-----BEGIN PRIVACY-ENHANCED MESSAGE----- Proc-Type: 2001,MIC-CLEAR Originator-Name: webmaster@www.sec.gov Originator-Key-Asymmetric: MFgwCgYEVQgBAQICAf8DSgAwRwJAW2sNKK9AVtBzYZmr6aGjlWyK3XmZv3dTINen TWSM7vrzLADbmYQaionwg5sDW3P6oaM5D3tdezXMm7z1T+B+twIDAQAB MIC-Info: RSA-MD5,RSA, IDE6pq0xgb5d/Za5MjYbzTBLqMaCDF2pkKgPdeL/Z5BJeH2iXSOCnLX8UMqDa7y+ zFv+9V2Bn8PudX/4IwRThQ== 0001144204-09-063415.txt : 20091207 0001144204-09-063415.hdr.sgml : 20091207 20091207164719 ACCESSION NUMBER: 0001144204-09-063415 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 4 CONFORMED PERIOD OF REPORT: 20091201 ITEM INFORMATION: Entry into a Material Definitive Agreement ITEM INFORMATION: Triggering Events That Accelerate or Increase a Direct Financial Obligation or an Obligation under an Off-Balance Sheet Arrangement ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20091207 DATE AS OF CHANGE: 20091207 FILER: COMPANY DATA: COMPANY CONFORMED NAME: PENN TRAFFIC CO CENTRAL INDEX KEY: 0000077155 STANDARD INDUSTRIAL CLASSIFICATION: RETAIL-GROCERY STORES [5411] IRS NUMBER: 250716800 STATE OF INCORPORATION: DE FISCAL YEAR END: 0131 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 000-08858 FILM NUMBER: 091226505 BUSINESS ADDRESS: STREET 1: 1200 STATE FAIR BLVD CITY: SYRACUSE STATE: NY ZIP: 13221-4737 BUSINESS PHONE: (315) 453-7284 MAIL ADDRESS: STREET 1: 1200 STATE FAIR BLVD CITY: SYRACUSE STATE: NY ZIP: 13221-4737 8-K 1 v168416_8k.htm CURRENT REPORT
 
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
 

 
FORM 8-K
 
CURRENT REPORT
 
PURSUANT TO SECTION 13 OR 15(d) OF THE
SECURITIES EXCHANGE ACT OF 1934
 

 
Date of report (Date of earliest event reported): December 1, 2009
 
THE PENN TRAFFIC COMPANY
(Exact Name of Registrant as Specified in its Charter)
 
Delaware
(State or Other Jurisdiction
of Incorporation)
  
0-8858
(Commission File Number)
  
25-0716800
(IRS Employer
Identification No.)

1200 State Fair Boulevard
Syracuse, New York 13221-4737
(Address of Principal Executive Offices) (Zip Code)

(315) 453-7284
(Registrant’s telephone number, including area code)
Not Applicable
(Former Name or Former Address, if Changed Since Last Report)
 
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2 below):
 
¨
Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
 
¨
Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
 
¨
Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR240.14d-2(b))
 
¨
Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

 

 

Item 1.01. 
Entry into a Material Definitive Agreement.

As previously disclosed, on November 18, 2009, The Penn Traffic Company, and each of its direct and indirect subsidiaries, including Penny Curtiss Baking Company, Inc. (“PCBC”) and Big M Supermarkets, Inc. (together with the Company and PCBC, the “Debtors”) filed voluntary petitions (the “Chapter 11 Petitions”) for relief under Chapter 11 of the United States Bankruptcy Code (the “Bankruptcy Code”) in the United States Bankruptcy Court for the District of Delaware (the “Bankruptcy Court”).  The Debtors are continuing to manage their properties and operate their businesses as “debtors-in-possession” under the jurisdiction of the Bankruptcy Court and no trustee or examiner has been appointed in the Company’s case.
 
Comprehensive Agency Agreement
 
On December 4, 2009, the Debtors entered into a Comprehensive Agency Agreement (the “Agency Agreement”) with a joint venture comprised of KROC Capital Services, LLC, Gordon Brothers Group, LLC, The Nassi Group, LLC, SB Capital Group, LLC and DJM Realty Services, LLC (such joint venture, the “Agent”) pursuant to which the Debtors appointed the Agent and the Agent agreed to serve as the Debtors’ exclusive agent for the purpose of the sale or other disposition of all the Debtors’ assets other than 4 specified retail stores (the “PC Stores”), the Debtors’ intellectual property, and information technology located in the Debtors’ distribution centers (the “Comprehensive Sale”), including by conducting a going-out-of-business or similar sale at each of the Debtors’ other retail stores (the “Store Closing Sale”) beginning on the first business day following approval of the Agency Agreement and the Comprehensive Sale, among other things, by the Bankruptcy Court (the “Order”), and in any case, no later than January 15, 2010, and ending no later than March 12, 2010 (the “Sale Termination Date”).  In exchange for this arrangement, the Agency Agreement provides the Debtors will receive a minimum of $36.5 million of sale proceeds, subject to certain adjustments, with $29.2 million payable within 2 business days of the entry of the Order, and $7.3 million, adjusted upwards or downwards based on levels of certain of the Debtors’ assets, payable after the Store Closing Sale.  The Agreement further provides that the Agent will receive $6.5 million as compensation for its services to the Debtors as Agent (the “Agent’s Fee”), and will generally be responsible for all expenses of the Comprehensive Sale (the “Expenses”), and that if the proceeds from the Comprehensive Sale, among other things, exceeds the sum of $36.5 million, the Expenses and the Agent’s Fee, the Debtors and the Agent will each receive 50% of such excess.  The Agent will assume ownership of any unsold merchandise on the Sale Termination Date, and all real property and other assets of the Debtors, if the Agent so elects, no later than 180 days from the Sale Termination Date.
 
If the Debtors choose to pursue an alternative transaction or transactions and as a result the Comprehensive Sale is not consummated, the Agency Agreement provides that the Debtors will pay the Agent a break-up fee of $350,000 (the “Break-up Fee”) and reimburse up to $250,000 of the Agent’s transaction-related expenses (the “Expense Reimbursement”).  Under the Agency Agreement, the Agent cannot accept any alternative to the Comprehensive Sale unless that alternative provides value to the Debtors exceeding the value of the Comprehensive Sale by at least $250,000 (the “Bid Protection”).  The Debtors or the Agent may terminate the Agency Agreement if the Bankruptcy Court does enter a preliminary order scheduling an auction of the assets of the Debtors, and granting the Bid Protection, Break-up Fee and the Expense Reimbursement prior to December 17, 2009, or the Order is not entered by January 14, 2010.  The Agent may also terminate the Agency Agreement upon the occurrence of certain other events.

 

 
 
The Debtors and the Agent have also made customary representations, warranties and covenants in the Agency Agreement, including, among others, a covenant by the Debtors to conduct their business in the ordinary course during the performance of the Agency Agreement.
 
The foregoing description of the terms of the Agency Agreement is qualified in its entirety by reference to the Agency Agreement, which is filed herewith as Exhibit 2.1.
 
Asset Purchase Agreement
 
On December 4, 2009, the Company, as successor to P & C Food Markets, Inc. entered into an asset purchase agreement with Price Chopper Operating Co., Inc. (“Price Chopper”) pursuant to which the Company has agreed to sell Price Chopper substantially all the assets used in the operation of the PC Stores (the “Purchased Assets”), in exchange for $12.3 million (the “Purchase Price”) and the assumption of certain liabilities associated with these operations (the “Asset Purchase Agreement”).  The Asset Purchase Agreement is subject to approval by the Bankruptcy Court.  Price Chopper entered into the agreement as a “stalking horse” bidder, and the purchase of the Purchased Assets are subject to Penn Traffic’s solicitation of higher or otherwise better offers pursuant to specified bidding procedures and an auction process to be conducted under the supervision of the Bankruptcy Court.  Under the Asset Purchase Agreement, Price Chopper will make a $250,000 deposit toward the purchase price, unless a different sum is required by order of the Bankruptcy Court, within 3 business days of the approval of these bidding procedures for this auction, which the Company is obliged to prepare and file on or prior to December 11, 2009.  Price Chopper and the Company have made customary representations, warranties and covenants in the Asset Purchase Agreement, including, among others, a covenant by the Company to operate the PC Stores business in the ordinary course during the performance of the Agency Agreement.  Price Chopper may terminate the Asset Purchase Agreement if the Company enters into a definitive agreement regarding sale of some or all of the PC Stores in an alternative transaction, and in such case would be entitled to the return of its deposit, as well as a break-up fee of $369,000 upon the closing of such alternative transaction, subject to the Bankruptcy Court’s allowance of such fee as an administrative expense.  The Asset Purchase Agreement may also be terminated by either the Company or Price Chopper upon the occurrence of other specified events.
 
           The foregoing description of the terms of the Asset Purchase Agreement is qualified in its entirety by reference to the Asset Purchase Agreement, which is filed herewith as Exhibit 2.2.
 
           The Agency Agreement and the Asset Purchase Agreement (collectively, the “Agreements”) have been included to provide securityholders with information regarding their terms.  This was not intended to provide any other factual information about the Debtors.  The representations, warranties and covenants contained in each of the Agreements were made only for purposes of such agreement and as of specific dates, were solely for the benefit of the parties to such agreement, and may be subject to limitations agreed upon by the contracting parties, including being qualified by confidential disclosures exchanged between the parties in connection with the execution of such agreement.  The representations and warranties in each of the Agreements may have been made for the purposes of allocating contractual risk between the parties to such agreement instead of establishing these matters as facts, and may be subject to standards of materiality applicable to the contracting parties that differ from those applicable to investors.

 

 
 
Item 2.04.
Triggering Events that Accelerate or Increase a Direct Financial Obligation or an Obligation under an Off- Balance Sheet Arrangement.

On November 19, 2009, the Bankruptcy Court issued an interim order (the “Interim Order”) authorizing the previously disclosed arrangement under which the Debtors’ senior secured lenders consented to the Debtors using their cash collateral to a limited extent in order to fund and obtain letters of credit for ongoing operations.  The Interim Order authorized the Debtors’ use of their cash collateral solely for purposes identified in a budget approved by the Debtors’ senior secured lenders (the “Budget”).

On December 1, 2009 the Company received a letter, dated November 30, 2009, from the agent (the “First Lien Agent”) for the lenders (the “First Lien Lenders”) under the Debtors’ senior revolving credit agreement (the “Revolving Loan Agreement”) notifying the Company that events terminating authorization of the Debtors’ use of their cash collateral (“Termination Events”) had occurred under the Order, namely: (1) the Debtors had failed to comply with the Interim Order by using approximately $1.8 million of funds advanced pursuant to the Interim Order for deposits to vendors, which deposits were not authorized by the Budget (the “Vendor Deposits”), and (2) the Debtors had failed to deliver a fully executed stalking horse agreement providing for the sale of all or substantially all of the Debtors’ assets, in form and substance acceptable to the First Lien Agent (a “Stalking Horse Agreement”), by November 25, 2009.

The First Lien Agent further stated that they, along with the First Lien Lenders, were extending the deadline for the Debtors to file a motion with the Bankruptcy Court to approve the sale and bidding procedures of substantially all of Debtors’ assets (the “Comprehensive Sale Motion”) from December 1, 2009 to December 3, 2009, and that the First Lien Agent would take no action with respect to the specified Termination Events if the Comprehensive Sale Motion was filed by December 3, 2009 and attached a Stalking Horse Agreement.  The First Lien Agent and First Lien Lenders reserved all their rights under the Interim Order in respect of these specified Termination Events or any other Termination Events, which would include preventing the Debtors from using their cash collateral to fund operations or for any other purpose, which would require them to immediately cease all or part of their operations.  The occurrence of any Termination Event may also result in the termination of the automatic stay under the Bankruptcy Code of any rights of the Debtors’ senior secured lenders to enforce the Debtors’ payment obligations under the Revolving Loan Agreement and Supplemental Loan Agreement, subject only to the First Lien Agent or Second Lien Agent providing certain written notices (a “Remedies Notice”).

On December 1, 2009, the agent (the “Second Lien Agent”) for the lenders (the “Second Lien Lenders”) under the Debtors’ supplemental real estate credit agreement (the “Supplemental Loan Agreement”) similarly notified the Company that a Termination Event had occurred due to the Vendor Deposits.  The Second Lien Agent and Second Lien Lenders also reserved all their rights under the Interim Order in respect of this specified Termination Event or any other Termination Events.

 

 
 
On December 4, 2009, the First Lien Agent notified the Company that the prior Termination Events referenced in its November 30, 2009 letter were continuing, and that additional Termination Events under the Interim Order had occurred and were continuing as a result of: (1) the Debtors’ failure to maintain certain eligible inventory in the amount of $40.5 million from November 28, 2009 to date, and (2) the Debtors’ failure to file a Comprehensive Sale Motion with a Stalking Horse Agreement attached by the amended deadline of December 3, 2009.   The First Lien Agent and First Lien Lenders also reserved all their rights under the Interim Order in respect of the various Termination Events of which it they had notified the Company or any future Termination Events, including, without limitation, terminating continued us of Cash Collateral or not agreeing to extend the use of Cash Collateral after December 8, 2009.
 
On December 7, 2009, the Debtors filed a Comprehensive Sale Motion with the Agency Agreement attached.
 
Reference is made to the disclosures at Item 1.01 hereof.

Item 9.01
Financial Statements and Exhibits.
 
Exhibit No.
 
Exhibit
     
2.1
 
Comprehensive Agency Agreement
2.2
 
Asset Purchase Agreement

 

 

SIGNATURE
 
Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.
 
 
THE PENN TRAFFIC COMPANY
 
(Registrant)
     
 
By: 
/s/ Daniel J. Mahoney
   
Name: Daniel J. Mahoney
   
Title:   SVP, General Counsel

Date: December 7, 2009

 

 
EX-2.1 2 v168416_ex2-1.htm COMPREHENSIVE AGENCY AGREEMENT

COMPREHENSIVE AGENCY AGREEMENT

by and between

A JOINT VENTURE COMPRISED OF KRC CAPITAL SERVICES, LLC, GORDON BROTHERS GROUP, LLC, THE NASSI GROUP, LLC, SB CAPITAL GROUP, LLC AND DJM REALTY SERVICES, LLC

as Agent

and

THE PENN TRAFFIC COMPANY AND ITS DEBTOR AFFILIATES

as Merchant

Dated as of December 4, 2009

 

 

TABLE OF CONTENTS

Section 1.
 
Defined Terms
 
1
         
Section 2.
 
Appointment of Agent
 
5
         
Section 3.
 
Assets to be Sold by Agent
 
5
3.1
 
Assets
 
5
3.2
 
Excluded Assets
 
6
3.3
 
Certain Definitions
 
6
         
Section 4.
 
Consideration to Merchant and Agent
 
7
4.1
 
Payments to Merchant
 
7
4.2
 
Consideration to Merchant
 
8
4.3
 
Consideration to Agent
 
8
4.4
 
Method and Timing of Payment
 
9
4.5
 
Security
 
9
4.6
 
Replenishment Goods
 
10
         
Section 5.
 
