HomeMy WebLinkAbout2017-364 Planning - Seven Mile Farms, LLC - Offer to Purchase and Contract b
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STATE OF NORTH CAROLINA
COUNTY OF ORANGE
OFFER TO PURCHASE AND CONTRACT
THIS OFFER TO PURCHASE AND CONTRACT ("Agreement"), made and entered
into this the day of , 2017 (the-"Effective Date") by and between SEVEN
MILE FARM, LLC, a North Carolina Limited Liability Company, having a registered office
address of 101 North Columbia Street, Suite 100, Chapel Hill, North Carolina 27514 ("Seven
Mile Farm"), and ORANGE COUNTY, NORTH CAROLINA, a body politic and political
subdivision of the State of North Carolina, having an address of P.O. Box 8181, Hillsborough,
North Carolina 27278,hereafter called"Buyer";
WITNESSETH:
WHEREAS, Buyer is constructing sanitary sewer improvements for the Efland area (the
"Project"); and
WHEREAS, in order to construct and maintain sewer lines and/or other utility lines,
Buyer desires to purchase, and Seven Mile Farm agrees to sell and convey, a temporary
construction easement and a permanent easement across a portion of Seven Mile Farm's property
located south of West Ten Road, Checks Township, identified as having Orange County PIN
i
9844831368 as more particularly described on that certain easement plat attached hereto as
Exhibit A and incorporated herein(the"First Easement"); and
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WHEREAS, in order to construct and maintain sewer lines and/or other utility lines,
Buyer desires to purchase, and Seven Mile Farm agrees to sell and convey, a temporary
construction easement and a permanent easement across a portion of Seven Mile Farm's property
located south of West Ten Road, Cheeks Township, identified as having Orange County PIN
9844658028 as more particularly described on that certain easement plat attached hereto as
Exhibit B and incorporated herein (the "Second Easement"); and
WHEREAS, in order to construct and maintain sewer lines and/or other utility lines, as
well as a pump station for the Project, Buyer desires to purchase an approximately one (1) acre to
be subdivided from that certain property identified as having Orange County PIN 9844644800
located south of West Ten Road, Cheeks Township, such future parcel labeled "Lot No. 1" on
the preliminary subdivision plat attached hereto as Exhibit C and incorporated herein(the "Pump
Station Parcel"); and
WHEREAS, Duke Energy Carolinas, LLC requires Seven Mile Farm to grant an
easement composed of three distinct easement areas to it across property owned by Seven Mile
Farm in order to move existing power poles and lines out of the planned sewer line construction
route(the "Duke Energy Easement");
WHEREAS, as of the Closing Date, Seven Mile Farm will own the Pump Station Parcel
in fee simple; and
WHEREAS, Seven Mile Farm agrees to sell and convey the First Easement, Second
Easement and Pump Station Parcel to Buyer and to convey the Duke Energy Easement to Duke
Energy Carolinas, LLC, all subject to the terms and conditions of this Agreement.
THE TERMS AND CONDITIONS OF THIS AGREEMENT ARE AS FOLLOWS:
A. PURCHASE AND SALE OF THE FIRST AND SECOND EASEMENT
1. PURCHASE PRICE: Subject to Article A, Section 7(c), the purchase price for the
First Easement shall be ONE THOUSAND TEN DOLLARS and 84/100 ($1,010.84). Subject to
Article A, Section 7(c), the purchase price for the Second Easement shall be NINE HUNDRED
SIXTEEN DOLLARS and 75/100 ($916.75). The purchase price for the First Easement and the
Second Easement shall be paid in immediately available funds to Seven Mile Farm at the
"Closing" (as defined in Article C, Section 9).
2. FIRST EASEMENT TERMS: On or before the Closing, Seven Mile Farm will
execute and deliver the deed of easement attached hereto and incorporated herein as Exhibit D
conveying both a permanent Easement and a temporary Easement to Buyer (the "First Deed of
Easement"). The land comprising the permanent easement and the temporary easement subject
to the First Deed of Easement is shown and described on Exhibit A (both permanent and
temporary easement areas are collectively referred to herein as the "First Easement Area"). The
terms contained in the First Deed of Easement along with the covenants and agreements herein
specifically related thereto constitute the entire agreement between Seven Mile Farm and Buyer
in regard to the purchase and sale of the First Easement.
3. SECOND EASEMENT TERMS: On or before the Closing, Seven Mile Farm will
execute and deliver the deed of easement attached hereto and incorporated herein as Exhibit E
(the "Second Deed of Easement"). The land comprising the permanent easement and the
temporary easement subject to the Second Deed of Easement is shown and described on Exhibit
B (both areas are collectively referred to herein as the "Second Easement Area"). The terms
contained in the Second Deed of Easement along with the covenants and agreements herein
specifically related thereto constitute the entire agreement between Seven Mile Farm and Buyer
in regard to the purchase and sale of the Second Easement.
4. TITLE: The First Easement and Second Easement will be conveyed by Seven Mile
Farm to Buyer at Closing superior to any liens, encumbrances, easements, restrictions, rights and
conditions, including, but not limited to, any promissory note, mortgage, deed of trust,real estate
contract,judgments, right of first refusal, or option to buy, other than current property taxes and
rights, reservations, covenants, easements, conditions, and restrictions of record as of the
Effective Date that do not unduly interfere with Buyer's intended use of the First Easement and
Second Easement ("Permitted Exceptions"). The legal descriptions in the First Deed of
Easement and the Second Deed of Easement shall conform to the easement plats attached hereto
as Exhibits A and B as they may be updated and amended from time to time prior to Closing
with the consent of Seven Mile Farm, which consent shall not be unreasonably withheld.
5. BUYER COVENANTS:
(a) Buyer will include specifications in the design drawings for the Project that all
sewer manholes constructed within the First Easement Area and the Second Easement Area shall
not exceed six inches (6") in height above finished grade, and such sewer manholes, as
constructed, shall conform to that specification. This covenant shall survive Closing.
(b) The existing driveways, if any, providing vehicular access to properties that cross
the First Easement Area and the Second Easement Area will be re-graded by Buyer following the
initial installation of improvements for the Project so the transition from West Ten Road onto
any such driveway will be substantially similar to the transition currently existing. This
covenant shall survive Closing.
