it necessary or advisable to take
any action as a result of any investigation, claim, demand, lawsuit or any action by any
governmental or regulatory agency or private party involving the Property and any
Hazardous Substances and/or Environmental Laws, Mortgagee shall be entitled to
recover all reasonable costs incurred or sums paid by Mortgagee as a result thereof and
thereby, including reasonable attorney’s fees, together with interest thereon at the same
rate applicable to the principal amount shown due under the Loan Agreement and until
paid shall be a lien on the Property secured by this Mortgage.

11.    RIGHT OF ENTRY AND INSPECTION.
Mortgagee or its duly authorized agents may make entry upon and inspection of the
Property whenever Mortgagee reasonably deems necessary.

12.     RIGHT TO COMPLETE OR REPAIR.
Upon the occurrence of any default under this Mortgage, the Note or the Loan
Agreement, which default continues beyond any applicable notice and cure periods, if
any (an “Event of Default”), Mortgagee or its duly authorized agents may enter and
remain upon the Property and make arrangements for the protection, construction, repair,
putting in order or completion of any Improvements as its sees fit, all without discharging

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Mortgagor in any way from its obligations hereunder. All amounts so paid by Mortgagee
shall be added to the then unpaid principal amount secured by this Mortgage.

13.    APPRAISALS.
Mortgagee shall have the right to obtain a written appraisal of the Property not more than
once in any 24-month period. The reasonable cost of such appraisal shall be paid by
Mortgagor within 20 days following Mortgagee’s request therefor, failing which it shall
be added to the then unpaid principal amount secured by this Mortgage.

14.     CONDEMNATION; EMINENT DOMAIN.
In the event of any award or
				
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Description: First Priority Mortgage And Assignment of Rents And Leases mortgage agreement that assigns all rents and income to the lender in the event of default. Comprehensive mortgage document suitable for single income producing property. Pages: 10
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PARTNER Ted  Prosser
L. Ted Prosser, MANAGING PARTNER Landmark Asset Management Inc, Sequoia Properties, LLLP, Sequoia Equity Partners Ted has been involved in commercial real estate development and construction since 1977. His experience includes developing office parks and ski resorts in Colorado, as well as historic renovation around the country. He has completed over one million square feet commercial office and historic renovations including a large part of downtown Asheville. He is the President and Founder of Landmark Asset Management and the Managing Partner of Sequoia Properties, LLLP and Sequoia Equity Partners. He is a graduate of the University of Georgia and Cornell Advanced Investments and Valuations Program. He is a Certified Commercial Investment Member Candidate (CCIM) having completed all of the required coarse work. Ted is also a US Coast Guard licensed Boat Captain Cell and Voice Mail 828 242-4722 E-mail: tedpro@landmarkam.com