Sale and Assignment of Properties
 
10
5.1
 
Owned Properties
 
10
5.2
 
Leased Properties
 
11
5.3
 
Covenants of Merchant Regarding Sale of Properties
 
12
         
Section 6.
 
Deliveries
 
13
       
 
Section 7.
 
Expenses of the Store Closing Sale
 
13
7.1
 
Expenses
 
13
7.2
 
Other Expenses of the Comprehensive Sale
 
16
7.3
 
Payment of Expenses
 
16
         
Section 8.
 
Expenses with Respect to Properties
 
16
8.1
 
Marketing Period Costs - Owned Properties
 
16
8.2
 
Marketing Period Costs - Leased Properties
 
17
8.3
 
Limitation on Marketing Period Costs
 
17
         
Section 9.
 
Inventory Valuation
 
18
9.1
 
Gross Rings
 
18
9.2
 
Valuation
 
18
         
Section 10.
 
Store Closing Sale Term; Marketing Period for Properties
 
18
10.1
 
Term
 
18
10.2
 
Vacating the Stores
 
18
10.3
 
Marketing Period
 
18
         
Section 11.
 
Conduct of the Store Closing Sale
 
19
11.1
  
Rights of Agent
  
19

 
i

 

11.2
 
Terms of Sales to Customers
 
20
11.3
 
Deposit of Store Closing Sale Proceeds
 
20
11.4
 
Sales Taxes
 
20
11.5
 
Supplies
 
20
11.6
 
Returns of Merchandise
 
21
11.7
 
Gift Certificates
 
21
11.8
 
Manufacturers’ Coupons
 
21
         
Section 12.
 
Comprehensive Sale Reconciliation
 
21
         
Section 13.
 
Employee Matters
 
21
13.1
 
Merchant’s Employees
 
21
13.2
 
Termination of Employees
 
22
13.3
 
Payroll Matters
 
22
13.4
 
Employee Retention Bonuses
 
22
         
Section 14.
 
Representations, Warranties, Covenants and Agreements
 
22
14.1
 
Representations, Warranties, Covenants and Agreements of Merchant
 
22
14.2
 
Representations, Warranties and Covenants of Agent
 
28
         
Section 15.
 
Conditions Precedent to Effectiveness
 
28
15.1
 
Conditions Precedent to Obligations of Both Merchant and Agent
 
28
15.2
 
Additional Conditions Precedent to Obligations of Agent
 
29
         
Section 16.
 
Insurance; Risk of Loss
 
31
16.1
 
Merchant’s Liability Insurance
 
31
16.2
 
Merchant’s Casualty Insurance
 
31
16.3
 
Agent’s Insurance
 
31
16.4
 
Worker’s Compensation Insurance
 
32
16.5
 
Risk of Loss
 
32
16.6
 
Force Majeure
 
32
16.7
 
Non-Assumption of Liability
 
33
         
Section 17.
 
Indemnification
 
33
17.1
 
Merchant Indemnification
 
33
17.2
 
Agent Indemnification
 
33
         
Section 18.
 
Events of Default and Remedies
 
34
18.1
 
Events of Default
 
34
18.2
 
Remedies
 
34
         
Section 19.
 
Break-Up Fee/Expense Reimbursement
 
34
         
Section 20.
 
Miscellaneous
 
35
20.1
 
Notices
 
35
20.2
 
Governing Law; Consent to Jurisdiction
 
36
20.3
  
Entire Agreement
  
36

 
ii

 

20.4
 
Amendments and Waivers
 
37
20.5
 
Setoff
 
37
20.6
 
No Waiver
 
37
20.7
 
Successors and Assigns
 
37
20.8
 
Execution in Counterparts; Facsimile Signatures
 
37
20.9
 
Section Headings
 
37
20.10
 
Survival
 
37
20.11
 
No Third Party Beneficiaries
 
37
20.12
 
Further Assurances; Power of Attorney
 
37
20.13
  
Security Interest
  
38

 
iii

 

LIST OF EXHIBITS

EXHIBIT 4.1(c)(i)
 
Merchandise Threshold Adjustment Schedule
     
EXHIBIT 4.1(c)(ii)
 
Pharmacy Products Adjustment Schedule
     
EXHIBIT 4.1(c)(iii)
 
Patient Prescriptions Adjustment Schedule
     
EXHIBIT 4.5
 
Letter of Credit
     
EXHIBIT 7.1(a)(ix)
 
Per Store Per Diem Occupancy Expense Schedule
     
EXHIBIT 7.1(l)
 
Per Distribution Center Per Diem Occupancy Expense Schedule
     
EXHIBIT 8.2
 
Marketing Period Occupancy Expense Schedule
     
EXHIBIT 8.3
 
Repairs Required to be Made Under Leases
     
EXHIBIT 13.3
 
Payroll Matters
     
EXHIBIT 14.1(d)
 
Promotions and Sales
     
EXHIBIT 14.1(f)
 
Cost Factor Threshold Adjustment Schedule
     
EXHIBIT 14.1(g)
 
Store Goods
     
EXHIBIT 14.1(l)
 
Historic Sales
     
EXHIBIT 14.1(n)(i)
 
Lease Defaults
     
EXHIBIT 14.1(n)(ii)
 
Items Not In Working Order
     
EXHIBIT 14.1(r)
 
Unpaid Advertising Liabilities
     
EXHIBIT 14.1(t)(ii)
 
Condemnation Proceedings
     
EXHIBIT 14.1(t)(iii)
 
Lease Terms, Breach, Default
     
EXHIBIT 14.1(u)
 
Repair and Maintenance of Owned Properties
     
EXHIBIT 14.1(v)
 
Repair and Maintenance of Leased Properties
     
EXHIBIT 15.1
  
Order
 
 
iv

 
 
COMPREHENSIVE AGENCY AGREEMENT
 
This Comprehensive Agency Agreement (this “Agreement”) is made and entered into as of this 3rd day of December 2009, by and between a joint venture comprised of KROC Capital Services, LLC, Gordon Brothers Group, LLC, The Nassi Group, LLC, SB Capital Group, LLC and DJM Realty Services, LLC, as agent (the “Agent”), on the one hand, and The Penn Traffic Company, a Delaware corporation, its debtor affiliates, and their respective chapter 11 estates (jointly and severally, the “Merchant”), on the other hand.
 
RECITALS
 
WHEREAS, Merchant is a specialty retailer operating supermarkets located throughout the northeastern United States;
 
WHEREAS, on November 18, 2009 (the “Filing Date”), Merchant filed voluntary petitions (collectively, the “Petition”) for relief under chapter 11 of Title 11, United States Code (the “Bankruptcy Code”), in the United States Bankruptcy Court for the District of Delaware (the “Bankruptcy Court”) where the Merchant’s case (the “Case”) is currently pending; and
 
WHEREAS, Agent desires to act as the exclusive agent to Merchant in connection with the sale or other disposition of the Assets and Merchant desires that Agent act as Merchant’s exclusive agent in connection with the sale or other disposition of the Assets and other matters as specified herein (as further described below, the “Comprehensive Sale”), including, without limitation, the conduct of a going-out-of-business, store closing, or similar such sale (as further described below, the “Store Closing Sale”);
 
NOW THEREFORE, in consideration of the mutual covenants and agreements set forth herein, and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, Agent and Merchant hereby agree as follows:
 
Section 1.              Defined Terms.  Each of the terms set forth below is defined in the referenced section of this Agreement set forth opposite such term below.

Defined Term
 
Section Reference
     
Adjustment Amount
 
4.4(d)
     
Agent
 
Preamble
     
Agent Claim
 
16.5
     
Agent’s Fee
 
4.1(b)
     
Agent Indemnified Parties
 
17.1
     
Agreement
 
Preamble
     
Alternative Transaction
 
19(a)
     
Assets
 
3.1
     
Bakery/Deli Materials
  
3.3

 

 

Defined Term
 
Section Reference
     
Bankruptcy Code
 
Recitals
     
Bankruptcy Court
 
Recitals
     
Beneficiaries
 
4.5
     
Benefits Cap
 
7.1(a)
     
Bid Procedures Order
 
15.1(b)
     
Break-Up Fee
 
19(a)
     
Case
 
Recitals
     
Central Services Expenses
 
7.1
     
Closing Date
 
15.1(d)
     
Comprehensive Agency Documents
 
14.1(c)
     
Comprehensive Sale
 
Recitals
     
Comprehensive Sale Proceeds
 
3.3
     
Cost Factor
 
14.1(f)
     
Cost Factor Threshold
 
14.1(f)
     
Cure Amounts
 
5.2(e)
     
Customer Information
 
10.1
     
Distribution Centers
 
3.1(d)
     
Dropout Date
 
5.2(g)
     
Dropout Notice
 
5.2(g)
     
Environmental Laws
 
14.1(x)
     
Events of Default
 
18.1
     
Excluded Assets
 
3.2
     
Excluded Benefits
 
7.1
     
Excluded Stores
 
3.3
     
Exercising Party
 
20.5
     
Expense Reimbursement
 
19(a)
     
Expenses
 
7.1
     
FF&E
 
3.1(d)
     
Filing Date
 
Recitals
     
Final Reconciliation
 
12
     
GECC
  
4.5

 
2

 

Defined Term
 
Section Reference
     
Gift Cards
 
11.7
     
Gross Rings
 
9.1(i)
     
Guaranteed Amount
 
4.1(a)
     
Hazardous Materials
 
14.1(x)
     
Initial Payment
 
4.4(a)
     
Kimco
 
15.2(g)
     
Lease Assumption Notice
 
5.2(b)
     
Leased Property Designee
 
5.2(b)
     
Leased Property Termination Date
 
10.3(c)
     
Leases
 
3.1(e)
     
Letter of Credit
 
4.5
     
Manufacturers’ Coupons
 
11.8
     
Marketing Period
 
10.3(a)
     
Merchandise
 
3.3
     
Merchandise Threshold
 
4.1(c)
     
Merchant
 
Preamble
     
Motion
 
15.1(a)
     
Occupancy Expenses
 
7.1
     
Order
 
15.1(c)
     
Other Pharmacy Assets
 
3.3
     
Owned Property
 
3.1(f)
     
Owned Property Designee
 
5.1(b)
     
Owned Property Marketing Period
   
Expiration Transfer Notice
 
5.1(d)
     
Owned Property Sale Notice
 
5.1(b)
     
Owned Property Termination Date
 
10.3(b)
     
Patient Prescriptions
 
4.1(c)
     
Patient Prescriptions Threshold
 
4.1(c)
     
Petition
 
Recitals
     
Pharmacy Products
 
3.3
     
Pharmacy Products Threshold
 
4.1(c)
     
Properties
  
3.1(f)

 
3

 

Defined Term
 
Section Reference
     
Property Sale Agreement
 
5.3(a)
   
 
Records
 
3.3
     
Recovery Amount
 
4.1(b)
     
Replenishment Goods
 
4.7
     
Retail Value
 
14.1(f)
     
Retained Employee
 
13.1
     
Retention Bonuses
 
13.4
     
Returned Merchandise
 
11.6
     
Revocation Notice
 
8.2(d)
     
Sale Commencement Date
 
10.1
     
Sale Term
 
10.1
     
Sale Termination Date
 
10.1
     
Sales Taxes
 
11.4
     
Setoff Party
 
20.5
     
Sharing Threshold
 
4.1(b)
     
Spoiled/Unsaleable Merchandise
 
3.3
     
Stores
 
3.3
     
Store Closing Sale
 
Recitals
     
Store Closing Sale Reconciliation
 
12
     
Store Closing Sale Reconciliation
   
     
Payment
 
4.4(b)
     
Stores
 
3.3
     
Supplies
 
11.5
     
Vacate Notice
 
10.1
     
WARN Act
 
13.1

 
4

 
 
Section 2.             Appointment of Agent.  Merchant hereby unconditionally and irrevocably appoints Agent, and Agent hereby agrees to serve, as Merchant’s exclusive agent for the limited purpose of conducting the Comprehensive Sale in accordance with the terms and conditions of this Agreement and exercising Agent’s other rights, duties and obligations under the Agreement.
 
Section 3.             Assets to be Sold by Agent.
 
3.1           Assets.  The assets to be sold or otherwise disposed of at the direction of Agent (collectively, the “Assets”) shall consist of any and all of Merchant’s assets and properties, wherever located, in whatever form, other than the Excluded Assets, all of which Assets shall be sold, transferred and conveyed at the time the Agent so directs to third parties or Agent’s designee (including, without limitation, Agent or any member of Agent) free and clear of any and all liens, claims, security interests and/or other encumbrances of any kind or nature whatsoever in accordance with the terms and conditions of this Agreement and the Order.  Without limiting the foregoing, the Assets shall include all of the Merchant’s right, title and interest in and to the following:
 
(a)           All Merchandise (as hereinafter defined);
 
(b)           All Pharmacy Products (as hereinafter defined) and Other Pharmacy Assets (as hereinafter defined);
 
(c)           All signage, Supplies (as hereinafter defined), parts and machinery located at any of the Stores and the Merchant’s headquarters office;
 
(d)           All furniture, removable fixtures and equipment located at the Stores (as hereinafter defined) (excepting the Excluded Stores (as hereinafter defined)) and all of the Company’s distribution centers (the “Distribution Centers”) (the “FF&E”);
 
(e)           The leases for all of the Stores (other than the Excluded Stores) and Distribution Centers (together with all amendments, supplements, assignments, and renewals or extensions thereof, collectively the “Leases”), including, without limitation, any deposits or other security given or made in respect of the Leases, which shall be assumed and assigned or rejected at the direction of the Agent pursuant to section 365 of the Bankruptcy Code in accordance with Section 5.2 hereof;
 
(f)           Any real property constituting Stores (including all buildings, improvements and fixtures and betterments affixed to and which are part of the realty) owned by the Merchant (other than the Excluded Stores) (the “Owned Property” and, together with the Leases, the “Properties”);
 
(g)           All other personal property wherever located;
 
(h)           All guarantees, warranties, licenses, including, without limitation, liquor licenses and other governmental permits, approvals and permissions;
 
(i)           All contracts that are to be assumed by Merchant and assigned at the direction of the Agent pursuant to applicable law; and

 
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(j)           All deposits in respect of any and all Leases that the Agent directs the Merchant to assume and assign.
 
3.2           Excluded Assets.  Notwithstanding anything to the contrary set forth in Section 3.1 hereof or elsewhere in this Agreement, the Assets shall not include any of the “Excluded Assets” set forth below and Agent shall have no rights to sell or otherwise dispose of the Excluded Assets:
 
(a)           All cash and cash equivalents held by Merchant;
 
(b)           All accounts receivable (inclusive of tax refunds) owing to the Merchant;
 
(c)           All causes of action owing to the Merchant;
 
(d)           FF&E located at the Excluded Stores;
 
(e)           Leases for any Excluded Stores;
 
(f)           Any real property constituting Excluded Stores or Distribution Centers;
 
(g)           All intellectual property, including, without limitation, trademarks, tradenames, trade secrets, patents, licenses and any other intellectual property
 
(h)           All information technology located in the Distribution Centers; and
 
(i)           All prepaid expenses, deposits (excepting deposits in respect of any and all Leases that the Agent directs the Merchant to assume and assign), credits, rebates, notes, utility deposits, amounts due from suppliers and vendors and insurance refunds relating to the Stores, Leases, Owned Property or otherwise.
 