(c) Seven Mile Farm shall not remove any timber from the First Easement Area and
the Second Easement Area beginning on the Effective Date and extending for a period of one
year following Buyer's installation of all necessary sewer infrastructures for the Project in the
First Easement Area and the Second Easement Area. Seller understands and agrees that Buyer
will clear all timber within the First Easement Area and the Second Easement Area
6. REPRESENTATIONS, WARRANTIES AND COVENANTS: Seven Mile Farm
makes the following representations and warranties to Buyer as of the Effective Date and again
as of the Closing Date:
(a) Title. At the Closing Date, Seven Mile Farm shall have good, marketable, and
indefeasible fee simple title to the First Easement Area and the Second Easement Area subject
only to Permitted Exceptions.
(b) Leases. There are no leases, licenses, or other agreements granting any person or
persons the right to use or occupy the First Easement Area and the Second Easement Area other
than an agricultural lease for 2017 to Morris Shambley.
(c) Options. Seven Mile Farm has not granted any options nor is Seven Mile Farm
committed nor obligated in any manner whatsoever to sell the First Easement Area and the
Second Easement Area or any portion thereof to any party other than Buyer.
(d) Construction Liens. Seven Mile Farm has not and will not contract for
improvements to be made to the real estate within the First Easement Area and the Second
Easement Area prior to the Closing Date.
(e) Authority. Seven Mile Farm has full power and authority to enter into this
Agreement with regard to the sale and conveyance of the First Easement and the Second
Easement. This Agreement, when executed and delivered by a Manager of Seven Mile Farm,
will constitute valid and legally binding obligations of Seven Mile Farm, enforceable in
accordance with its terms, except as limited by applicable bankruptcy, insolvency,
reorganization, moratorium,fraudulent conveyance and any other laws of general application.
(f) Representations/Warranties. All representations and warranties contained in this
Agreement are true and correct as of the date of execution of this Agreement and will be true as
of the Closing Date and shall survive Closing and execution and delivery of the First Deed of
Easement and Second Deed of Easement and shall not be merged therein.
7. SETTLEMENT CHARGES:
(a) Buyer shall pay for the preparation of the First Deed of Easement and the Second
Deed of Easement. Seven Mile Farm shall pay for the excise tax required by law.
(b) Buyer shall pay for recording the First Deed of Easement and the Second Deed of
Easement.
(c) At Closing a calculation shall be made to
(i) pro rated current year ad valorem taxes (based on present use valuation)
on the First and Second Easement Areas, and
(ii) determine the amount of deferred and current year taxes assessed at other
than present use valuation against the Second Easement Area in respect of
the conveyance of the Second Easement.
Seven Mile Farm shall pay the amount of current year ad valorem tax that would ordinarily be
paid by a buyer of real property at the present use valuation where the current year ad valorem
tax is prorated to the date of Closing. Seven Mile Farm shall also pay all deferred taxes assessed
in respect of the conveyance of the Second Easement as well as any current year tax assessed at
other than present use valuation. An amount of money equal to the prorated amount for current
year ad valorem taxes at the present use valuation that would have ordinarily been paid by a
buyer and the amount of any deferred taxes assessed in respect to the conveyance of the Second
Easement as well as any current year tax assessed at other than present use valuation shall be
added to the purchase price to be paid for the Second Easement under Article A, Section 1.
(d) Each party shall pay its own attorney's fees in connection with this Agreement,
the First Deed of Easement and the Second Deed of Easement.
8. CONDITIONS:
(a) Seven Mile Farm agrees to allow Buyer access to the First Easement Area and the
Second Easement Area for the purpose of inspecting, testing and analyzing the properties at any
time prior to the closing of the purchase of the First Easement and the Second Easement,
provided, however, soil disturbance activities on the First Easement Area shall be kept to a
minimum prior to Closing.
(b) Any and all deeds of trust, liens or other charges against the First Easement Area
and the Second Easement Area shall be released by the holders or owners thereof (or
subordinated to the Easements)prior to or at Closing.
B. PURCHASE AND SALE OF THE PUMP STATION PARCEL
1. PURCHASE PRICE: The purchase price for the Pump Station Parcel shall be
THIRTEEN THOUSAND EIGHT HUNDRED AND 00/100 DOLLARS ($13,800.00) based on
a per acre price of FIFTEEN THOUSAND DOLLARS and 00/100 ($15,000.00) excluding
square footage located within the public right of way as determined by the "Lot & Acreage"
calculations for the Pump Station Parcel listed on Exhibit C plus any amount due Seven Mile
Farm as the result of the calculation made in Article B, Section 5(c) below for ad valorem taxes
(including all deferred taxes) assessed for current and prior calendar years, as applicable, on the
Pump Station Parcel. The purchase price shall be paid in the form of a good funds check to
Seven Mile Farm at the Closing. Buyer and Seven Mile Farm agree that the Pump Station Parcel
will be conveyed pursuant to a final subdivision plat recorded in the Orange County Registry. If
the final subdivision plat contains Lot and Acreage calculations for the Pump Station Parcel that
are different than those shown on Exhibit C, then the parties agree to execute an amendment to
this Agreement on or before Closing to adjust the purchase price to the actual amount owed
pursuant to the per acre calculation contained herein.
2. TITLE: Title to the Pump Station Parcel will be delivered to Buyer at closing by
a General Warranty Deed from Seven Mile Farm, made to Orange County, North Carolina,
which shall be fee simple marketable title, free of liens, encumbrances, easements, restrictions,
rights and conditions, including, but not limited to, any promissory note, mortgage, deed of trust,
real estate contract,judgments, right of first refusal, or option to buy, other than current property
taxes and rights, reservations, covenants, easements, conditions, and restrictions of record as of
the Effective Date that do not unduly interfere with Buyer's intended use of the Pump Station
Parcel ("Permitted Exceptions"). The deed conveying the Pump Station Parcel shall be on a
North Carolina Bar form General Warranty Deed (the "Deed"). The Property description in the
Deed shall conform to the survey of the Pump Station Parcel attached hereto as Exhibit C as it
may be updated and amended from time to time prior to Closing with the consent of Seven Mile
Farm, which consent shall not be unreasonably withheld.
