1. THEORIES AND TECHNIQUES OF NEGOTIATIONS - Jeffrey H. Newman
Negotiation ■ Creativity ■ Preparation ■ Arrival at the Negotiation ■ The Opening Statement and Opening Pleasantries ■ The Beginning of Negotiations ■ The Middle Game ■ The End Game ■ Controlling the Paper ■ Surprise ■ Conclusion
2. CHOICE OF ENTITY IN REAL ESTATE TRANSACTIONS - Caryl B. Welborn
Introduction ■ Criteria in Entity Selection ■ Entities Available for Consideration ■ Conclusion ■ Entities Comparison Table
3. REAL ESTATE BROKERS: AGREEMENTS AND CONDUCT - Bruce B. May, Esq.
Introduction ■ Licensing and Regulatory Requirements ■ Real Estate Agency ■ Commissions ■ Fiduciary Obligations ■ Agreements and Arrangements
4. CONSTRUCTION CONTRACTS - Philip E. Beck & John M. Mastin, Jr.
Introduction ■ Contract Structure: Choosing a Contractual Relationship ■ Contract Forms and Provisions ■ Allocation of Responsibility and Risk ■ Typical Problem Areas ■ Other Areas of Concern ■ Mold: What You Need to Know Before You Need to Know It ■ Identifying, Assessing, and Managing Construction Risks ■ Conclusion—Importance of the Construction Contract
5. PURCHASE AND SALE TRANSACTIONS - Michael Hamilton
Introduction ■ Letters of Intent ■ Early Access Licenses for Due Diligence ■ Purchase and Sale Agreement
6. NEGOTIATING THE PURCHASE AND SALE CONTRACT - Douglas M. Bregman
Introduction ■ Role of the Attorney ■ The Contract ■ Taxes ■ Closing a Commercial Real Estate Transaction ■ Appendix 5A-A Model Purchase and Sale Agreement ■ Appendix 5A-B Due Diligence Checklist ■ Appendix 5A-C Closing Checklist
7. SURVEYS - Shannon J. Skinner & Gary R. Kent, PLS
Introduction ■ Why Get a Survey? ■ Ordering the Survey ■ Survey Review—Getting Started ■ Legal Descriptions and Boundaries ■ Improvements ■ Easements ■ Access and Parking ■ Utilities ■ Certification and Miscellaneous Items ■ Appendix 6A 2011 Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys ■ Appendix 6B Checklist—Survey Review
8. TITLE INSURANCE IN COMMERCIAL REAL ESTATE TRANSACTIONS - John C. Murray, Supplemented by Deborah Yahner and Jim Gosdin
Introduction ■ What Is Title Insurance—Is It Necessary? ■ Policy Forms ■ Difference Between Owner's and Lender's Policies ■ 2006 ALTA Policy and Endorsement Forms ■ Covered Risk (Insuring Provisions) in Prior Policies and in the 2006 Policies ■ Exclusions and Exceptions ■ Creditors’ Rights ■ Conditions ■ Schedule A ■ Commercial Endorsement Coverages ■ 2007 ALTA Short Form Residential Loan Policy ■ Recent Endorsement Forms ■ Closing Protection Letters
9. EASEMENTS AND OTHER SERVITUDES -John G. Cameron, Jr.
Introduction ■ Easements ■ Profits ■ Conservation Easements ■ Restrictive Covenants, Reciprocal Negative Easements and Building and Use Restrictions
10. NEGOTIATING LOAN TRANSACTIONS - Robert A. Thompson & Brian D. Smith
Introduction ■ Loan Applications and Commitments ■ Loan Documents n Construction Loans ■ Leasehold Financing ■ Participation Loans ■ Securitized Loans ■ Appendix 9A Loan Closing Checklist
11. OPINION LETTERS IN REAL ESTATE LOAN TRANSACTIONS - Joel J. Goldberg, Robert T. Flick & Raymond S. Iwamoto
Introduction ■ Opinion Letter Reference Materials—Bar Committee Reports ■ Purposes of the Opinion ■ Roles of the Opinion Giver ■ Opinion Giver's Use of Other Counsel ■ Use of Local Counsel/Unauthorized Practice of Law ■ Opinion Format ■ Factual Matters Concerning the Opinion—Investigation; Knowledge Limitations ■ Assumptions ■ The Remedies Opinion ■ Qualifications ■ Internal Opinion Review Procedures ■ Special Opinion Items ■ Due Diligence ■ Opinion Practice/Conduct ■ Standardization Versus Customary Practice ■ Non-Consolidation Opinions ■ Appendix 10A Relevant Reports ■ Appendix 10B Sample Officers'/Partners'/Members' Certificate ■ Appendix 10C Sample Legal Opinion ■ Appendix 10D Statement on the Role of Customary Practice in the Preparation and Understanding of Third-Party Legal Opinions
12. PROPERTY AND LIABILITY INSURANCE AND INDEMNITIES IN REAL ESTATE TRANSACTIONS - Aaron Johnston, Jr. & Charles E. Comiskey
Definitions ■ Indemnity and Waiver Provisions ■ Insurance Policy Forms ■ Property Insurance ■ Liability Insurance ■ Construction-Related Policies ■ Persons with Interests in Insurance Policies ■ Other Insurance ■ Waivers of Subrogation ■ Deductible vs. Self-Insured Retention (“SIR”) ■ Self-Insurance ■ Quality of Insurance ■ Evidencing the Existence of Coverage ■ Sample Provisions ■ Appendix A Certificate of Liability Insurance ■ Appendix B Evidence of Commercial Property Insurance (2006 ED.) ■ Appendix C Lease Insurance, Indemnity and Waiver Provisions ■ Appendix D Tenant's Insurance ■ Appendix E Construction Contract Insurance, Indemnity and Waiver Provisions ■ Appendix F Contractor’s Insurance