3.3           Certain Definitions.
 
As used in this Agreement, the following terms shall have the respective meanings set forth below:
 
Bakery/Deli Materials” means all materials and ingredients used in the bakery, deli, ready-to-serve foods, or other such Store departments not usually sold to the public by themselves and that are generally converted or processed into the finished product.
 
Comprehensive Sale Proceeds” means the aggregate of (a) the total amount (in dollars) of all sales, collections, liquidations, designations, licensing, transfers, assignments, dispositions and/or other monetizations of or on account of Assets, exclusive of Sales Taxes, including, without limitation, all proceeds realized from the Store Closing Sales, any deposits received from landlords of assumed and assigned Leases, any deposits received from prospective purchasers that fail to close purchases of Leases or Owned Properties, and any and all gross proceeds realized in respect of any Leases, Owned Properties or other Assets sold or otherwise disposed of pursuant hereto; (b) all proceeds of Merchant’s insurance for loss or damage to the Assets or loss of cash arising from events occurring after the date the Order is entered; and (c) all interest actually earned on such amounts.

 
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Excluded Stores” means the four Stores numbered:  13060, 13090, 13125 and 13188.
 
Merchandise” means (i) all finished goods inventory that is owned by Merchant located in the Stores on the Sale Commencement Date (as hereinafter defined) (or to be shipped from the Distribution Centers to the Stores according to a schedule approved by the Agent), other than Pharmacy Products and Other Pharmacy Assets, but including, but not limited to, cigarettes and liquor, provided that the Agent complies with all applicable laws.  Notwithstanding the foregoing, “Merchandise” shall not include:  (1) goods which belong to sublessees, licensees or concessionaires of Merchant; (2) goods held by Merchant on memo, on consignment or as bailee; (3) Bakery/Deli Materials; (4) Spoiled/Unsaleable Merchandise; (5) goods or operations relating to ATM machines, “Coin Star” machines, bottle returns and “bale” salvage at the Stores; provided however, Merchant shall have the right (but not the obligation) to continue such operations at the Stores and retain all proceeds relating to such operations; provided further however, all direct costs and expenses associated or incurred in connection with such operations at the Stores, shall be at Merchant’s sole expense; and (6) FF&E and improvements to real property which are located at the Stores.
 
Other Pharmacy Assets” means all prescription files and records, customer lists and patient profiles relating to the pharmacies owned or operated by the Merchant, including any such files or records (collectively, the “Records”) maintained by computer currently located at the pharmacies or any Records added prior to the Closing Date (as hereinafter defined).
 
Pharmacy Products” means the entire inventory of drug products located in the pharmacies owned or operated by the Merchant, including full and partial containers and controlled substances, as well as insulin, syringes and over-the-counter items.
 
Spoiled/Unsaleable Merchandise” means spoiled perishables and produce inventory, such as opened boxes, bottles or cans, near-dated or expired or out-of-date goods, or near-dated or out-of-date groceries, meat, eggs, milk, yogurt, bread, baked goods, deli, ready-to-serve foods, defrosted frozen goods, and produce that would not be bought by a customer in the ordinary course or any other Merchandise that is defective, damaged or otherwise not saleable in the ordinary course.
 
Stores” means all stores of the Debtor, whether owned or leased, but excluding any Distribution Centers.
 
Section 4.             Consideration to Merchant and Agent.
 
4.1           Payments to Merchant.
 
(a)           Subject to any adjustment set forth herein, as a guaranty of Agent’s performance hereunder, Agent guarantees that Merchant shall receive aggregate cash consideration of Thirty-Six Million Five Hundred Thousand Dollars ($36,500,000) (the “Guaranteed Amount”).

 
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(b)           To the extent that the Comprehensive Sale Proceeds exceed the sum of (x) the Guaranteed Amount, (y) the aggregate amount of the Expenses and (z) Six Million Five Hundred Thousand Dollars ($6,500,000) (the “Agent’s Fee”) (the sum of (x), (y) and (z), the “Sharing Threshold”), then all remaining Comprehensive Sale Proceeds above the Sharing Threshold shall be shared fifty percent (50%) to Merchant and fifty percent (50%) to Agent.  All amounts, if any, to be received by Merchant from Comprehensive Sale Proceeds in excess of the Sharing Threshold shall be referred to as the “Recovery Amount”.  Agent shall pay to Merchant the Guaranteed Amount and the Recovery Amount, if any, in the manner and at the times specified in Section 4.4 below.  To the extent that Merchant is entitled to receive a Recovery Amount from the Comprehensive Sale Proceeds, Agent shall pay such Recovery Amount as part of the Final Reconciliation under Section 12, as soon as commercially reasonable thereafter.
 
(c)           The Guaranteed Amount has been fixed based upon (i) the aggregate Cost Value of the Merchandise as of the Sale Commencement Date (as hereinafter defined) being at least equal to Forty Million Five Hundred Thousand Dollars ($40,500,000) (the “Merchandise Threshold”), (ii) the aggregate Cost Value of the Pharmacy Products as of the Closing Date being at least equal to Four Million Dollars ($4,000,000) (the “Pharmacy Products Threshold”) and (iii) the number of individual patient prescriptions on record (the “Patient Prescriptions”) that are included in the Other Pharmacy Assets as of the Closing Date being at least six hundred thousand (600,000) (the “Patient Prescriptions Threshold”).  To the extent that (i) the aggregate Cost Value of the Merchandise included in the Store Closing Sale is less than or greater than the Merchandise Threshold, the Guaranteed Amount shall be adjusted downward or upward in accordance with Exhibit 4.1(c)(i) annexed hereto (in addition to any adjustment applicable pursuant to Exhibit 4.1(c)(ii), Exhibit 4.1(c)(iii) or Exhibit 14.1(f) hereof, as and where applicable); (ii) the aggregate Cost Value of the Pharmacy Products as of the Closing Date is less than or greater than the Pharmacy Products Threshold, the Guaranteed Amount shall be adjusted downward or upward in accordance with Exhibit 4.1(c)(ii) annexed hereto (in addition to any adjustment applicable pursuant to Exhibit 4.1(c)(i), Exhibit 4.1(c)(iii) or Exhibit 14.1(f) hereof, as and where applicable); and (iii) the number of Patient Prescriptions as of the Closing Date is less than or greater than the Patient Prescriptions Threshold, the Guaranteed Amount shall be adjusted downward or upward in accordance with Exhibit 4.1(c)(iii) annexed hereto (in addition to any adjustment applicable pursuant to Exhibit 4.1(c)(i), Exhibit 4.1(c)(ii) or Exhibit 14.1(f) hereof, as and where applicable).
 
4.2           Consideration to Merchant.  Agent shall pay to Merchant the Guaranteed Amount and the Recovery Amount, if any, in the manner and at the times specified in Section 4.4 below.
 
4.3           Consideration to Agent.  Agent shall receive, as its compensation for services rendered to Merchant, the Agent’s Fee, plus all remaining Comprehensive Sale Proceeds, including, without limitation, all proceeds realized upon the sale or other disposition of the Merchandise, Pharmacy Products, Other Pharmacy Assets and FF&E and any payments made (other than payments by the Merchant) on account of any assumption, assignment, disposition, transfer, sale or termination of the Leases, Owned Property and/or other Assets, after payment of the Guaranteed Amount, the Expenses and the Recovery Amount, if any.  The Agent shall take good, marketable and insurable title, free and clear of any and all liens, claims, security interests and/or other encumbrances of any kind or nature whatsoever to (a) any unsold Merchandise, Pharmacy Products and Other Pharmacy Assets and subject to the Agent’s right to leave behind, FF&E, upon the expiry of the Sale Term (as hereinafter defined) and (b) Owned Property and any other Assets, if the Agent so elects, on the date that is 180 days after the Sale Termination Date (as hereinafter defined) (or such earlier date as the Agent determines in its sole and absolute discretion).

 
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4.4           Method and Timing of Payment.
 
(a)           Within two (2) business days of entry of the Order, the Agent shall remit a cash payment of Twenty-Nine Million Two Hundred Thousand Dollars ($29,200,000) (the “Initial Payment”) to the Merchant.
 
(b)           Within two (2) business days of the completion of the Store Closing Sale Reconciliation, Agent shall, subject to any downward or upward adjustments set forth herein, make an additional payment to Merchant of Five Million Two Hundred Thousand Dollars ($5,200,000) of the unpaid portion of the Guaranteed Amount (the “Store Closing Sale Reconciliation Payment”).  Within two (2) business days of the completion of the Final Reconciliation, Agent shall, subject to any downward or upward adjustments set forth herein, make an additional payment to Merchant of the final Two Million One Hundred Thousand Dollars ($2,100,000) of the unpaid portion of the Guaranteed Amount.
 
(c)           To the extent that Merchant is entitled to receive a Recovery Amount from Comprehensive Sale Proceeds, Agent shall pay such Recovery Amount to Merchant as part of the Final Reconciliation, as soon as commercially reasonable thereafter.
 
(d)           In the event that either the Store Closing Sale Reconciliation or Final Reconciliation, as the case may be, indicates that the sum of (x) the Initial Payment and (y) the Store Closing Sale Reconciliation Payment, if any, exceeded the amount that Merchant was entitled to receive hereunder on account of the Guaranteed Amount (after taking into account any claims that Agent may have against Merchant hereunder), as a result of adjustments to the Guaranteed Amount provided for herein, including breaches of the Merchandise Threshold and Cost Factor Threshold or other breaches of representations, warranties, covenants or obligations of Merchant hereunder, the Merchant shall pay to the Agent the amount (the “Adjustment Amount”) by which the sum of (x) the Initial Payment and (y) the Store Closing Sale Reconciliation Payment, if any, exceeds the Guaranteed Amount, as adjusted, within two (2) business days after the Store Closing Sale Reconciliation  or Final Reconciliation, as the case may be, has been issued.  Any amounts paid in respect of the Adjustment Amount on the Store Closing Sale Reconciliation shall be deducted from the Final Adjustment Amount so that no payment made by the Merchant on account of the Adjustment Amount is duplicative.
 
4.5           Security.  To guaranty its obligations to pay the Guaranteed Amount to the Merchant hereunder, the Agent shall deliver to Merchant an irrevocable standby letter of credit, the terms of which are reasonably acceptable to Merchant, in the original face amount of Seven Million Three Hundred Thousand Dollars ($7,300,000) naming Merchant and General Electric Capital Corporation (“GECC”) as co-beneficiaries (the “Beneficiaries”), substantially in the form of Exhibit 4.5 attached hereto (the “Letter of Credit”).  The Letter of Credit shall be delivered no later than two (2) business days following the entry of the Order and shall have an expiration date of no earlier than thirty (30) days subsequent to the termination of the Marketing Period.  To  the extent that the Agent pays to Merchant any amounts pursuant to Section 4.4(b), the Letter of Credit immediately shall be reduced by an amount equal to such payment (and Merchant and GECC shall execute any document, instrument or other agreement necessary to reflect such reduction).  In the event that Agent, after receipt of five (5) business days’ notice (which notice shall not be require if Agent or any member of Agent shall be a debtor under title 11, United States Code), fails to make any payment due under Section 4.4(b) when due, the Beneficiaries collectively may draw on the Letter of Credit in an amount equal to the unpaid, past due amount that is not the subject of a reasonable dispute.

 
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4.6           Replenishment Goods.  Merchant shall cooperate with and assist Agent in procuring Replenishment Goods throughout the Sale Term.  The cost of purchasing such Replenishment Goods shall be an “Expense” and the proceeds of the sale of such Replenishment Goods shall constitute Comprehensive Sale Proceeds.  For purposes of this Agreement, “Replenishment Goods” means, certain inventory (i) replenished in the ordinary course (e.g. perishables) including, without limitation, meat, eggs, milk, yogurt, bread, baked goods, deli, ready-to-serve foods, and produce, and DSD (direct store delivery goods); and (ii) other items of inventory (e.g., private label goods, bailment goods).
 
Section 5.             Sale and Assignment of Properties.  Agent shall have the exclusive right, in the exercise of its sole and absolute discretion, to market and attempt to sell all of Merchant’s right, title and interest in and to one or more of the Properties.
 
5.1           Owned Properties.
 
(a)           During the Marketing Period for each Owned Property, Agent may market and attempt to sell the Owned Property in whole or in part.  During the Marketing Period for each Owned Property, Merchant may take such actions as shall be necessary to implement any sale of the Owned Property or portion thereof that the Agent, in its sole and absolute discretion, determines to pursue.
 
(b)           At any time prior to expiration of the Marketing Period for Owned Properties, Agent shall have the right, which right may be exercised at any time and from time to time in Agent’s sole and absolute discretion, to provide notice to Merchant (each such notice, an “Owned Property Sale Notice”) of Agent’s election to require Merchant to convey Merchant’s right, title and interest in and to one or more Owned Properties or part thereof to any such party (including, without limitation, Agent or any member of Agent) as Agent shall designate (each, an “Owned Property Designee”).
 
(c)           Within five (5) business days following the date upon which Agent delivers to Merchant an Owned Property Sale Notice, or on such longer term as Agent may designate in its sole and absolute discretion, Merchant shall take all requisite actions and direct its professionals to take all requisite actions (including, without limitation, actions required to obtain approval under section 363 of the Bankruptcy Code) to convey all of Merchant’s right, title and interest in and to such Owned Property to such Owned Property Designee.

 
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(d)           Upon the expiration of the Marketing Period for  Owned Properties, Merchant shall notify Agent that the Marketing Period for Owned Properties has expired and  shall, if Agent so elects in a notice (an “Owned Property Marketing Period Expiration Transfer Notice”), promptly (and, in any event within five (5) business days) convey Merchant’s right, title and interest in and to any Owned Properties that Agent so elects to take in the Owned Property Marketing Period Expiration Transfer Notice to Agent or its designee.
 
5.2           Leased Properties.
 
(a)           During the Marketing Period for each Leased Property, Agent may market and attempt to assign the Leases.
 
(b)           Subject to the limitations set forth in Section 10.3(c) hereof, at any time prior to the expiration of the Marketing Period for Leased Properties, Agent shall have the right, which right may be exercised at any time and from time to time in Agent’s sole and absolute discretion, to provide notice to Merchant (each such notice, a “Lease Assumption Notice”) of Agent’s election to require Merchant, under section 365 of the Bankruptcy Code, to assume and assign to a third party (including, without limitation, Agent or any member of Agent) designated by the Agent (each a “Leased Property Designee”) any or all of the Leases at no additional cost or expense to the Agent (excepting Cure Amounts solely related to Agent’s failure to pay rent and other occupancy expenses for periods occurring after the Closing Date (as hereinafter defined)).
 