3. BUYER COVENANTS:
(a) Buyer will install appropriate landscaping on the Pump Station Parcel that
substantially conforms with the landscaping plan markup dated April 28, 2017,
previously provided to Seven Mile Farm (the "Landscaping Plan"). This
covenant shall survive closing.
(b) Seven Mile Farm may not remove timber from the Pump Station Parcel after the
Effective Date.
4. REPRESENTATIONS,WARRANTIES AND COVENANTS OF SELLER:
Seven Mile Farm makes the following representations and warranties to Buyer as of the
Effective Date and again as of the Closing Date:
(a) Title. At the Closing Date, Seven Mile Farm shall have good, marketable, and
indefeasible fee simple title to the Pump Station Parcel subject only to the
Permitted Exceptions, and Seven Mile Farm is aware of no other matters that
adversely affect title to the Pump Station Parcel.
(b) Leases. There are no leases, licenses, or other agreements granting any person or
persons the right to use or occupy the Pump Station Parcel or any portion thereof.
(c) Options. Seven Mile Farm has not granted any options nor is Seven Mile Farm
committed nor obligated in any manner whatsoever to sell the Pump Station
Parcel or any portion thereof to any party other than Buyer.
(d) Construction Liens. Seven Mile Farm has not and will not contract for
improvements to be made to the real estate within the Pump Station Parcel prior
to the Closing Date.
(f) Authority. Seven Mile Farm has full power and authority to enter into this
Agreement with regard to the sale of the Pump Station Parcel. This Agreement, when executed
and delivered by a Managers of Seven Mile Farm, will constitute valid and legally binding
obligations of Seven Mile Farm, enforceable in accordance with its terms, except as limited by
applicable bankruptcy, insolvency, reorganization, moratorium, fraudulent conveyance, and any
other laws of general application.
(g) Rgpresentations/Warranties. All representations and warranties contained in this
Agreement are true and correct as of the date of execution of this Agreement and will be true as
of the Closing Date and shall survive Closing and execution and delivery of the Deed and shall
not be merged therein.
5. DUKE ENERGY EASEMENT: On or before the Closing, Seven Mile Farm will
execute and deliver the Duke Energy Easement attached hereto and incorporated herein as
Exhibit F.
6. SETTLEMENT CHARGES: .
(a) Seven Mile Farm shall prepare the Deed at its expense, and shall also prepare and
record at its expense the release deed referenced in Article C, Section 2(a)(ii) . Seven Mile Farm
shall also pay the excise tax required by law.
(b) Buyer shall pay for recording the Deed.
(c) At Closing a calculation shall be made to determine the pro rated current year ad
valorem taxes on the Pump Station Parcel.
Seven Mile Farm shall pay the amount of current year ad valorem tax that would ordinarily be
paid by a buyer of real property at the present use valuation where the current year ad valorem
tax is prorated to the date of Closing. An amount of money equal to the prorated amount for
current year ad valorem taxes that would have ordinarily been paid by a buyer as well as any
current year tax assessed shall be added to the purchase price to be paid for the Pump Station
Parcel under Article B, Section 1.
(d) Buyer shall pay for a survey of the Pump Station Parcel, a final plat of subdivision
for the Pump Station and all other subdivision and closing costs not specifically addressed herein
that are typically paid by purchasers of real property in Orange County, North Carolina.
(e) Each party shall pay its own attorney's fees in connection with this Agreement,
the conveyance of the Pump Station Parcel.
7. CONDITIONS:
(a) Seven Mile Farm agrees to allow Buyer access to the Pump Station Parcel for the
purpose of inspecting, testing and analyzing the Pump Station Parcel at any time prior to the
Closing, provided, however, soil disturbance activities on the Pump Station Parcel shall be kept
to a minimum prior to Closing.
(b) On request of Buyer, Seven Mile Farm agrees to exercise its best efforts to deliver
to Buyer, as soon as reasonably possible following the signing of this agreement, copies of any
title information in possession of or available to Seven Mile Farm, including, but not limited to,
title insurance policies, attorneys opinions on title, surveys, covenants, deeds, notes, and deeds of
trust and easements relating to the Pump Station Parcel.
(c) Any and all deeds of trust, liens or other charges against the Pump Station Parcel
not assumed by Buyer must be paid and cancelled or released by Seven Mile Farm prior to or at
closing.
C. MISCELLANEOUS PROVISIONS:
1. BUYER'S CONDITIONS PRECEDENT TO CLOSING: In addition to the
foregoing, with respect to Closing, Buyer shall not be obligated to close unless each of the
following conditions (the "Conditions Precedent") are either fulfilled or waived by Buyer in
writing:
(a) Covenants/Representations. Seven Mile Farm shall have performed all
covenants, agreements and obligations, and shall have complied with all conditions required by
this Agreement to be performed or complied with by Seven Mile Farm prior to Closing, and
Seven Mile Farm's representations and warranties shall be true and correct as of Closing.
(b) Title. The status of title to the First Easement Area, Second Easement Area, and
Pump Station Parcel shall be as required by this Agreement and Buyer's title insurance company
shall be prepared to issue an owner's title insurance policy insuring the easement and ownership
interests in the amount of the Purchase Price subject only to the Permitted Exceptions.
(c) A condition precedent to Buyer's obligation to close on the sale of the Pump
Station Parcel is that Buyer's Board of Commissioners formally approve the purchase of the
Pump Station Parcel by action in an open public meeting as provided by law.
2. DOCUMENTS FOR CLOSING: Prior to or at Closing, the parties will execute
and provide any and all documents reasonably necessary to effectuate the terms, conditions and
intent of this Agreement.
(a) At Closing, Seven Mile Farm execute and deliver each of the following
documents in form reasonably acceptable to Buyer:
(i) The Deed;
(ii) A Deed of Partial Release executed by Barry E. and Brenda W. Turner
releasing the Pump Station Parcel from the life estates reserved in that certain deed of
conveyance recorded March 9, 2015, in Book 5916, Page 536, Orange County Registry and from
the lien of their deed of trust recorded March 9, 2015 at Book 5916, Page 543, Orange County
Registry.