13. ENVIRONMENTAL ISSUES IN COMMERCIAL REAL ESTATE SALES AND LEASES - Jack Fersko & Robert A. Stout, Jr.
Introduction ■ Laws Imposing Environmental Liability—Generally ■ The Comprehensive Environmental Response, Compensation, and Liability Act ■ State “Superfund” and Lien Laws ■ Contract Definitions ■ Contractual Reallocation of Liability ■ Due Diligence ■ Selection of Environmental Consultants ■ Disclosure and Transaction-Triggered Laws ■ Underground Storage Tank Law ■ Landlord and Tenant Issues ■ Environmental Risk Insurance ■ Insurance Issues Affecting Green Development
14. INDUSTRIAL LEASES - Peter Aitelli
Introduction ■ Grant, Description of Premises, and Statement of Term ■ Rent ■ Taxes ■ Maintenance and Repair Obligations ■ Alterations ■ Signage ■ Casualty Loss, Insurance, and Allocation of Risk ■ Use ■ Assignment and Subletting ■ Default and Remedy ■ Subordination, Nondisturbance, and Attornment Agreements ■ Environmental Matters ■ Other Common Provisions ■ Condemnation and Casualty Provisions that Shift Risk to the Tenant
15. RETAIL LEASES - Richard R. Goldberg
Introduction ■ Minimum Rental, Percentage Rental, and Other Income-Producing Clauses ■ Competitive Restrictions for Landlord and Tenant ■ Landlord and Tenant Exit Strategies ■ Assignments and Subletting ■ Landlord's Rights to Control Future Development and Appearance in Antitrust Issues in Retail Leases ■ Conclusion
16. OFFICE LEASES - Mark S. Hennigh
Introduction ■ The Office Tenant’s Questions ■ What Are the Premises That the Tenant Is Getting? ■ Services Included with the ■ Options—Generally ■ Use ■ Alterations ■ When Does the Lease Begin? ■ Workletters ■ What Does the Lease Cost? ■ When Does the Lease End? ■ Assignments and Subleases ■ Option to Terminate the Lease ■ Option to Extend or Renew the Lease ■ Subordination ■ Conclusion
17. ASSIGNMENT OF LEASES AND SUBLETTING - Stephen A. Linde, Martin P. Miner & Sidney G. Saltz
Introduction ■ Reasons for Lease Assignments and Sub-lets ■ Assignment Distinguished from Sublease ■ Lease Assignments: Liability and Assumption ■ The Subleasehold Estate ■ Tax Considerations ■ Right to Assign or Sublet ■ Lease Clauses on Assignment and Subletting ■ “Snap- Back” Assignments ■ Bankruptcy Issues ■ Special Situations ■ Conclusion ■ Appendix 16A Form of Assignment and Assumption Agreement with Release of Assignor ■ Appendix 16B Form of Assignment and Assumption Agreement Without Release of Assignor
18. COMMON INTEREST OWNERSHIP - Rebecca Fischer
Introduction ■ The Declaration ■ The Owners Association—Formation and Membership ■ The Owners Association—General Powers and Duties v The Owner's Use of the Common Elements ■ The Owner's Lot ■ Design Review ■ Assessments by the Association ■ The Association's Responsibility for Insurance ■ Rights of the Declarant ■ Rights of Mortgagees ■ Enforcement of the Declaration ■ Duration, Amendment, and Termination of the Declaration ■ The Project Lender ■ Other Association Documents
19. BANKRUPTCY - James R. Stillman
An Introduction to Bankruptcy Counseling ■ The Purchase and Sale Agreement ■ The Option Agreement ■ The Listing Agreement ■ The Property Manager/Operator Contract ■ The Lease ■ The Real Estate Secured Loan
20. EMINENT DOMAIN AND ITS IMPACTON CONTEMPORARY REAL ESTATE TRANSACTIONS - John J. Reilly, Esq.
Introduction ■ What Constitutes “Property”? ■ What Constitutes a “Taking”? ■ What Constitutes “Public Use”? ■ What Is Just Compensation? ■ Conclusion ■ Appendix 19A Some Issues for the Private Redeveloper to Consider When Involved with Takings for Redevelopment