(c)           Within five (5) business days following the date upon which Agent delivers a Lease Assumption Notice to Merchant, or on such longer term as Agent may designate in its sole and absolute discretion, Merchant shall take all requisite actions and direct its professionals to take all requisite actions (including, without limitation, actions required to obtain approval under section 365 of the Bankruptcy Code) to assume and assign to a Leased Property Designee the Lease(s) designated by Agent.
 
(d)           Without limiting the generality of the foregoing, upon receipt of a Lease Assumption Notice, Merchant shall use its reasonable best efforts to obtain the entry of an order of the Bankruptcy Court approving the assumption of the Lease or Leases identified in such Lease Assumption Notice and the assignment of such Lease or Leases to such Leased Property Designee.
 
(e)           In the event Agent elects to require Merchant to assume and assign any Lease, Merchant shall pay any and all cure amounts (“Cure Amounts”) with respect to such Lease arising under section 365(b)(1) of the Bankruptcy Code (excepting cure costs solely related to Agent’s failure to pay rent and other occupancy expenses for periods occurring after the Closing Date).  Any claim Agent has against Merchant resulting from Merchant’s failure to pay Cure Amounts shall constitute an administrative expense claim with superpriority status pursuant to section 364(c) of the Bankruptcy Code and shall rank senior in priority to all secured indebtedness and other expenses of administration, and shall be secured by the Guaranteed Amount paid by the Agent.

 
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(f)           Notwithstanding anything contained herein to the contrary, Merchant covenants and agrees to pay to the lessors under the Store Lease(s) when due all amounts payable under the Lease(s), including, without limitation, base rent, taxes and percentage rent,  from the Closing Date through the Leased Property Termination Date, which amounts to the extent that they are an “Expense” hereunder shall be reimbursed by Agent; provided that if the Leased Property Termination Date for a Store is (i) a day that is in the first fifteen (15) days of any calendar month, the pro rata payment of the monthly rent through the fifteenth (15th) day of such month shall be an “Expense”; (ii) a day that is after the first fifteen (15) days of a calendar month, any pro rata payment of the monthly rent through such date only shall be an “Expense.”  For the avoidance of doubt, Merchant’s sole obligation in respect of the Distribution Centers shall be to pay per diem Distribution Center Occupancy Expenses set forth on Exhibit 7.1(l) in an aggregate amount not to exceed $800,000
 
(g)           At any time prior to the expiration of the Marketing Period for any Leased Property, Agent shall have the right, which right may be exercised at any time and from time to time in Agent’s sole and absolute discretion, to provide notice to Merchant (each such notice, a “Dropout Notice”) of Agent’s election to discontinue its efforts to market and attempt to sell such Leased Property.  Upon the seventh (7th) business day following the delivery of a Dropout Notice (or such later date specified in such Dropout Notice) (the “Dropout Date”) by Agent to Merchant with respect to any Leased Property, Agent shall have no further obligation or liability with respect thereto and Merchant shall be solely responsible for all amounts payable or other obligations or liabilities that may be owed in connection with such Leased Property (including, without limitation, any damages resulting from the rejection of the Lease applicable to any such Leased Property under section 365 of the Bankruptcy Code or otherwise).  Notwithstanding anything herein to the contrary, the cost and expenses of the rejection at any time of any one or more Leases, including the filing and prosecuting of any motions or other papers with respect to the same, shall be borne solely by Merchant and paid for solely by Merchant and its chapter 11 estate, and such cost and expenses shall not be treated as an “Expense” hereunder.
 
(h)           Subject to Section 7.1(l), Merchant shall have the right to use the Distribution Centers to dispose of any FF&E located in the Distribution Centers for up to the first four (4) weeks of the Sale Term (as determined by the Agent in its reasonable discretion).
 
5.3           Covenants of Merchant Regarding Sale of Properties.
 
(a)           Following the delivery of an Owned Property Sale Notice (with respect to Owned Properties) or a Lease Assumption Notice (with respect to Leased Properties) to Merchant, Merchant shall execute and deliver any purchase and sale, transfer or other similar agreement requested by Agent with respect to such sale, transfer or assumption and assignment (each a “Property Sale Agreement”).  Merchant further covenants to use its reasonable best efforts to comply with the terms of any Property Sale Agreement, fulfill any and all conditions to closing set forth therein, and close such sale on the terms and conditions thereof.
 
(b)           Without limiting Section 5.3(a), following the Closing Date, Merchant agrees to cooperate with Agent to arrange for the sale of the Owned Properties and the leasehold interests of Merchant in the Leased Properties as provided in this Agreement.  Without limiting the generality of the foregoing, Merchant agrees (i) to provide Agent with all such diligence materials and information in Merchant’s possession as Agent shall reasonably request in connection with its efforts to market and attempt to sell the Properties (including, without limitation, existing real property surveys, environmental reports, real estate tax and utility  records, service contracts, existing contractors’ and construction warranties and guarantees, and complete copies of the Leases and all communications with the lessors thereunder) and (ii) to cooperate with Agent, its agents and any potential purchasers of any of the Properties to provide reasonable access to the Properties.  In the event Merchant receives any written offer or letter of intent for any of the Properties, Merchant shall provide Agent with a copy of such offer or letter of intent.

 
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(c)           From the date hereof through and until (i) in the case of an Owned Property, ten (10) business days after the applicable Owned Property Termination Date or (ii) in the case of a Leased Property, the applicable Leased Property Termination Date, Merchant shall not enter into, renew, extend, amend, supplement, exercise any right or option to purchase or expand, reject or otherwise terminate any material agreement with respect to any such Property, or grant any party a lien or security interest in any or all of the Properties, in each case without the prior written consent of Agent.
 
Section 6.             Deliveries.  The transfer and sale of any of the Assets shall be effected by delivery by Merchant to the designee of Agent (including, without limitation, Agent or a member of Agent) at any time Agent so directs of such agreements, deeds, bills of sale, endorsements, assignments (including assignments of warranties and guaranties), and other good and sufficient instruments of sale, transfer, assignment, conveyance, and warrant and all consents of third parties necessary thereto as are required, pursuant to Bankruptcy Court order under Sections 363 and 365 of the Bankruptcy Code and other applicable bankruptcy law, to vest in the designee of Agent (including, without limitation, Agent or a member of Agent) good, marketable and insurable title to the Assets, free and clear of any and all liens, claims, security interests and other encumbrances of any kind or nature whatsoever.  Merchant will, to the extent required after the closing date of the sale or other transfer of any Owned Property or assignment of any Lease, upon the request of Agent, execute, acknowledge and deliver, or cause to be done, executed, acknowledged and delivered, all such additional documents as may reasonably be required by Agent to effectuate the sale, conveyance, transfer, assignment and delivery by Merchant of the Assets and the ownership by the Agent of the Assets.  In addition to the foregoing, with respect to the transfer and/or sale of the Properties, Merchant agrees to provide such affidavits, information and materials as shall be required by any national title company selected to provide title insurance in connection with any such transfer and/or sale, or by a lender to the purchaser or acquiror of the Property in question, including, without limitation, owner’s affidavits, “no change” affidavits with respect to existing surveys and flood certificates.  Notwithstanding any other provision of this Agreement, Merchant shall not be obligated to execute or deliver any document of any kind whatsoever that exposes Merchant to a contingent liability (other than liability in respect of any fraud or intentional misrepresentation by the Merchant) to the purchaser of any Assets, provided that such contingent liability was not in existence, reasonable contemplation or reasonably foreseeable prior to the respective Asset sale.
 
Section 7.             Expenses of the Store Closing Sale.
 
7.1           Expenses.  Agent shall be responsible for and shall pay from the Comprehensive Sale Proceeds Expenses incurred in connection with the Comprehensive Sale.  Expenses shall consist of and be limited to the following:

 
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(a)           The following Store level operating Expenses of the Store Closing Sale which arise during the Sale Term at the Stores:
 
(i)           base payroll for Retained Employees for actual days/hours worked in the conduct of the Store Closing Sale;
 
(ii)          amounts actually payable in respect of FICA, unemployment taxes, worker’s compensation, vacation days that were earned during the Sale Term and health care benefits and pension benefits that accrued during the Sale Term for Retained Employees, in an amount not to exceed 41.4% of base payroll for each Retained Employee (the “Benefits Cap”);
 
(iii)         Agent’s supervision fees and expenses (including, without limitation, fees, travel costs and bonuses);
 
(iv)         costs of security personnel in the Stores;
 
(v)          a pro-rata portion of Merchant’s casualty insurance premiums attributable to the Merchandise;
 
(vi)         costs of transfers of Merchandise and Replenishment Goods between the Stores  (it being understood and agreed that Merchant will not operate any Distribution Centers during the Sale Term);
 
(vii)        Retention Bonuses as described in Section 13.4 below;
 
(viii)       costs and expenses of additional Supplies;
 
(ix)          Subject to Section 5.2(f), Occupancy Expenses on a per Store per diem basis in an amount up to the per Store per diem amount set forth on Exhibit 7.1(a)(ix); and
 
(x)           costs of armored car services;
 
(b)           any collection fees, commissions, auction fees, brokerage fees or other similar fee, expense or cost incurred in connection with the Comprehensive Sale;
 
(c)           local and long distance telephone expenses in connection with the Comprehensive Sale;
 
(d)           property insurance attributable to the Assets for which Agent is responsible during the Marketing Period pursuant to Sections 8.1 and 8.2 hereof;
 
(e)           costs of advertising, sign walkers, signage, and direct mailings relating to the Comprehensive Sale, including, without limitation, postage, courier and overnight mail charges (at Merchant’s contract rates);

 
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(f)           bank service charges and fees for bank accounts, credit cards and bank cards, chargebacks and discounts, existing or new, used in connection with the Comprehensive Sale (at Merchant’s contract rates);
 
(g)           Agent’s cost of capital and letter of credit fees1;
 
(h)           Agent’s legal fees and expenses in connection with the negotiation and documentation of this Agreement in an amount of Two Hundred Thousand Dollars ($200,000);
 
(i)           Replenishment Goods;
 
(j)           the costs and expenses outlined in Sections 7.1 or otherwise described in this Agreement as “Expenses”, and any other expenses approved by Agent and Merchant relating to any sale, transfer or assignment directed by Agent with respect to the Properties or other Assets, including, without limitation, all personal and real property taxes and transfer taxes payable by a seller, title insurance premiums, marketing and advertising expenses, legal fees and expenses, costs of diligence materials commissioned from third parties (including, without limitation, surveys, environmental reports, engineering reports and pest control reports) and other customary closing costs agreed to by Merchant and Agent, except for (i) attorneys’ fees and costs and other expenses of Merchant in connection with preparing or obtaining any agreements, motions or Bankruptcy Court orders to effectuate any sale, transfer or assignment of any Properties or other Assets, (ii) lease cure amounts (excepting any cure amounts solely related to Agent’s failure to pay rent and other occupancy expenses for periods occurring after the Closing Date), and (iii) any and all amounts due under any mortgage on any of the Properties or to release any liens on the Properties, all of which shall be the sole responsibility of Merchant and shall be paid by Merchant when due;
 
(k)           Central Services Expenses equal to $20,000 per week during the Sale Term;
 
(l)           Occupancy Expenses on a per Distribution Center per diem basis set forth on Exhibit 7.1(l) in an aggregate amount for all Distribution Centers not to exceed $800,000; and
 
(m)          any other reasonable or necessary expense incurred directly by Agent (and approved by Agent and Merchant) in connection with the sale, collection or monetization of the Assets.
 
Notwithstanding anything herein to the contrary, to the extent that an Expense is listed in more than one place in this Agreement (including exhibits hereto), such Expense shall only be counted once and not double counted.
 
Expenses” shall not include:  (i) Excluded Benefits; (ii) subject to Section 5.2(f), any rent or occupancy expenses related to any Store other than Occupancy Expenses for periods prior to the Leased Property Termination Date or the Owned Property Termination Date, as the case may be; and (iii) any costs, expenses and liabilities that would otherwise constitute Expenses hereunder but that arise from contracts or agreements that were not disclosed to Agent prior to the date of this Agreement.
 

1  The Agent will be reaching out to Merchant to discuss estimated amount.

 
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As used herein, the following terms have the following respective meanings:
 
Central Services Expenses” means costs and expenses for Merchant’s central administrative services necessary for the Store Closing Sale, including, but not limited to, MIS services, payroll processing, cash reconciliation, inventory processing and handling and data processing and reporting.
 
Excluded Benefits” means (i) pension benefits, vacation days or vacation pay that accrued prior to the Sale Commencement Date, sick days or sick leave, maternity leave or other leaves of absence, termination or severance pay, union dues, ERISA coverage and similar contributions, and (ii) payroll taxes, worker’s compensation and health insurance benefits in excess of the Benefits Cap.
 
Occupancy Expenses” means base rent, percentage rent, HVAC, utilities, CAM, real estate and use taxes, merchant’s association dues, cleaning expenses, salting and snow removal, trash removal and building insurance relating to the Stores or Distribution Centers, all of the foregoing as categorized and reflected on Exhibit 7.1(a)(ix)  and Exhibit 7.1(l) hereto, as the case may be.  For the avoidance of doubt, subject to Section 5.2(f) and Section 7.1(l), Agent shall only be responsible as an “Occupancy Expense” of any Property for the pro-rated portion of real estate and use taxes due in respect of such Property for the period from (x) the Closing Date to (y) the Leased Property Termination Date or the Owned Property Termination Date, as the case may be.
 
7.2           Other Expenses of the Comprehensive Sale.  All expenses required for Merchant to perform its obligations hereunder other than the Expenses, including, without limitation, the items expressly excluded from the definition of “Expenses” in Section 7.1, shall be payable by Merchant (and not reimbursed by Agent) when such expenses are due (and in any event promptly on demand).
 
7.3           Payment of Expenses.  All Expenses incurred during each week of the Comprehensive Sale (i.e., Sunday through Saturday) shall be paid by Agent out of Comprehensive Sale Proceeds, or offset from the Comprehensive Sale Proceeds held by Agent, immediately following the Comprehensive Sale reconciliation by Merchant and Agent pursuant to Section 12 hereof, based on invoices and other documentation reasonably satisfactory to Agent and Merchant.
 
Section 8.             Expenses with Respect to Properties.
 
8.1           Marketing Period Costs - Owned Properties.  During the Marketing Period with respect to each Owned Property, Agent shall bear all of the carrying costs (including the costs of any repairs (as limited by Section 8.3 below) of the Owned Property, including without limitation prorated real estate taxes and utilities from and after the Closing Date.  All such costs shall be an “Expense” for purposes hereunder.

 
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  8.2       Marketing Period Costs - Leased Properties.
 
   (a)           During the Marketing Period with respect to each Leased Property, Agent shall reimburse, on a timely basis, all amounts for the payment of rent, CAM, taxes, maintenance and repairs (as limited by Section 8.3 below), all other amounts due and owing by Merchant under the Leases (limited to the amounts set forth on the Marketing Period Occupancy Expense Schedule attached hereto as Exhibit 8.2), and utilities and all other usual and customary operating costs incurred in connection with the Leases and consistent with Merchant’s prior practices.
 