(iii) The First Deed of Easement;
(iv) The Second Deed of Easement;
(v) The Duke Energy Easement;
(vi) An Owner's Affidavit in form and content of which is reasonably
acceptable to Buyer's title insurance company;
(vii) FIRPTA Affidavit;
(viii) The Closing Statement;
(ix) A Certificate of Seller to the effect that the representations and warranties
of Seller contained in this Agreement are true and correct on and as of Closing Date;
(x) The final plat of subdivision for the Pump Station Parcel;
(xi) A duly adopted resolution of Seven Mile Farm approving the transactions
outlined herein along with an incumbency certificate naming the Manager specifically authorized
to execute the documents necessary to accomplish the Closing.
(xii) Any other documents reasonably requested by Buyer.
(b) At Closing, Buyer shall execute and deliver to Seller each of the following
documents in form reasonably acceptable to Seven Mile Farm:
(i) The Closing Statement;
(ii) Any other document reasonably requested by Seven Mile Farm.
3. ENTIRE AGREEMENT: This Agreement embodies and constitutes the entire
understanding between Seven Mile Farm and Buyer with respect to the transaction contemplated
herein and all prior agreements, understandings, representations and statements, oral or written,
are merged into this Agreement. Neither this Agreement nor any provision hereof may be
waived, modified, amended, discharged or terminated except by an instrument signed by the
party against whom the enforcement of such waiver, modification, amendment or discharge or
termination is sought, and then only to the extent set forth in such instrument.
4. GOVERNING LAW: This Agreement shall be governed by and construed in
accordance with the laws of the State of North Carolina.
5. INTERPRETATION: The captions in this Agreement are inserted for
convenience of reference only and in no way define, describe or limit the scope or intent of this
Agreement or any of the provisions hereof. The terms and provisions of this Agreement have
been fully negotiated between the parties and each party has been afforded the opportunity to
engage, if such party desires, legal counsel to assist in the preparation, negotiation, and drafting
of this Agreement. Accordingly, regardless of whether or not Seven Mile Farm has elected to
engage legal counsel, the terms and provisions of this Agreement shall not be interpreted for or
against either Seven Mile Farm or Buyer as the drafting party.
6. SURVIVAL: Any provision herein contained which by its nature and effect is
required to be observed, kept or performed after the Closing Date, shall survive the closing and
remain binding upon and for the benefit of the parties hereto, their heirs, personal
representatives, successors or assigns, until fully observed, kept or performed. Sellers'
representations and warranties shall survive Closing as provided herein.
7. BINDING EFFECT: This Agreement shall be binding and shall inure to the
benefit of the parties hereto and their respective beneficiaries, heirs, personal representatives,
successors and permitted assigns.
8. TENSE & GENDER: As used in this Agreement, the masculine shall include
the feminine and neuter, and vice versa; the singular shall include the plural and the plural shall
include the singular, as the context may require.
9. CLOSING: Subject to the provisions of Article A, Section 5(c) and Article B,
Section 3(b), all parties agree to execute any and all documents and papers necessary in
connection with the closing and transfer of title to the Property on or before the thirtieth (30`h)
day following the date the final subdivision plat for the Pump Station Parcel is approved by
Orange County ("Closing Date"). "Closing" shall mean the last date and time of recording of
the First Deed of Easement, the Second Deed of Easement and the Deed.
10. POSSESSION: Possession of the Pump Station Parcel shall be delivered to
Buyer upon recording of the Deed.
11. COUNTERPARTS: This Agreement may be executed in one or more
counterparts, each of which shall be deemed an original, but all of which shall constitute one and
the same Agreement.
12. IRAN DIVESTMENT ACT CERTIFICATION: Sellers certify that, as of
execution, they are not on the Final Divestment List as created by the State Treasurer pursuant to
N.C.G.S. § 147-86.58. Incompliance with the requirements of the Iran Divestment Act, Sellers
shall not utilize in the performance of this Agreement any subcontractor that is identified on the
Final Divestment List.
13. E-VERIFY: Pursuant to the terms of the North Carolina General Statutes no
county may enter into a contract unless the contractor and its subcontractors comply with the
requirements of Article 2 of Chapter 64 of the North Carolina General Statutes. Where
applicable, failure to maintain compliance with the requirements of Article 2 of Chapter 64 of the
North Carolina General Statutes constitutes Sellers' breach of this Agreement. By executing this
Agreement, Sellers affirm Sellers are in compliance with Article 2 of Chapter 64 of the North
Carolina General Statutes.
14. MAXIMUM EXPENDITURE: The maximum amount expended by the
County pursuant to this Agreement will not exceed Twenty Five Thousand Dollars and 00/100
($25,000.00).
IN WITNESS WHEREOF,the Seven Mile Farm has caused this instrument to be
signed,the day and year written above, and Orange County has caused this instrument to be
signed by the Chair of the Board of County Commissioners and attested by the Clerk to its Board
of County Commissioners, all the day and year written above.
OFFER TO PURCHASE AND CONTRACT
SIGNATURE PAGE
SELLER:
SEVEN MILE FARM, LLC
By:
Douglas M. Brown, authorized Manager
OFFER TO PURCHASE AND CONTRACT
SIGNATURE PAGE
BUYER:
ORANGE OU ORTH CAROLINA
By: C
Mark Doro 'n, C
Orange County Board of Commissioners
PREAUDIT CERTIFICATE
This instrumqp4a s bee preaudited in the manner required by the Local Government Budget
and F cal tr 1 Ac
Gary nal son
Oran County Chief Financial Officer
EXHIBIT A
First Easement Plat
EXHIBIT B
Second Easement Plat
EXHIBIT C
Pump Station Parcel Plat
EXHIBIT D
First Deed of Easement
EXHIBIT E
Second Deed of Easement
EXHIBIT F
Duke Energy Easement
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EXHIBIT D
PIN# 9844831368
Prepared by: Anne Marie.Tosco
Return after recording to: Howard Fleming, Jr., Orange County Planning
NORTH CAROLINA,
ORANGE COUNTY. DEED OF EASEMENT
THIS DEED OF EASEMENT made and entered into this the day of
, 2017, by and between SEVEN MILE FARM, L.L.C., of Orange County,
North Carolina, Party of the First Part, and ORANGE COUNTY, a body politic and
corporate of Orange County,North Carolina, Party of the Second Part;
WITNESSETH
That whereas, the said Grantors own a certain tract of land in Orange County,
North Carolina, the same being the land conveyed to them by deed recorded in Book
2037 Page 91, in the office of the Register of Deeds of Orange County, which deed is
hereby referred to for greater certainty of description.