   (b)           From and after the date hereof, Merchant shall not extend, reject or otherwise terminate or assume and assign to a third party, without the Agent’s prior written consent, any of the Leases.
 
   (c)           The Agent’s obligations under Section 8.2(a), and the Merchant’s obligations under Section 8.2(b) shall expire in respect of any Lease upon the applicable Leased Property Termination Date.  Upon the applicable Leased Property Termination Date, (A) the Agent shall have no further obligation or liability of any nature for any amounts payable to the lessor under the applicable Lease(s), or for any costs associated with the Store(s) to which such Lease(s) relate; and (B) Merchant shall be solely responsible for all amounts payable to the lessor under the applicable Lease(s), including without limitation, any damages resulting from the rejection of such Lease(s) under section 365 of the Bankruptcy Code or otherwise.
 
   (d)           Subject to the limitation set forth in Section 8.3 hereof, if Agent fails to pay, on a timely basis, any of the amounts set forth in Section 8.2(a) with respect to any Lease, then following the expiration of a ten (10) business day cure period after receipt by Agent of written notice from Merchant or the landlord of such failure to pay, in addition to all of its other rights at law and equity, Merchant shall be entitled to revoke Agent’s right to use and occupy the premises covered by such Lease and to reject such Lease.  Such revocation shall be effective upon Agent’s receipt of written notification from Merchant (each, a “Revocation Notice”).
 
  8.3        Limitation on Marketing Period Costs.  The Merchant shall not make any individual repairs having a total cost in excess of Ten Thousand Dollars ($10,000) without the prior written consent of Agent.  The cost of any such repairs in excess of Ten Thousand Dollars ($10,000) that are undertaken without the express written consent of the Agent shall not be treated as “Expenses” hereunder.  All repairs that Agent consents to in writing or any repairs undertaken by Merchant with a total cost not exceeding Ten Thousand Dollars ($10,000) shall be treated as an “Expense” hereunder; provided however, any repairs made by Merchant to comply with covenants (or cure breaches thereof) shall be for Merchant’s own account and not be an “Expense” hereunder.  Merchant hereby represents that to the best of its knowledge, except as set forth on Exhibit 8.3, it is not aware of any existing repair or maintenance problems with respect to any of the premises covered by the Leases or which may be required to be made under the terms of the Leases or any of the furniture, fixtures, equipment and other personal property covered by the Leases or located at the real property subject to the Leases.
 
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Section 9.
Inventory Valuation.
 
  9.1        Gross Rings.  The Cost Value and Retail Value of the Merchandise as of the Sale Commencement Date shall be determined on a Gross Rings basis.  During the Sale Term, Agent  and Merchant shall jointly keep (i) a strict count of gross register receipts less applicable Sales Taxes (“Gross Rings”) and (ii) cash reports of sales within each of the Stores.  For the avoidance of doubt, any Replenishment Goods will not be included in the Gross Rings.  Agent and Merchant shall keep a strict count of register receipts and reports to determine the actual Cost Value and Retail Value of the Merchandise sold by SKU.  All such records and reports shall be made available to Agent and Merchant during regular business hours upon reasonable notice.
 
  9.2        Valuation.  For purposes of this Agreement, “Cost Value” and “Retail Value” of the Merchandise shall mean the Gross Rings multiplied by one hundred one percent (101.0%).
 
Section 10.
Store Closing Sale Term; Marketing Period for Properties.
 
  10.1      Term.  Subject to the satisfaction of the conditions precedent set forth in Section 15 hereof, the Store Closing Sale shall commence at each Store on the first business day following the entry of the Order, but in no event later than January 15, 2010 (the “Sale Commencement Date”).  The Sale Commencement Date shall not occur prior to the date on which the Order is signed by the Court.  The Agent shall complete the Store Closing Sale at each Store and vacate such Store in broom-clean condition by no later than March 12, 2010, unless the Store Closing Sale at such Store is extended by mutual written agreement of Agent and Merchant or terminated earlier in accordance with the last sentence of this Section 10.1 (the “Sale Termination Date”; the period from the Sale Commencement Date to the Sale Termination Date as to each Store being the “Sale Term”).  The Agent may, in its discretion, terminate the Store Closing Sale at any Store at any time within the Sale Term (i) upon the occurrence of an Event of Default by Merchant, or (ii) upon not less than ten (10) days’ prior written notice (a “Vacate Notice”) to Merchant.  Notwithstanding anything herein to the contrary, the Agent may use all intellectual property, including, without limitation, trademarks, tradenames, trade secrets, patents, licenses and any other intellectual property and any information technology located in the Distribution Centers during the Sale Term.  Additionally, Agent shall have the right to use tradenames owned by Merchant (or transfer a limited license to use a tradename owned by Merchant to any designee) throughout the Marketing Period and for a period of up to one (1) year thereafter in connection with the grocery or supermarket operations conducted on any Properties transferred, sold, conveyed or otherwise disposed of hereunder.  To the extent that such intellectual property described immediately above includes the use of Store-level and corporate customer lists, mailing lists and customer e-mail lists, including any associated with Merchant’s customer loyalty programs (the “Customer Information”), at Agent’s request to Merchant, Merchant shall facilitate advertising and promotion of the Store Closing Sale by using Merchant’s Customer Information.
 
  10.2      Vacating the Stores.  At the conclusion of the Store Closing Sale, Agent agrees to leave the Stores in “broom clean” condition, ordinary wear and tear excepted, except for remaining Supplies and unsold items of FF&E.
 
  10.3      Marketing Period.
 
    (a)           For each Property, the period commencing on the Closing Date and ending (i) in the case of any Owned Property, on the Owned Property Termination Date, and (ii) in the  case of any Leased Property, on the Leased Property Termination Date, shall be known as the “Marketing Period” for such Property.
 
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    (b)           With respect to each Owned Property, the “Owned Property Termination Date” shall be the first to occur of (i) the closing date of the sale or transfer of such Owned Property, (ii) the date on which the Agent, in its sole and absolute discretion, terminates its right to market such Owned Property and (iii) August 31, 2010.
 
    (c)           With respect to each Leased Property, the “Leased Property Termination Date” shall be the first to occur of (i) the Dropout Date, (ii) Agent’s receipt of a Revocation Notice with respect to such Leased Property, (iii) the closing date of the assignment of the Lease with respect to such Leased Property, and (iv) the date 210 days after the date on which the Cases were commenced (or such later date that the affected landlord consents to under Bankruptcy Code Section 365(d)(4)); provided that such extension is at no cost to the Agent (other than costs the Agent expressly agrees to assume).  Notwithstanding anything set forth herein to the contrary, (i) Merchant may not deliver a Revocation Notice pursuant to Section 8.2(d) with respect to any Leased Property until the Store Closing Sale at such Leased Property is completed and (ii) any Dropout Notice delivered by the Agent shall not designate a Dropout Date earlier than the date on which the Store Closing Sale at such Leased Property is completed.
 
Section 11.
Conduct of the Store Closing Sale.
 
  11.1      Rights of Agent.  Agent shall be permitted to conduct the Store Closing Sale as a “store closing,” “going out of business” or similar such sale throughout the Sale Term.  Agent shall conduct the Comprehensive Sale in the name of and on behalf of Merchant in a commercially reasonable manner and in compliance with (i) the terms of this Agreement and (ii) the Order.  In addition to any other rights granted to Agent hereunder, in conducting the Sale, Agent, in the exercise of its sole and absolute discretion, shall have the right, subject to the immediately preceding sentence:
 
   (a)           to establish and implement advertising, signage, and promotion programs consistent with the “store closing,” “going out of business” theme (including, without limitation, by means of media advertising, banners, A-frame, sign walkers, and similar interior and exterior signs);
 
    (b)           to establish Store Closing Sale prices and Store hours;
 
    (c)           to use without charge during the Sale Term all FF&E, motor vehicles, advertising materials, bank accounts, Store-level customer lists and mailing lists, computer hardware and software, Supplies, intangible assets (including Merchant’s name, logo and tax identification numbers), Store keys, case keys, security codes, and safe and lock combinations required to gain access to and operate the Stores, and any other assets of Merchant located at the Stores or the Distribution Centers (whether owned, leased, or licensed);
 
    (d)           to transfer Merchandise between Stores; and
 
    (e)           to use (i) Merchant’s central office facilities, POS systems, central and administrative services and personnel to process payroll, perform MIS services, sales audit and  cash reconciliation, and provide other central office services, necessary for the Comprehensive Sale, and (ii) one office located at Merchant’s central office facility.
 
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  11.2      Terms of Sales to Customers.  All sales of Merchandise will be “final sales” and “as is,” and all advertisements and sales receipts will reflect the same.  Agent shall not warrant the Merchandise in any manner, but will, to the extent legally permissible, pass on all manufacturer’s warranties to customers.  All sales will be made only for cash, by approved check, and by bank credit cards currently accepted by Merchant.  Agent shall have the right to use Merchant’s credit card facilities (including, without limitation, Merchant’s credit card terminals and processor(s), credit card processor coding, Merchant identification numbers and existing bank accounts) for sales made during the Store Closing Sale.  Merchant shall promptly (and, in any event, at least three times per week during the Sale Term) pay over to Agent all proceeds from such credit card sales that it receives.
 
  11.3      Deposit of Store Closing Sale Proceeds.  During the Sale Term, all proceeds of the Store Closing Sale shall be deposited in Merchant’s accounts until such time as Agent elects, in its sole and absolute discretion, to establish its own account for the proceeds of the Store Closing Sale.  All proceeds of the Store Closing Sale deposited in Merchant’s accounts will be transferred on a daily basis to an account designed by Agent.  Agent and Merchant shall have the right to audit and review all entries, record and other documents relating to such bank accounts.  It is understood and agreed that subject to the payment of the Guaranteed Amount, Expenses and Recovery Amount, Merchant shall have no right or interest in any Comprehensive Sale Proceeds.
 
  11.4      Sales Taxes.  During the Sale Term, all sales, excise, gross receipts and other taxes attributable to sales of Merchandise (other than taxes on income) payable to any taxing authority having jurisdiction (collectively, “Sales Taxes”) shall be added to the sales price of Merchandise and collected by Agent at the time of sale.  The Agent shall transfer funds in the amount so collected to Merchant, which funds shall be delivered together with accompanying schedules to Merchant on a timely basis for payment of taxes when due.  Merchant shall promptly pay all Sales Taxes and file all applicable reports and documents required by the applicable taxing authorities.  Merchant will be given access to the computation of gross receipts for verification of all such tax collections.
 
  11.5      Supplies.  Agent shall have the right to use, without charge, all existing supplies located at the Stores, Distribution Centers and Merchant’s headquarters, including, without limitation, boxes, bags, paper bags, plastic bags, paper, twine and similar sales materials (collectively, “Supplies”).  In the event that additional Supplies are required in any of the Stores during the Sale, Merchant agrees to promptly provide the same to Agent, if available.
 
  11.6      Returns of Merchandise.  During the Sale Term the Agent shall accept returns of goods sold by Merchant from the Stores prior to the Sale Commencement Date (“Returned Merchandise”), provided such goods are accompanied by the original Store receipt and such return is otherwise in accordance with the applicable return policy for such Store in effect prior to the Sale Commencement Date.  Returned Merchandise shall not be considered Merchandise.  Merchant shall reimburse Agent in cash for all amounts reimbursed on a weekly basis during the weekly sale reconciliations set forth in Section 12 below.
 
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  11.7      Gift Certificates.  During the Sale Term, Agent shall accept Merchant’s gift certificates, gift cards and Store credits which have been issued by Merchant prior to the Sale Commencement Date (collectively, “Gift Cards”).  Merchant shall reimburse Agent in cash for such amounts on a weekly basis during the weekly sale reconciliation.  Agent shall not be required to accept any rain checks or other promotional items providing the customer with an additional discount on Merchandise.
 
  11.8      Manufacturers’ Coupons.  During the Sale Term, the Agent shall honor manufacturers’ coupons and rebates and vendor product allowances (collectively, the “Manufacturers’ Coupons”); provided however, as part of the weekly sale reconciliations set forth in Section 12 below, the Agent shall be reimbursed by the Merchant for the Manufacturers’ Coupons accepted during the prior week.  Merchant and the Agent shall prepare all appropriate documentation incidental to the submission of the Manufacturers’ Coupons to the respective manufacturer and/or vendor and Merchant shall retain all monies received from the manufacturers or vendors on account of such Manufacturers’ Coupons.
 
Section 12.       Comprehensive Sale Reconciliation.  On each Wednesday during the Sale Term, commencing on the second Wednesday after the Closing Date, Agent and Merchant shall cooperate to reconcile Expenses associated with the Store Closing Sales, receipts of Returned Merchandise and Gift Cards, Manufacturers’ Coupons and such other Store Closing Sale-related items as either party shall reasonably request, in each case for the prior week or partial week (i.e., Sunday through Saturday), all pursuant to procedures agreed upon by Merchant and Agent.  Within thirty (30) days after the end of the Sale Term with respect to all Stores, Agent and Merchant shall complete a final reconciliation of the Store Closing Sale (the “Store Closing Sale Reconciliation”), the written results of which shall be certified by Merchant and Agent as a final settlement of accounts between Merchant and Agent relating to the Store Closing Sale.  In addition, on each Wednesday during the period from the Closing Date until the end of the Marketing Period with respect to all Properties, commencing on the second Wednesday after the Closing Date, Agent and Merchant shall cooperate to reconcile Expenses not associated with the Store Closing Sale and such other Comprehensive Sale-related items as either party shall reasonably request, in each case for the prior week or partial week (i.e., Sunday through Saturday), all pursuant to procedures agreed upon by Merchant and Agent.  Within thirty (30) days after the end of the Marketing Period with respect to all Properties, Agent and Merchant shall complete a final reconciliation of the Comprehensive Sale (the “Final Reconciliation”), the written results of which shall be certified by representatives of each of Merchant and Agent as a final settlement of all accounts between Merchant and Agent.
 
Section 13.
Employee Matters.
 
  13.1      Merchant’s Employees.  Agent may use any of Merchant’s employees (each such employee, a “Retained Employee”) to the extent Agent, in its sole and absolute discretion, determines appropriate.  Retained Employees shall at all times remain employees of Merchant, and shall not be considered or deemed to be employees of Agent.  Merchant and Agent acknowledge and agree that except to the extent that wages and benefits of Retained Employees constitute Expenses hereunder, nothing contained in this Agreement and none of Agent’s actions taken in respect of the Comprehensive Sale shall be or otherwise be deemed to constitute an assumption by Agent of any of Merchant’s obligations relating to any of Merchant’s employees  including, without limitation, Excluded Benefits, Worker Adjustment Retraining Notification Act (“WARN Act”) claims and other termination type claims and obligations, or any other amounts required to be paid by statute or law; nor shall Agent become liable under any collective bargaining or employment agreement or be deemed a joint or successor employer with respect to such employees.  Merchant shall not, without Agent’s prior written consent, raise the salary or wages or increase the benefits for, or pay any bonuses or make any other extraordinary payments to, any of its employees on or after the date of this Agreement.
 