That for and in consideration of the sum of One Dollar ($1.00) and other valuable
consideration paid by the Parry of the Second Part to the Party of the First Part, the
receipt of which is hereby acknowledged, the Party of the First Part has granted, released,
assigned, set over, sold and conveyed, and by these presents does hereby grant, release,
assign, set over, sell and convey unto the Party of the Second Part, its successors and
assigns, (1) a Permanent Easement for the location, construction, operation, maintenance,
alteration; repair and patrol of underground sanitary sewer and/or other utility lines; and,
(2) a Temporary Easement for the purpose of constructing, installing and placing
underground sanitary sewer and/or other utility lines; both together with the right to trim,
cut, fell and remove therefrom all trees, underbrush, obstructions and other vegetation,
structures, or obstacles within the limits of the right-of-way; reserving, however, to the
land owners, their heirs and assigns, all such rights and privileges as may be used without
interfering with or abridging the rights and easement hereby acquired; subject, however,
to existing easements for public roads and highways, public utilities, railroads and
pipelines and right-of-way in, on, over and across the parcel of land, and said Permanent
Easement containing 34,435 square feet, more or less, and said Temporary Easement
being 23,325 square feet, more or less, and being more particularly described as shown
on a plat entitled "EASEMENT PLAT FOR ORANGE COUNTY NORTH
CAROLINA ON THE PROPERTY OF: SEVEN MILE FARM, L.L.C." revised
JULY 21, 2015, and surveyed and platted by Robert E. Leach, H, recorded at Book
and Page
TO HAVE AND TO HOLD, said easements unto the Party of the Second Part, its
successors and assigns in perpetuity, subject to the terms and provisions hereinabove set
forth save and except the temporary construction easement will terminate one year from
completion of the construction of the sanitary sewer and/or other utility line. Said
permanent easement to be freely and fully transferable by the Party of the Second Part to
its heirs, successors, assigns, agents and/or contractors without prior notice, written or
otherwise,to the Party of the First Part.
AND the Parties of the First Part, for themselves, their heirs, successors and
assigns, hereby warrant and covenant that they are the sole owners of the property
hereinbefore described as the perpetual and temporary construction easements; that they
have the,right to grant the perpetual and temporary construction easements; that the said
premises are free from encumbrances; and that they will forever warrant defend the title
to the same against the lawful claims of all persons whomsoever.
IN WITNESS WHEREOF, the Parties of the First Part have hereunto set their
hands and seals, the day and year first above written.
SEVEN MILE FARM,L.L.C.
Douglas M. Brown, Manager
STATE OF NORTH CAROLINA,
ORANGE COUNTY.
I, a Notary Public for said County and State, do
hereby certify that Douglas M. Brown, personally appeared before me this day and
acknowledged that he is the Manager of Seven Mile Farm, L.L.C. and that he as the
Manager, being authorized to do so, executed the foregoing instrument.
WITNESS my hand and official stamp or seal, this day of , 2017.
Notary Public
My commission expires:
EXHIBIT E
PIN# 9844658028
Prepared by: Anne Marie Tosco
Return after recording to: Howard Fleming, Jr., Orange County Planning
NORTH CAROLINA,
ORANGE COUNTY. DEED OF EASEMENT
THIS DEED OF EASEMENT made and entered into this the day of
, 2017, by and between SEVEN MILE FARM, L.L.C., of Orange County,
North Carolina, Party of the First Part, and ORANGE COUNTY, a body politic and
corporate of Orange County,North Carolina, Party of the Second Part;
WITNESSETH
That whereas, the said Grantors own a certain tract of land in Orange County,
North Carolina, the same being the land conveyed to them by deed recorded in Book
2037 Page 96, in the office of the Register of Deeds of Orange County, which deed is
hereby referred to for greater certainty of description.
That for and in consideration of the sum of One Dollar ($1.00) and other valuable
consideration paid by the Party of the Second Part to the Party of the First Part, the
receipt of which is hereby acknowledged, the Party of the First Part has granted, released,
assigned, set over, sold and conveyed, and by these presents does hereby grant, release,
assign, set over, sell and convey unto the Party of the Second Part, its successors and
assigns, (1) a Permanent Easement for the location, construction, operation, maintenance,
alteration; repair and patrol of underground sanitary sewer and/or other utility lines; and,
(2) a Temporary Easement for the purpose of constructing, installing and placing
underground sanitary sewer and/or other utility lines; both together with the right to trim,
cut, fell and remove therefrom all trees, underbrush, obstructions and other vegetation,
structures, or obstacles within the limits of the right-of-way; reserving, however, to the
land owners, their heirs and assigns, all such rights and privileges as may be used without
interfering with or abridging the rights and easement hereby acquired; subject, however,
to existing easements for public roads and highways, public utilities, railroads and
pipelines and right-of-way in, on, over and across the parcel of land, and said Permanent
Easement containing 14,385 square feet, more or less, and said Temporary Easement
being 9,584 square feet, more or less, and being more particularly described as shown on
a plat entitled"EASEMENT PLAT FOR ORANGE COUNTY NORTH CAROLINA
ON THE PROPERTY OF: SEVEN MILE FARM, L.L.C." revised JULY 21, 2015,
and surveyed and platted by Robert E. Leach, H, recorded at Book and Page
TO HAVE AND TO HOLD, said easements unto the Party of the Second Part, its
successors and assigns in perpetuity, subject to the terms and provisions hereinabove set
forth save and except the temporary construction easement will terminate one year from
completion of the construction of the sanitary sewer and/or other utility line. Said
permanent easement to be freely and fully transferable by the Party of the Second Part to
its heirs, successors, assigns, agents and/or contractors without prior notice, written or
otherwise, to the Party of the First Part.