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  13.2      Termination of Employees.  Agent may, in its sole and absolute discretion, stop using any Retained Employee at any time during the term of this Agreement and direct Merchant to terminate such Retained Employee.  In the event of termination of any Retained Employee, Agent will use all reasonable efforts to notify Merchant at least five (5) days prior thereto, except for termination “for cause” (such as dishonesty, fraud or breach of employee duties), in which event no prior notice to Merchant shall be required, provided Agent shall notify Merchant as soon as practicable after such termination.  From and after the date of this Agreement, Merchant shall not transfer or dismiss employees of the Stores except “for cause” without Agent’s prior written consent.
 
  13.3      Payroll Matters.  Merchant shall process the base payroll for all Retained Employees and any additional employees hired to assist with the Store Closing Sale.  Attached hereto as Exhibit 13.3 is a description of Merchant’s base payroll, related payroll taxes, worker’s compensation and employee benefits, which Merchant represents is true and accurate as of the date hereof.
 
  13.4      Employee Retention Bonuses.  Agent may pay as an Expense retention bonuses (“Retention Bonuses”) (which bonuses shall be inclusive of payroll taxes but as to which no benefits shall be payable) to Retained Employees who do not voluntarily leave employment and are not terminated “for cause.”  Such Retention Bonuses shall be processed through Merchant’s payroll system.  Agent shall within seven (7) days of the Sale Commencement Date implement an employee retention plan and share details of such plan with Merchant.
 
Section 14.
Representations, Warranties, Covenants and Agreements.
 
  14.1      Representations, Warranties, Covenants and Agreements of Merchant. Merchant hereby represents, warrants, covenants and agrees in favor of Agent as of the Closing Date (and at such times thereafter as set forth below) as follows:
 
(a)         Good Standing.  Merchant (i) is and will remain through the end of the Marketing Period, a corporation duly organized, validly existing and in good standing under the laws of the state of its organization; (ii) has and will continue to have through the end of the Marketing Period all requisite power and authority to own, lease and operate its assets and properties and to carry on its business as presently conducted; and (iii) is and until the end of the Marketing Period with respect to all Properties will continue to be, duly authorized and qualified to do business and in good standing in each jurisdiction where the nature of its business or properties requires such qualification, including all jurisdictions in which the Stores are located.
 
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(b)         Motion, Preliminary Order.  Merchant shall fully prosecute the Motion (as hereinafter defined), and shall otherwise use its reasonable best efforts to obtain the entry of the Preliminary Order (as hereinafter defined), the Order (as hereinafter defined) and the consummation of the transactions contemplated hereby.
 
(c)         Due Authorization; Binding Agreement.  Subject to entry of the Order, the Merchant has the right, power and authority to execute and deliver this Agreement and each other document and agreement contemplated hereby (collectively, together with this Agreement, the “Comprehensive Agency Documents”) and to perform fully its obligations thereunder.  Subject to entry of the Order, Merchant has taken all necessary actions required to authorize the execution, delivery and performance of the Comprehensive Agency Documents, and no further consent or approval is required for Merchant to enter into and deliver the Comprehensive Agency Documents, to perform its obligations thereunder, and to consummate the Comprehensive Sale.  Each of the Comprehensive Agency Documents has been duly executed and delivered by Merchant and constitutes the legal, valid and binding obligation of Merchant enforceable in accordance with its terms.  Except for the Order, no court order or decree of any federal, state or local governmental authority or regulatory body is in effect that would prevent or impair, or is required for the Merchant’s consummation of, the transactions contemplated by this Agreement, and no consent of any third party which will not be obtained prior to the Closing Date is required therefor.  No contract or other agreement to which the Merchant is a party or by which the Merchant is otherwise bound  or shall become bound prior to end of the Marketing Period will prevent or impair the consummation of the Comprehensive Sale and the transactions contemplated by this Agreement.
 
(d)         Operations.  From December 1, 2009 through the Closing Date, the Merchant has operated and will operate in the ordinary course of business consistent with its historical ordinary course operations.  Without limiting the foregoing, from December 1, 2009 through the Closing Date, (i) Merchant has not conducted and will not conduct any promotions or advertised sales at the Stores except promotions and sales in the ordinary course of business consistent with historic promotions and sales for comparable periods last year, all as described in Exhibit 14.1(d) attached hereto, (ii) Merchant has continued and will continue to replenish its inventories with new Merchandise in a manner consistent with historic practices, (iii) Merchant has not and will not return inventory to vendors (except in the ordinary course consistent with past practice); (iv) Merchant has not and will not make any management personnel moves or changes; and (v) Merchant has not and will not enter into real estate contracts, renew leases, enter into leases, terminate leases, reject leases, amend leases, consent to the assignment of leases or grant or terminate any other interests in any Assets without Agent’s prior written consent.
 
(e)         Pricing Files.  Merchant has maintained its pricing files in the ordinary course of business.  All pricing files and records since December 1, 2009 relative to the Merchandise have been made available to Agent in the file named [             ].  All such pricing files and records are true and accurate in all material respects as to the actual cost to Merchant for purchasing the goods referred to therein and as to the selling price to the public for such goods as of the dates and for the periods indicated therein.
 
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(f)         Cost Factor.  The aggregate Cost Value of the Merchandise as a percentage of the aggregate Retail Value of the Merchandise (the “Cost Factor”) shall not be greater than sixty-two and one-half percent (62.5)% (the “Cost Factor Threshold”) and to the extent that the actual Cost Factor of the Merchandise is more than the Cost Factor Threshold, then the Guaranteed Amount shall be adjusted (in addition to any adjustment applicable pursuant to Exhibit 4.1(c)(i), Exhibit 4.1(c)(ii) or Exhibit 4.1(c)(iii)) in accordance with Exhibit 14.1(f).  For purposes of this Agreement, “Retail Value” means, for each item of Merchandise, the lower of (a) the lowest ticketed, shelf or marked price, (b) the PLU, scan or file price and (c) the lowest price offered to the public by any and all means (excepting any prices offered to the public in advertising circulars promoting temporary or promotional prices that are not in effect as of the Closing Date) since December 1, 2009.
 
(g)         Level and Mix of Inventory.  As of the Closing Date, the levels of Merchandise (as to quantity) and the mix of Merchandise (as to type, category, style, brand and description) at the Stores, Distribution Centers and in Merchant’s pharmacies are in all material respects described in Exhibit 14.1(g) attached hereto.
 
(h)         Markdowns.  As of the Closing Date, all normal course permanent markdowns on inventory will have been taken on a basis consistent with Merchant’s historical practices and policies.
 
(i)          Price Increases.  Merchant has not and will not have from December 1, 2009 through the Closing Date, marked up or raised the price of any items of inventory, or removed or altered any tickets or any indicia of clearance merchandise, except in the ordinary course of business.
 
(j)          Ticketing.  Merchant has ticketed or marked all items of inventory received at the Stores prior to the Closing Date (including, without limitation, all Merchandise located in the Distribution Centers), in a manner consistent with similar inventory located at the Stores and in accordance with Merchant’s historic practices and policies relative to the pricing and marking of inventory.
 
(k)         Transfers of Inventory.  Merchant has not purchased or transferred any inventory outside the ordinary course of business.
 
(l)          Historic Sales and Inventory.  Exhibit 14.1(l) attached hereto sets forth (i) historic sales at the Stores for the past twelve (12) months, and (ii) the levels and mix of inventories at the Stores during such period.
 
(m)        Product Safety Laws.  To the best of Merchant’s knowledge, the Assets are in compliance with all applicable federal, state or local product safety laws, rules and standards.  Merchant shall provide Agent with its historic policies and practices regarding product recalls prior to the Closing Date.
 
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(n)         Use and Occupancy.  As of the Closing Date, except as set forth on Exhibit 14.1(n)(i), no event of default or event which with the giving of notice, the passage of time, or both has occurred on the part of the Merchant under any lease, reciprocal easement agreement or other easement, covenant, condition or restriction or any other occupancy  agreement which could have a material adverse effect on the Comprehensive Sale.  From and after the Closing Date, the Agent shall have the right to the unencumbered use and occupancy of, and peaceful and quiet possession of, each of the Stores, the Assets currently located at the Stores, the Distribution Centers, Merchant’s headquarters, and the utilities and other services provided at the Stores, the Distribution Centers and Merchant’s headquarters.  As of the Closing Date, to the best of Merchant’s knowledge, except as set forth on Exhibit 14.1(n)(ii), all cash registers, heating systems, air conditioning systems, elevators, escalators, Store alarm systems, and all other mechanical devices used in the ordinary course of operation of the Stores are in good working order and not in need of repair.
 
(o)         Required Merchant Payments.  Merchant has paid, is current in the payment of, and will continue to pay (i) all self-insured or Merchant funded employee benefit programs for employees, including health and medical benefits and insurance and all proper claims made or to be made in accordance with such programs, (ii) all casualty, liability, worker’s compensation and other insurance premiums, (iii) all utilities provided to the Stores, and (iv) all applicable taxes.
 
(p)         Increased Costs.  Merchant has not and shall not take any actions the result of which is to materially increase the cost of operating the Comprehensive Sale, including, without limitation, increasing salaries or other amounts payable to employees.
 
(q)         Labor Matters.  During the Sale Term, no work stoppages or other labor disturbances affecting the Stores or the Distribution Centers having a material adverse effect on the Store Closing Sale at any Store or Distribution Center shall occur.  Merchant represents and warrants that throughout the Sale Term the Stores and Distribution Centers shall in all material respects be staffed in the ordinary course consistent with past practice.
 
(r)          Advertising.  As of the date of this Agreement, except as set forth on Exhibit 14.1(r), Merchant is current in the payment of all post-petition advertising liabilities and expenses.
 
(s)          Information Provided.  Merchant has provided Agent with all information requested by Agent and all information so provided is true, correct and complete.
 
(t)          Title.
 
  (i)           Merchant owns and will own at all times until sold pursuant to the terms of this Agreement, good and marketable and insurable title to all of the Assets free and clear of any and all liens, claims, security interests and/or other encumbrances of any kind or nature whatsoever (excepting any liens in respect of pre-petition secured credit facilities and all amounts due under any mortgage on any of the Properties).  Merchant shall not create, incur, assume or suffer to exist any security interest, lien or other charge or encumbrance (excepting any liens in respect of pre-petition secured credit facilities and all amounts due under any mortgage on any of the Properties) upon or with respect to any of the Assets or the Comprehensive Sale Proceeds.  Merchant represents and warrants that it shall convey all of the Assets at the direction of Agent to third parties or Agents’ designee (including, without limitation, Agent or any member of Agent) free and  clear of any and all liens, claims, security interests and/or other encumbrances of any kind or nature whatsoever.
 
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  (ii)           Except as set forth on Exhibit 14.1(t)(ii) hereto, to the actual knowledge of the employees of Merchant on the date hereof, there is no pending or threatened condemnation proceeding affecting any of the Properties.
 
  (iii)          A full and complete copy of each of the Leases, with all amendments thereto, has been delivered to Agent.  Each of the Leases is in full force and effect, is for the term set forth on Exhibit 14.1(t)(iii) hereto, and Merchant is not in breach or default thereof and no cure amount would be due if any Lease were assumed as of the date hereof except as set forth on Exhibit 14.1(t)(iii) hereto.
 
(u)         Repair and Maintenance of Owned Properties.  Except as set forth on Exhibit 14.1(u), to the best of Merchant’s knowledge as of the Closing Date, each of the Owned Properties, including without limitation the roof, foundation and structure of all improvements thereon and all mechanical systems thereat including heating, cooling, ventilating, electrical and plumbing fixtures and systems and all appliances, are in good working order, condition and repair, and are not in need of maintenance or repair.
 
(v)         Repair and Maintenance of Leased Properties.  Except as set forth on Exhibit 14.1(v), to the best of Merchant’s knowledge as of the Closing Date, each of the Leased Properties, including without limitation the roof, foundation and structure of all improvements thereon and all mechanical systems thereat including heating, cooling, ventilating, electrical and plumbing fixtures and systems and all appliances, are in good working order, condition and repair, and are not in need of maintenance or repair.
 
(w)        Relationship with Agent.  Merchant’s relationship with Agent is solely that of agent and principal, not that of joint venturers or partners.
 
(x)         Environmental Compliance.  There has not occurred any unauthorized or illegal emission, leak, discharge, spill or release into the environment of any Hazardous Materials (as hereinafter defined) by Merchant or any use of Hazardous Materials on or from any Property which, in any material respect, violates any applicable federal, state or local law, rule, regulation governing the use, storage, treatment, handling, production or disposal of such Hazardous Materials or any other Environmental Laws (as hereinafter defined) that would result in liability to Merchant or such Property.  For purposes of this Section 14.1(x), the term “Hazardous Materials” shall include, without limitation, any asbestos, PCBs, pollutants, contaminants, chemicals, freon, wastes and other carcinogenic, ignitable, corrosive, reactive, toxic or otherwise hazardous substance or materials (whether solid, liquid or gaseous) subject to regulation, control or remediation under the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, as amended, the Hazardous Materials Transportation Act, as amended, the Resources Conservation and Recovery Act, as amended, the Toxic Substances Control Act, as amended, the Clean Water Act, as amended, the Safe Drinking Water Act, as amended, the Clean Air Act, as amended, the Occupational Safety and Health Act, as amended, the Atomic Energy Act of 1954, as amended, and all analogous or related laws and in the regulations adopted and publications promulgated pursuant thereto, or any other federal, state  or local environmental law, ordinance, rule or regulation (collectively, the “Environmental Laws”).  Notwithstanding, anything to the contrary herein, in no event shall the Agent be responsible for the removal or remediation of Hazardous Materials located on or at any of the Properties.
 
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(y)         Legal Proceedings.  Other than the Petition and matters of record in Merchant’s chapter 11 cases, no action, arbitration, suit, notice, or legal, administrative or other proceeding before any court or governmental body has been instituted by or against Merchant or any Property, or has been settled or resolved, or has been threatened against or affects Merchant or any Assets, which if adversely determined, would give rise to a lien or other encumbrance on any Property, or have a material adverse effect upon any Property, Merchant’s ability to perform its obligations under this Agreement or the conduct of the Comprehensive Sale.
 
(z)          Governmental Consents and Permits.  Except for the Order, no consent, approval, license (including any applicable liquor license or pharmaceutical license), permit, authorization, declaration, filing, registration or other document with any government or regulatory authority is required to be made or obtained by the Merchant in connection with the execution, delivery and performance of this Agreement or the sale, collection, liquidation, designation, license, transfer, assignment, disposition and other monetization of or on account of Assets.  Furthermore, any consent, approval, license (including any applicable liquor license or pharmaceutical license), permit, authorization, declaration, filing, registration or other document with any government or regulatory authority currently held by Merchant or Merchant’s estate for use in the sale, collection, liquidation, designation, license, transfer, assignment, disposition and other monetization of or on account of Assets remains valid and in force and effect such that the sale, collection, liquidation, designation, license, transfer, assignment, disposition and other monetization of or on account of Assets may proceed without interruption, obstacle or hindrance.  Finally, Merchant has not received any notice to the effect that, or otherwise been advised that, Merchant is not in compliance with any consent, approval, license (including any applicable liquor license or pharmaceutical license), permit, authorization, declaration, filing, registration or other document with any government or regulatory authority or is required to obtain any consent, approval, license (including any applicable liquor license), permit or authorization in connection with the sale, collection, liquidation, designation, license, transfer, assignment, disposition and other monetization of or on account of Assets.
 
(aa)       Merchandise Replenishment.  Merchant has and will continue to replenish the Stores in the ordinary course of business through the Sale Commencement Date.  Merchant shall cooperate with and assist Agent in procuring Replenishment Goods throughout the Sale Term.
 
(bb)      Sales Taxes.  From and after the Closing Date, Merchant’s registers shall be pre-programmed to accurately include in the total amount due from customer all sales taxes due and payable in respect of the Merchandise.
 
(cc)       Operation of Business From and After Closing Date.  After the Closing Date, the Merchant shall operate its business subject to the terms of this Agreement and the instructions of Agent and no transactions outside of the ordinary course of business shall be taken without the express consent of the Agent.  Specifically, Merchant shall not without the  prior written consent of Agent (i) sell any Assets, (ii) grant any security interests or liens on the Assets or proceeds thereof; (iii) cancel or terminate any insurance policy or service contract relating to any of the Assets or Agent’s rights hereunder or (iv) abandon any of the Assets.
 
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  14.2      Representations, Warranties and Covenants of Agent.  Agent hereby represents, warrants and covenants in favor of the Merchant as of the Closing Date as follows:
 
(a)          Good Standing.  Each member of Agent (i) is a limited liability company duly organized, validly existing and in good standing under the laws of the state of organization; (ii) has all requisite power and authority under its charter and bylaws to consummate the transactions contemplated hereby; and (iii) is and during the Sale Term will continue to be, duly authorized and qualified to do business and in good standing in each jurisdiction where the nature of its business or properties requires such qualification.
 
(b)          Due Authorization.  Agent has the right, power and authority to execute and deliver each of the Comprehensive Agency Documents to which it is a party and to perform fully its obligations thereunder.  Agent has taken all necessary actions required under its operating agreement to authorize the execution, delivery, and performance of the Comprehensive Agency Documents.  Each of the Comprehensive Agency Documents has been duly executed and delivered by Agent and constitutes the legal, valid and binding obligation of Agent enforceable in accordance with its terms.  No contract or other agreement to which Agent is a party or by which Agent is otherwise bound will prevent or impair the consummation of the transactions contemplated by this Agreement.
 
(c)          Legal Proceedings.  No action, arbitration, suit, notice, or legal, administrative or other proceeding before any court or governmental body has been instituted by or against Agent, or has been settled or resolved, or to Agent’s knowledge, has been threatened against or affects Agent, which questions the validity of this Agreement or any action taken or to be taken by the Agent in connection with this Agreement, or which if adversely determined, would have a material adverse effect upon the Agent’s ability to perform its obligations under this Agreement.
 
Section 15.
Conditions Precedent to Effectiveness.
 
  15.1      Conditions Precedent to Obligations of Both Merchant and Agent.  Merchant or Agent may terminate this Agreement if any of the following conditions precedent are not satisfied at the times or during the periods indicated and the termination of this Agreement pursuant to this Section 15.1 shall not result in any liability to Agent and shall not result in any liability of Merchant except its obligation to pay the Breakup Fee and Expense Reimbursement:
 
(a)          Motion.  On or prior to December 7, 2009, Merchant shall file a motion with the Court requesting the Court to approve the procedures associated with the sale of the Assets and this Agreement (the “Motion”).  Agent shall approve the form and substance of the Motion prior to filing.
 
(b)         Bid Procedures Order.  On or prior to December 10, 2009 or such later date approved by the Bankruptcy Court (but in no event later than December 17, 2009), the Court shall enter a preliminary order, which, among other things, shall schedule an auction of the Assets and grant Agent the bid protection, Breakup Fee and Expense Reimbursement set forth in Section 19 hereto (the “Bid Procedures Order”).
 
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(c)          Order.  On or prior to January 14, 2010, the Court shall have entered an order in form and substance satisfactory to Agent and Merchant (the “Order”):  (i) approving this Agreement in its entirety; (ii) authorizing the Comprehensive Sale pursuant to the terms of this Agreement and in a manner satisfactory to Agent in its sole and absolute discretion (A) notwithstanding any state or local laws or regulations otherwise governing or purporting to govern the licensing and conduct of the Comprehensive Sale, (B) notwithstanding provisions in leases, reciprocal easement agreements or other contracts that purport to limit, govern or restrict the Comprehensive Sale, and (C) without the necessity of obtaining any third party consents; (iii) requiring that no liens, security interests or other encumbrances shall encumber the Assets or the Comprehensive Sale Proceeds but shall attach only to the Guaranteed Amount and Recovery Amount, if any; (iv) upon the occurrence of the Closing Date, granting the obligations payable to Agent under this Agreement superpriority status pursuant to section 364(c) of the Bankruptcy Code; (v) upon the occurrence of the Closing Date, granting the Agent a first priority priming lien pursuant to section 364(d) of the Bankruptcy Code on the Merchandise and the Comprehensive Sale Proceeds to secure the obligations payable to Agent under this Agreement; and (vi) which Order shall not have been reversed, stayed, modified or amended and as to which (a) the time to appeal or seek review, reargument or rehearing has expired and as to which no appeal or petition for certiorari, review or rehearing is pending, or (b) if appeal, review, reargument, rehearing or certiorari of such order has been sought, such order has been affirmed and the request for further review, reargument, rehearing or certiorari has expired, as a result of which such order has become final and nonappealable in accordance with applicable law.  Notwithstanding the foregoing clause, the Agent, in its sole and absolute discretion, may close the transactions contemplated herein prior to the Order becoming final; provided that the Court enters an order in form and substance satisfactory to the Agent approving this Agreement and authorizing the Merchant to consummate the transactions contemplated hereby, in which order the Court finds that the transactions contemplated by this Agreement were negotiated at arms-length and in good faith and the Agent acted in good faith in all respects, and such order is not stayed pending appeal.  The Order shall be binding upon any mortgagee holding a mortgage with respect to any Property, and shall provide that each Property may be freely transferred by Merchant without the consent of the mortgagee or any other person or entity notwithstanding any corporate or trust structure or any other purported restriction on transferability, in each case, regardless whether any Property is sold or otherwise transferred by Agent, transferred by Merchant to the applicable mortgagee or otherwise retained by Merchant or disposed of.
 
(d)          Closing Date.  The Closing Date shall have occurred on or prior to January 15, 2010.  The date on which the closing of this Agreement occurs is referred to herein as the “Closing Date.”
 
  15.2      Additional Conditions Precedent to Obligations of Agent.  Agent may terminate this Agreement if any of the following conditions precedent are not satisfied at the times or during the periods indicated and the termination of this Agreement by Agent pursuant to this Section 15.2 shall not result in any liability to Agent:
 
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(a)           Agent Access.  Prior to the Closing Date, Merchant shall have provided Agent reasonable access to all pricing and cost files, computer hardware, software and data files, inter-Store transfer logs, markdown schedules, invoices, style runs and all other documents relative to the price, mix and quantities of inventory located at the Stores.
 
(b)           Agent Inspection.  Agent shall have had the opportunity to inspect the Stores, the Distribution Centers and the Merchant’s headquarter offices and the Merchandise prior to the Closing Date.
 
(c)           No Breach or Default.  All representations and warranties of Merchant hereunder shall be true and correct in all material respects and no Event of Default by Merchant shall have occurred at and as of the date hereof and as of the Closing Date.
 
(d)           Non-Residential Real Property Leases.  The Court shall have entered an order extending the period within which non-residential real property leases must be assumed or assigned through and including the date that is 210 days after the date on which the Cases were commenced.
 
(e)           Material Adverse Change.  Through the Closing Date, the Merchant’s business shall be conducted in the ordinary course consistent with past practices, including, without limitation, with ordinary and customary mark-down policies, provided, however, that Merchant shall not be permitted to enter into real estate contracts, renew Leases, enter into leases, terminate Leases, reject Leases, amend Leases, consent to the assignment of Leases or grant or terminate any other interests in the Stores, sell Other Pharmacy Assets or close Stores without the Agent’s prior written consent; provided that Agent is deemed to have consented to the rejection of the six (6) unexpired leases that the Merchant has already requested court approval in respect of.  If there has been, occurred or arisen (i) any damage or destruction in the nature of a casualty loss, whether covered by insurance or not, in an amount in excess of One Hundred Thousand Dollars ($100,000) affecting any of the Assets, or (ii) any event that has materially impaired or would reasonably be expected to materially impair the ability of Agent to carry on the sale or liquidation of the Assets, including, without limitation, the Store Closing Sales, then, and in such event, the Agent may withdraw or terminate this Agreement.  In such event, neither party shall have any liability or obligation to the other in respect of the withdrawal or termination of this Agreement.
 
(f)            Reports Regarding Environmental Liability and Condition of Properties.  On or Prior to the Closing Date, Merchant shall have delivered to Agent (i) a report in form and substance satisfactory to Agent regarding compliance with Environmental Laws at the Properties and the existence of Hazardous Materials at the Properties and (ii) a report in form and substance satisfactory to Agent regarding the condition of the roof, foundation and structure of each of the Properties.
 
(g) Secured Lender Consent. On or prior to the Closing Date, GECC and Kimco Capital Corp. (“Kimco”) shall have consented to the transactions contemplated hereby in all respects, including, without limitation, the grants of all security interests (and priority thereof) and Agent’s right to receive the Comprehensive Sale Proceeds. The consent of GECC and Kimco shall be in form and substance satisfactory to the Agent, in its sole and absolute discretion. GECC and Kimco hereby agree to pay over to the Agent any amounts due and owing by Merchant to Agent hereunder that Merchant shall not timely pay; provided that Agent has met all of its obligations to Merchant hereunder and GECC and Kimco have received payments in respect of the Guaranteed Amount.
 
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Section 16.
Insurance; Risk of Loss.
 
  16.1      Merchant’s Liability Insurance.  Merchant shall continue until the end of the Marketing Period with respect to all Properties, in such amounts as it currently has in effect, all of its liability insurance policies including, but not limited to, products liability, comprehensive public liability, auto liability and umbrella liability insurance, covering injuries to persons and property in, or in connection with Merchant’s operation of the Properties and the Stores, and shall cause Agent to be named an additional named insured with respect to all such policies.  The cost and expense of maintaining such insurance shall be treated as an “Expense” hereunder.  Within 10 days after the Closing Date, Merchant shall deliver to Agent certificates evidencing such insurance setting forth the duration thereof and naming Agent as an additional named insured, in form reasonably satisfactory to Agent.  All such policies shall require at least thirty (30) days prior notice to Agent of cancellation, non-renewal or material change.  In the event of a claim under any such policies Merchant shall be responsible for the payment of all deductibles, retentions or self-insured amounts thereunder, in which case, any deductibles, retentions or self-insured amounts shall be paid as an “Expense” hereunder.
 
  16.2      Merchant’s Casualty Insurance.  Merchant will provide until the end of the Marketing Period for all of the Properties, as an “Expense” hereunder, fire, flood, theft and extended coverage casualty insurance covering the unsold Assets in a total amount equal to no less than the appraised value thereof.  From and after the date of this Agreement until the end of the Marketing Period for all of the Properties, all such policies will name Agent as loss payee.  In the event of a loss to the Assets on or after the date of this Agreement, the proceeds of such insurance attributable to the Assets plus any self insurance amounts and the amount of any deductible (which amounts shall be paid by Merchant), shall constitute Comprehensive Sale Proceeds hereunder.  In the event of such a loss Agent shall have the sole right to adjust the loss with the insurer.  Within 10 days after the Closing Date, Merchant shall deliver to Agent certificates evidencing such insurance setting forth the duration thereof and naming the Agent as loss payee, in form and substance reasonably satisfactory to Agent.  All such policies shall require at least thirty (30) days prior notice to the Agent of cancellation, non-renewal or material change.  Merchant shall not make any change in the amount of any deductibles or self insurance amounts prior to the end of the Marketing Period for all of the Properties without Agent’s prior written consent.
 
  16.3      Agent’s Insurance.  Agent shall maintain, as an “Expense” hereunder, until the end of the Marketing Period for all of the Properties, in such amounts as it currently has in effect, comprehensive public liability insurance policies covering injuries to persons and property in or in connection with Agent’s agency at the Stores, and shall cause Merchant to be named an additional insured with respect to such policies.  Prior to the Closing Date, Agent shall deliver to Merchant certificates evidencing such insurance policies setting forth the duration thereof and naming Merchant as an additional insured, in form and substance reasonably satisfactory to Merchant.  In the event of a claim under any such policies Agent shall be responsible for the  payment of all deductibles, retentions or self-insured amounts thereunder, unless it is determined that liability arose by reason of the wrongful acts or omissions or negligence of Merchant or Merchant’s employees, independent contractors or agents (other than Agent or Agent’s employees, agents or independent contractors), in which case, any deductibles, retentions or self-insured amounts shall be paid as an “Expense” hereunder.
 
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  16.4      Worker’s Compensation Insurance.  Merchant shall at all times maintain, as an “Expense” hereunder, worker’s compensation insurance (including employer liability insurance) covering all Retained Employees in compliance with all statutory requirements.  Prior to the Closing Date, Merchant shall deliver to Agent a certificate of Merchant’s insurance broker or carrier evidencing such insurance.
 
  16.5      Risk of Loss.  Without limiting any other provision of this Agreement, Merchant acknowledges that Agent is conducting the Comprehensive Sale on behalf of Merchant solely in the capacity of an agent, and that in such capacity (i) Agent shall not be deemed to be in possession or control of the Stores or the assets located therein or associated therewith, or of Merchant’s employees located at the Stores, and (ii) except as expressly provided in this Agreement, Agent does not assume any of Merchant’s obligations or liabilities with respect to any of the foregoing.  Merchant and Agent agree that Merchant shall bear all responsibility for liability claims of customers, employees and other persons arising from events occurring at the Stores during and after the Sale Term, except to the extent any such claim arises directly from the acts or omissions of Agent, or its supervisors or employees located at the Stores (an “Agent Claim”).  In the event of any such liability claim other than an Agent Claim, Merchant shall administer such claim and shall present such claim to Merchant’s liability insurance carrier in accordance with Merchant’s historic policies and procedures, and shall provide a copy of the initial documentation relating to such claim to Agent.  To the extent that Merchant and Agent agree that a claim constitutes an Agent Claim, Agent shall administer such claim and shall present such claim to its liability insurance carrier, and shall provide a copy of the initial documentation relating to such claim to Merchant.  In the event that Merchant and Agent cannot agree whether a claim constitutes an Agent Claim, each party shall present the claim to its own liability insurance carrier, and a copy of the initial claim documentation shall be delivered to the other party.
 