AND the Parties of the First Part, for themselves, their heirs, successors and
assigns, hereby warrant and covenant that they are the sole owners of the property
hereinbefore described as the perpetual and temporary construction easements; that they
have the right to grant the perpetual and temporary construction easements; that the said
premises are free from encumbrances; and that they will forever warrant defend the title
to the same against the lawful claims of all persons whomsoever.
IN WITNESS WHEREOF, the Parties of the First Part have hereunto set their
hands and seals, the day and year first above written.
SEVEN MILE FARM, L.L.C.
Douglas M. Brown, Manager
STATE OF NORTH CAROLINA,
ORANGE COUNTY.
I, , a Notary Public for said County and State, do
hereby certify that Douglas M. Brown, personally appeared before me this day and
acknowledged that he is the Manager of Seven Mile Farm, L.L.C. and that he as the
Manager, being authorized to do so, executed the foregoing instrument.
WITNESS my hand and official stamp or seal, this day of , 2017.
Notary Public
My commission expires:
EXHIBIT F
(TO OFFER TO PURCHASE)
EASEMENT
Prepared by: T. Carver
Return To: Duke Energy Carolinas
2500 Fairfax Rd
Greensboro, NC 27407
NORTH CAROLINA
ORANGE COUNTY
THIS EASEMENT ("Easement") is made this day of
20 ("Effective Date"), from SEVEN MILE FARM, LLC, a
North Carolina limited liability company, ("GRANTOR," whether one or more), to Duke
Energy Carolinas, LLC, a North Carolina limited liability company ("DEC"); its
successors, licensees and assigns.
WITNESSETH:
THAT GRANTOR, for and in consideration of the sum of ONE DOLLAR ($1.00),
the receipt and sufficiency of which are hereby acknowledged, does hereby grant unto
DEC, its successors, lessees, licensees, transferees, permittees, apportionees, and
assigns, the perpetual right, privilege, and easement to go in and upon Easement Areas
1, 2 and 3 as follows (all recording references are to the Orange County, NC Registry):
Easement Area 1 is situated on GRANTOR'S Tract D as identified on that
certain plat recorded in Plat Book 83, Page 147, and acquired by Seven
Mile Farm, LLC by general warranty deed dated January 31, 2000
recorded in Book 2037, Page 96 (PIN #9844658028), LESS AND
EXCEPT any outconveyances, and is designated as a 30' permanent
easement shown on that certain "Easement Plat for Orange County, North
Carolina on the Property of: Seven Mile Farm, LLC" dated July 21, 2015
surveyed by Robert E. Leach, III, and platted at Book , Page ,
to which reference is made for a more detailed description of the metes,
bounds and courses of Easement Area 1.
Easement Area 2 is situated on GRANTOR'S Tract G, as identified on that
certain plat recorded in Plat Book 83, Page 147, and acquired by Seven
Mile Farm, LLC by general warranty deed dated January 31, 2000
recorded in Book 2037, Page 91 (PIN #9844831368), LESS AND
EXCEPT any outconveyances, and is designated as a 30' permanent
easement shown on that certain "Easement Plat for Orange County, North
Carolina on the Property of: Seven Mile Farm, LLC dated July 21, 2015
surveyed by Robert E. Leach, III, and platted at Book , Page ,
to which reference is made for a more detailed description of the metes,
bounds and courses of Easement Area 2.
Easement Area 3 is situated on GRANTOR'S Tract G as identified on that
certain plat recorded in Plat Book 83, Page 147, and acquired by Seven
Mile Farm, LLC by general warranty deed dated January 31, 2000
recorded in Book 2037, Page 91 (PIN #9844831368), LESS AND
EXCEPT any outconveyances, as depicted on attached Exhibit A.
The easement conveyed herein authorizes DEC to construct, reconstruct, operate,
patrol, maintain, inspect, repair, replace, relocate, add to, modify and remove electric
and/or communication facilities thereon including but not limited to, supporting
structures such, as poles, cables, wires, guy wires, anchors, and other appurtenant
apparatus and equipment (the "Facilities") within Easement Areas 1, 2 and 3 for the
purpose of transmitting and distributing electrical energy and for communication
purposes of DEC and Incumbent Local Exchange Carriers.
The right, privilege and easement shall include the following rights granted to
DEC: (a) to trim and keep clear from the Easement Areas, now or at any time in the
future, trees, limbs, undergrowth, structures or other obstructions, and to trim or clear
dead, diseased, weak or leaning trees or limbs outside of the Easement Areas which, in
the opinion of DEC, might interfere with or fall upon the Facilities; and (b) within the
Easement Areas, all other rights and privileges reasonably necessary or convenient for
DEC's safe, reliable and efficient installation, operation, and maintenance of the
Facilities and for the enjoyment and use of the Easement Areas for the purposes
described herein.
TO HAVE AND TO HOLD said rights, privilege, and easement unto DEC, its
successors, licensees, and assigns, forever, and GRANTOR, for itself, its successors
and assigns, covenants to and with DEC that GRANTOR is the lawful owner of Tracts D
and G identified above and the Easement Areas in fee and has the right to convey said
rights and easement.
IN WITNESS WHEREOF, this EASEMENT has been executed by GRANTOR
and is effective as of the Effective Date herein.
-2
SEVEN MILE FARM, LLC
A North Carolina limited liability
Company
By: (SEAL)
Douglas M. Brown, Manager
NORTH CAROLINA, COUNTY
I, , a Notary Public of
County, North Carolina, certify that Douglas M. Brown, Manager of Seven Mile Farm,
LLC, a limited liability company, personally appeared before me this day and
acknowledged the due execution of the foregoing EASEMENT as Manager(s) on behalf
of the limited liability company.
Witness my hand and notarial seal, this day of ,
20
Notary Public
My commission expires:
12000\01\M\175Easement (06.16.17 Redlined)
-3-
EXHIBIT A
(TO DUKE ENERGY DEED OF EASEMENT)
This will be an 8 1W x 11" plat of a 30'-wide easement centered on the proposed routing
of a proposed new overhead power line from new pole P-17 to existing pole P-19, as
depicted on Duke Energy design drawing dated 05/22/17 (excerpt inserted below). This
exhibit will be prepared in accordance with Duke Energy's guidelines, sealed and
signed by a NC Professional Land Surveyor.
I t
1
__,
i
f 3709 i I 3703 _
i II`
__ - — J,M1.Rte
--- _ Pa6
sir
—mot I- WEST TEIMAD
R14..
_ e
P-12
S.
Primary ConduUOt Removal _...•,..,.._ PIN 9SM31368
Primary Conductor y,ttae .___.___.___.___.___ <,
Span Guy Metal -
Exte V Secondary Conductor
Secondary Conduotcr Removal ...
Proposed Sewer by Onmp County
Doom Guy Remove 6xiatioq Tntnsbtmer d P-1
Down Guy 1-W 1 T..doav Nnawl DUKE ENERGY DESIGN DRAWING,
DATED 05122117
New Pole lead 0 Tramdonmre Removal
Replace Eaisft Pole •-
Pda Removal 0-
-4-
EXHIBIT A
(TO DUKE ENERGY DEED OF EASEMENT)
This will be an 8 '/2" x 11" plat of a 30'-wide easement centered on the proposed routing
of a proposed new overhead power line from new pole P-17 to existing pole P-19, as
depicted on Duke Energy design drawing dated 05/22/17 (excerpt inserted below). This
exhibit will be prepared in accordance with Duke Energy's guidelines, sealed and
signed by a NC Professional Land Surveyor.
3817 r"
I
� 3803
I I 3709 I 37-_ 0�—1
1 1
j __- ---------- ----- Li__ - P_,:
} P-t8
_ ct —WEST TEN-ROAD.—
P 17
P-R
Ncacondua« .... ...... _................. 4, ;
Primary Conductor Removal PIN 88=31388
Primary Conductor Install ,___.___._—------------
Span Guy Install
ExLfing Secondary Conductor `e'
Secondary Conductor Removal .,.-..- ..- "_ V.
Proposed Sewer by Orange County
Dawn Guy Remove Existing Trans,«m« P-�y
Down Guy Install 1 Trans,omror Instal DACE ENERGY DESIGN DRAWING,
r DATED 0512217 IV
New Pole Install 1 Trans,ormer Removal ]]] \\\
Replace Existing Pole I, .,'`,
Pole Removal 0-
-4-
DRAFT OMB NO. 2 02-0 �
A B. TYPE OF LOAN:
U.S.DEPARTMENT OF HOUSING&URBAN DEVELOPMENT 1.QFHA 2.E]FmHA 3.E]CONV.UNINS. 4.[JVA 5.QCONV.INS.
6. FILE NUMBER: 7. LOAN NUMBER:
SETTLEMENT STATEMENT 8. MORTGAGE INS CASE NUMBER:
C. NOTE: This form is furnished to gore you a statement of actual settlement costs. Amounts paid to and by the settlement agent are shown.
Items marked(POC]"were paid outside the closing;they are shown here for informational purposes and are not included in the totals.
D. NAME AND ADDRESS OF BUYER: E. NAMEAND ADDRESS OF SELLER: F. NAMEAND ADDRESS OF LENDER:
Orange County,NC Seven Mile Farm,LLC
PO Box 8181 Barry E.Turner and Brenda W.Turner
Hillsborough,NC 27278 101 N.Columbia Street
Chapel Hill,NC 27514
G. PROPERTY LOCATION: H. SETTLEMENT AGENT: I. SETTLEMENT DATE:
Lot 1-Pump Station Kennon Craver,PLLC
&Two Easement Parcels May 24,2017
Efland,NC 27243 PLACE OF SETTLEMENT
Orange County,North Carolina 4011 University Drive,Suite 300
Durham,NC 27707
J.SUMMARY OF BUYER'S TRANSACTION K.SUMMARY OF SELLER'S TRANSACTION
100, GROSS AMOUNT DUE FROM BUY Ra 400, GROSS P SELLERm
101. Contract Sales Price 15,727.59 401. Contract Sales Price 15,727.59
102. Personal Property 402. Personal Property
103. Settlement Charges to Buyer Line 1400 3,956.00 403.
104. 404.
105. 405.
Aastments For Items FW-d Qv Te-1-1ar in advancp AMustments For Items Pa gy Seller in advance
106. CityfFown Taxes to 406. C' !Town Taxes to
107. County Taxes to 407. County Taxes to
108. Assessments to 408. Assessments to
109. Taxes for.33 A Easement 111.77 409. Taxes for.33 A Easement 111.77
110. 2016 Taxes for 1 Acre Easement 05/25/17 to 01/01/1 84.14 410. 2016 Taxes for 1 Acre Easement 05/25/17 to 01/01/1 84.14
111. 411.
112. 412.
120. GROSS AMOUNT DUE FROM BUYER 19,879.50 420. GROSS AMOUNT DUE TO SELLER 15,923.50
200. AMOUNTS PAID BY OR IN BEHALF OF BUYER: 500.REDUCTIONS IN AMOUNT DUE TO SELLER:
201. Deposit or earnest money 501. Excess Deposit See Instructions
202. Principal Amount of New Loans 502. Settlement Charges to Seller Line 1400 58.00
203. Existing bans taken subject to 503. Existin loans taken subject to
204. 504. Payoff of first Mortgage
205. 505. Payoff of second Mortgage
206: 506.
207. 507.
208. 508.
209. 509.
Adjustments For Items-Unpaid By Seller Adjustments For Items Un aid Bv Seller
210. C' /Town Taxes to 510. Cityrrown Taxes to
211. County Taxes to 511. County Taxes to
212. Assessments to 512. Assessments to
213. 513.
214, 514.
215. 515.
216. 516.
217. 517.
218. 518.
219, 519.
220. TOTAL PAID BY/FOR BUYER 520. TOTAL REDUCTIONAMOUNT DUE SELLER 58.00
300. CASH AT SETTLEMENT FROM/TO BUYER: 600. CASH AT SETTLEMENT TO/FROM SELLER:
301. Gross Amount Due From Buyer Line 120 19,879.50 601. Gross Amount Due To Seller Line 420 15,923.50
302. Less Amount Paid By/For Buyer(Line 220) ( ) 602. Less Reductions Due Seller(Line 520) ( 58.00
303. CASH(X FROM)( TO)BUYER 19,879.5o 603. CASH(X TO)( FROM)SELLER 15,865.50
HUD-1(3-86 RESH4,HB4305.2
L.JC 1 1 Lr-Mr-N 1 '1nP%M%2 Co
700.TOTAL COMMISSION Based on Price o PAID FROM PAID FROM
Division of Commission line 700 as Follows: BUYER'S SELLER'S
701.$ t0 FUNDSAT FUNDSAT
702.$ t0 SETTLEMENT SETTLEMENT
703.Commission Paid at Settlement
704. to
800,ITEMS PAYABLE I CONNECTION N
801.Loan Origination Fee % to
802.Loan Discount % to
803. Appraisal Fee to
804. Credit Report to
805. Lender's Inspection Fee to
806. Mortgage Ins.App.Fee to
807. Assumption Fee to
808.
809.
810.
811.
900.ITEMS REQUIRED BY LENDER TO BE PAID IN ADVANCE
901.Interest From to @ $ /day ( days %)
902. MIP Totlns.for LifeOfLoan for months to
903.Hazard Insurance Premium for 1.0 years to
904.
905.
1000,RESERVES DEPOSITED TH LENDER
1001.Hazard Insurance months @ $ per month
1002.Mortgage Insurance months @ $ per month
1003. C ityf Town Taxes months @ $ per month
1004. County Taxes months @ $ per month
1005. Assessments months @ $ per month
1006. months @ $ per month
1007. months @ $ per month
1008. months $ per month
1100.TITLE CHARGES
1101. Settlement or Closing Fee to
1102. Abstract or Title Search to
1103. Tide Examination to
1104. Title Insurance Binder to
1105. Document Preparation to
1106. Notary Fees to
1107. Attorney's Fees to Kennon Craver,PLLC 3,750.00
includes above item numbers:
1108. Title Insurance to Investors Title Insurance Company 65.00
includes above item numbers:
1109.Lender's Coverage $
1110.Owner's Coverage $ 13,800.00 Pump Station Parcel
1111.
1112.
1113.
1200.GOVERNMENT RECORDING AND TRANSFER CHARGES
1201.Recording Fees: Deed $ 26.00;Mortgage $ Releases $ 26.00
1202.C' /Coun Tax/Starr s: Deed 32.00•Mortgage Deed 32.00
1203.State Tax/Stamps: ;Mortgage
1204. Rec.2 Deeds of Esmt 81 Release to Orange County Register of Deeds 52.00 26.00
1205. Record Plats(3) to Orange County Register of Deeds 63.00
1300 ADDITIONAL ETTLEMEN CHARGES
1301. Survey to McGill Associates POC
1302. Pest Inspection to
1303.
1304.
1305.
1400.TOTAL SETTLEMENT CHARGES Enter on Lines 103,Section J and 502,Section K 3,956.001 58.00
By signing page 1 of this statement,the signatories acknowledge receipt of a completed copy of page 2 of this two page statement.
Certified to be a true copy. Kennon Craver,PLLC
Settlement Agent
(23604.013123604.013110)
ACKNOWLEDGMENT OF RECEIPT OF SETTLEMENT STATEMENT
Buyer: Orange County, NC
Seller: Seven Mile Farm, LLC
Barry E. Turner and Brenda W.Turner
Settlement Agent: Kennon Craver, PLLC
(919)490-0500
Place of Settlement: 4011 University Drive, Suite 300
Durham, NC 27707
Settlement Date: May 24, 2017
Property Location: Lot 1 - Pump Station
&Two Easement Parcels
Efland, NC 27243
Orange County, North Carolina
I have carefully reviewed the HUD-1 Settlement Statement and to the best of my knowledge and belief, it is a true and
accurate statement of all receipts and disbursements made on my account or by me in this transaction. I further
certify that I have received a copy of the HUD-1 Settlement Statement.
Orange County, NC Seven Mile Farm, LLC,
a North Carolina limited liability company
BY
BY-
NAME:
NAME:
TITLE:
TITLE:
This instrument has been pre-audited in the manner
required by the Local Government Fiscal Control Act.
Barry E. Turner
Orange County Finance Officer
Brenda W. Turner
*NOTE: The Purchase Price includes the purchase
prices for the Pump Site parcel: $13,800, the First
Easement parcel: $1,010.84,and the Second Easment
parcel: $916.75.
To the best of my knowledge, the HUD-1 Settlement Statement which I have prepared is a true and accurate account
of the funds which were received and have been or will be disbursed by the undersigned as part of the settlement of
this transaction.
Kennon Craver, PLLC
SettlementAgent
WARNING: It is a crime to knowingly make false statements to the United States on this or any similar form.
Penalties upon conviction can include a fine and imprisonment. For details see: Title 18 U.S. Code Section 1001
and Section 1010.
HUD-1(3-M RESK HB4305.2
DISBURSEMENTS SUMMARY / BALANCE SHEET
Buyer: Orange County, NC
Seller: Seven Mile Farm, LLC
Barry E. Turner and Brenda W.Turner
Settlement Agent: Kennon Craver, PLLC
(919)490-0500
Place of Settlement: 4011 University Drive, Suite 300
Durham, NC 27707
Settlement Date: May 24, 2017
Property Location: Lot 1 - Pump Station
&Two Easement Parcels
Efland, NC 27243
Orange County, North Carolina
INCOMING FUNDS
Orange County, NC 19,879.50
Total Incoming Funds 19,879.50
DISBURSEMENTS
Seven Mile Farm, LLC Closing Proceeds 7,932.75
Barry E. Turner and Brenda W.Turner Closing Proceeds 7,932.75
Kennon Craver, PLLC Settlement Agents Fees 3,750.00
Attorneys Fees 3,750.00
Investors Title Insurance Company Title Charges 65.00
Title Insurance 65.00
Orange County Register of Deeds 1201 RecFee, 1202, 1204, 1205 199.00
Recording Fees 26.00
City/County Tax(Stamps 32.00
Rec. 2 Deeds of Esmt& Release 78.00
Record Plats (3) 63.00
Number of checks-5 Total Disbursements 19,879.50
(23604.013/23604.013/10)