  16.6      Force Majeure.  If any casualty or act of God or other event or occurrence beyond the reasonable control of Agent prevents or substantially inhibits the conduct of business in the ordinary course at any Store, such Store and the Merchandise located at such Store shall, in Agent’s discretion, be eliminated from the Comprehensive Sale and considered to be deleted from this Agreement as of the date of such event, and Agent and Merchant shall have no further rights or obligations hereunder with respect thereto; provided, however, that (i) the proceeds of any insurance attributable to such Store, such Merchandise and any other Assets located at such Store shall constitute Comprehensive Sale Proceeds hereunder, and (ii) the Guaranteed Amount shall be reduced in accordance with Exhibit 4.1(c)(i), Exhibit 4.1(c)(ii) and Exhibit 4.1(c)(iii) to account for any Assets eliminated from the Comprehensive Sale which are not the subject of insurance proceeds.
 
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  16.7      Non-Assumption of Liability.  Agent shall not assume any debt, liability or obligation of Merchant, except as expressly agreed to herein.  Even with respect to such  expressly assumed debts, liabilities and obligations, Agent’s only liability for such amounts shall be its obligations to Merchant hereunder.  Under no circumstances shall Agent have any direct liability to any third party by virtue of this Agreement.  Without limiting the foregoing, Agent does not assume any liability to third parties with respect to any Property.  Agent does not hereby assume any control or possession of any Property.
 
Section 17.
Indemnification.
 
  17.1      Merchant Indemnification.  Provided that Agent makes a written demand on Merchant for indemnification on or prior to December 31, 2010, Merchant shall indemnify and hold Agent and its officers, directors, employees, agents and independent contractors (collectively, “Agent Indemnified Parties”) harmless from and against all claims, demands, penalties, losses, liability or damage, including, without limitation, reasonable attorneys’ fees and expenses, directly or indirectly asserted against, resulting from, or related to:
 
(a)           Merchant’s material breach of or failure to comply with any of its agreements, covenants, representations or warranties contained in any Agency Document;
 
(b)           any failure of Merchant to pay to its employees any wages, salaries or benefits due to such employees during the Sale Term;
 
(c)           subject to Agent’s compliance with its obligations under Section 11.4 hereof, any failure by Merchant to pay any Sales Taxes to the proper taxing authorities or to properly file with any taxing authorities any reports or documents required by applicable law to be filed in respect thereof;
 
(d)           any consumer warranty or products liability claims relating to Merchandise;
 
(e)           any liability or other claims asserted by customers, any of Merchant’s employees, or any other person against any Agent Indemnified Party (including, without limitation, claims by employees arising under collective bargaining agreements, worker’s compensation or under the WARN Act); and
 
(f)           the gross negligence or willful misconduct of Merchant or any of its officers, directors, employees, agents or representatives.
 
  17.2      Agent Indemnification.  Provided that Merchant makes a written demand on Agent for indemnification on or prior to December 31, 2010, Agent shall indemnify and hold Merchant and its officers, directors, employees, agents and representatives harmless form and against all claims, demands, penalties, losses, liability or damage, including, without limitation, reasonable attorneys’ fees and expenses, directly or indirectly asserted against, resulting from, or related to:
 
(a)           Agent’s material breach of or failure to comply with any of its agreements, covenants, representations or warranties contained in any Agency Document;
 
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(b)           any harassment or any other unlawful, tortious or otherwise actionable treatment of any employees or agents of Merchant by Agent or any of its representatives;
 
(c)           any claims by any party engaged by Agent as an employee or independent contractor arising out of such employment; and
 
(d)           the gross negligence or willful misconduct of Agent or any of its officer, directors, employees, agents or representatives.
 
Section 18.
Events of Default and Remedies. 
 
  18.1      Events of Default.  The following shall constitute “Events of Default” hereunder:
 
(a)           Merchant’s or Agent’s failure to perform any of their respective material obligations hereunder if such failure remains uncured ten (10) days after receipt of written notice thereof;
 
(b)           any representation or warranty made by Merchant or Agent proves untrue in any material respect as of the date made or at any time through the end of the Marketing Period and, to the extent, curable, continues uncured ten (10) days after written notice to the defaulting party;
 
(c)           prior to the entry of the Order, the entry of an order of the Bankruptcy Court in any of the Merchant’s chapter 11 cases (i) appointing a trustee under chapter 7 or chapter 11 of the Bankruptcy Code, (ii) appointing an examiner with enlarged powers relating to the operation of the Merchant’s business under Section 1106(b) of the Bankruptcy Code, (iii) dismissing any of the Merchant’s chapter 11 cases, (iv) converting any of the Merchant’s chapter 11 cases to chapter 7 cases or (v) confirming a plan of reorganization or liquidation in any of the Merchant’s chapter 11 cases; or
 
(d)           the occurrence and continuance of a breach, default or event of default by Merchant under any Property Sale Agreement after the expiration of any applicable cure period set forth therein.
 
  18.2      Remedies.  Upon the occurrence of an Event of Default, the non-defaulting party (or, in the case of an Event of Default under Sections 18.1(c) or 18.1(d), Agent) may, in its discretion, (x) elect to terminate this Agreement and all other Comprehensive Agency Documents without liability and (y) exercise any and all other rights and remedies at law and equity, including the right of setoff against any and all amounts owed by the non-defaulting party to the defaulting party.
 
Section 19.      Break-Up Fee/Expense Reimbursement.  In consideration of Agent conducting its due diligence and entering into this Agreement, which serves as a base by which other offers may be measured and is subject to higher and better offers by way of an auction process (as more fully set forth in the Preliminary Order), all subject to the approval of the Court:
 
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(a)           in the event that this Agreement shall not be consummated because Merchant elects to pursue an Alternative Transaction, Merchant agrees to pay Agent from the  proceeds of the winning bid at auction (or any other alternative disposition of any or all of the Assets) a break-up fee (the “Break-Up Fee”) in the amount of Three Hundred Fifty Thousand Dollars ($350,000) and an expense reimbursement (the “Expense Reimbursement”) in the amount of Two Hundred Fifty Thousand Dollars ($250,000), such Break-Up Fee and Expense Reimbursement to be paid upon the earlier of the closing of the winning bid (or other alternative disposition of the Assets) and ten (10) days after the Bankruptcy Court hearing approving such winning bid (or other alternative disposition of the Assets).  For purposes of this Agreement, an “Alternative Transaction” means any transaction where all or any part of the Merchandise, FF&E, Leases, Owned Property or other Assets is conveyed, directly or indirectly, whether by sale, merger, consolidation, lease, transfer of equity interests, plan of reorganization or liquidation, sale of control of Merchant or otherwise, and whether in one or more transactions or series of transactions, to one or more persons or entities other than the Agent;
 
(b)           the Merchant shall not, at auction or otherwise, accept any alternative to this Agreement with Agent with respect to the disposition of all or substantially all of the Assets unless such alternative shall provide net (after taking into account payment of the Break-Up Fee and Expense Reimbursement) value to the Merchant that exceeds the value provided hereunder by an amount equal to not less than Two Hundred Fifty Thousand Dollars ($250,000).
 
Section 20.
Miscellaneous.
 
  20.1       Notices.  All notices and communications provided for pursuant to this Agreement shall be in writing, and sent by hand, by facsimile, or a recognized overnight delivery service, as follows:
 
If to Agent:
KROC Capital Services, LLC
 
3333 New Hyde Park Road
 
Suite 100
 
New Hyde Park, NY 11042
 
Attn: Ray Edwards
 
Telecopy No. (516) 336-5686
   
 
Gordon Brothers Group, LLC
 
101 Huntington Avenue
 
Tenth Floor
 
Boston, MA 02199
 
Attn: Mitch Cohen
 
Telecopy No.
   
 
The Nassi Group LLC
 
340 North Westlake Boulevard
 
Suite 260
 
Westlake Village, CA 91362
 
Attn: Dan Kane
 
Telecopy No. (805) 497-2211
 
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SB CAPITAL GROUP, LLC
 
1010 Northern Blvd.
 
Suite 340
 
Great Neck, NY 11021
 
Attn: Robert Raskin
 
Telecopy No. (516) 829-2404
   
 
DJM REALTY SERVICES, LLC
 
445 Broadhollow Road
 
Suite 225
 
Melville, NY 11747
 
Attn: Emilio Amendola
 
Telecopy No. (631) 752-1231
   
With a copy to:
WACHTELL, LIPTON, ROSEN & KATZ
 
51 West 52nd Street
 
New York, NY 10019
 
Attn: Scott K. Charles
 
Austin T. Witt
 
Telecopy No. (212) 403-2000
   
If to Merchant:
THE PENN TRAFFIC COMPANY
 
1200 State Fair Blvd.
 
Syracuse, NY 13221
 
Attn: Gregory J. Young
 
Telecopy No.
   
With a copy to:
HAYNES & BOONE LLP
 
1221 Avenue of the Americas
 
26th Floor
 
New York, NY 10020
 
Attn: Michael E. Foreman
 
Lenard Parkins
 
Telecopy No. (212) 918-8989
 
  20.2      Governing Law; Consent to Jurisdiction.  This Agreement shall be governed and construed in accordance with the laws of the State of Delaware without regard to conflict of laws principles thereof.  The parties hereto agree that any legal action or proceeding arising out of or in connection with this Agreement shall be adjudicated by the Bankruptcy Court, and by execution of this Agreement each party hereby irrevocably accepts and submits to the jurisdiction of the Bankruptcy Court with respect to any such action or proceeding.
 
  20.3      Entire Agreement.  This Agreement and the Exhibits hereto contains the entire agreement between the parties hereto with respect to the transactions contemplated hereby and supersedes and cancels all prior agreements, including, but not limited to, all proposals, letters of intent or representations, written or oral, with respect thereto.
 
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  20.4      Amendments and Waivers.  No amendment, modification, termination or waiver of any provision of this Agreement or any other Comprehensive Agency Document shall be effective unless in a written instrument executed by each of the parties hereto.
 
  20.5      Setoff.  At any time after the Closing Date, any party hereto (the “Exercising Party”) shall have the right to setoff against any payment owing to any other party hereto (the “Setoff Party”), the amounts owed by the Setoff Party to the Exercising Party.
 
  20.6      No Waiver.  No consent or waiver by any party, express or implied, to or of any breach or default by the other in the performance of its obligations hereunder shall be deemed or construed to be a consent or waiver to or of any other breach or default in the performance by such other party of the same or any other obligation of such party.  Failure on the part of any party to complain of any act or failure to act by the other party or to declare the other party in default, irrespective of how long such failure continues, shall not constitute a waiver by such party of its rights hereunder.
 
  20.7      Successors and Assigns.  This Agreement shall inure to the benefit of and be binding upon Agent and Merchant, and their respective successors and assigns; provided however, that this Agreement may not be assigned by Merchant or Agent to any party without the prior written consent of the other.
 
  20.8      Execution in Counterparts; Facsimile Signatures.  This Agreement may be executed in two (2) or more counterparts, each of which shall be deemed an original and all of which together shall constitute but one agreement.  This Agreement may be executed by facsimile, and each such facsimile signature shall be treated as an original signature for all purposes.
 
  20.9      Section Headings.  The headings of sections of this Agreement are inserted for convenience only and shall not be considered for the purpose of determining the meaning or legal effect of any provisions hereof.
 
  20.10    Survival.  All representations, warranties, covenants and agreements made by the parties hereto shall be continuing, shall be considered to have been relied upon by the parties and shall survive the execution, delivery and performance of this Agreement.
 
  20.11    No Third Party Beneficiaries.  This Agreement is for the benefit of the parties hereto, and nothing in this Agreement (except the Letter of Credit), whether express or implied, is intended to confer any rights or remedies on any person or entity other than Merchant and Agent.
 
  20.12    Further Assurances; Power of Attorney.  Merchant hereby agrees to use all reasonable efforts and to proceed with due diligence to cause the conditions to the obligations herein set forth to be satisfied.  Merchant hereby agrees to execute and deliver any and all further agreements, documents or instruments reasonably necessary to effectuate this Agreement and any Property Sale Agreement.  Immediately upon the filing of any motion or request to dismiss Merchant’s chapter 11 case or any subsequent case or any request for confirmation of a plan of reorganization or liquidation (a) Merchant shall provide notice of the hearing thereon to Agent and (b) Merchant shall be deemed to have granted to Agent a power of attorney to take all  actions and sign all documents on Merchant’s behalf that are necessary or desirable to perfect Agent’s security interest granted herein under applicable state law.  All powers conferred upon Agent pursuant to the preceding sentence, being coupled with an interest, shall be irrevocable until the termination of the Marketing Period for all Properties.
 
37

 
  20.13    Security Interest.  Upon issuance of the Letter of Credit, and payment of the Initial Payment, and effective thereon, Merchant hereby grants to Agent a valid, binding, enforceable and perfected first priority security interest in and lien upon all assets owned by Merchant (including, without limitation, the Assets) and the Comprehensive Sale Proceeds to secure all obligations of Merchant to Agent hereunder; provided however, until full payment of the Guaranteed Amount, Expenses and the Recovery Amount, in full, the security interest granted to Agent hereunder shall remain junior to and subordinate in all respects to the security interest of the secured lenders, in each case to the extent of the unpaid portion of the Guaranteed Amount, Expenses and the Recovery Amount, if any.  Upon entry of the Order, and payment of the Initial Payment pursuant to Section 4.4(a) hereof, and the issuance of the Letter of Credit, the security interest granted to Agent hereunder shall be deemed properly perfected without the need for further filings or documentation.
 
[Signature Page Follows]

 
38

 

IN WITNESS WHEREOF, Agent and Merchant hereby execute this Agreement by their duly authorized representatives as of the day and year first written above.

 
THE PENN TRAFFIC COMPANY
 
 
By:
 
 
Title:
SVP
 
 
SUNRISE PROPERTIES, INC.
 
 
By:
 
 
Title:
VP
 
 
PENNWAY EXPRESS, INC.
 
 
By:
 
 
Title:
VP
 
 
PENNY CURTISS BAKING COMPANY, INC.
 
 
By:
 
 
Title:
VP

 
39

 

 
BIG M SUPERMARKETS, INC.
 
 
By:
 
 
Title:
VP
 
 
COMMANDER FOODS INC.
 
 
By:
 
 
Title:
VP
 
 
P AND C FOOD MARKETS INC. OF VERMONT
 
 
By:
 
 
Title:
VP
 
 
P.T. DEVELOPMENT, LLC
 
 
By:
 
 
Title:
VP
 
 
P.T. FAYETTEVILLE/UTICA, LLC
 
 
By:
 
 
Title:
VP

 
40

 

 
ON BEHALF OF THE AGENT
 
 
By:
Mitchell H Cohen
 
 
Title:
AUTHORIZED REPRESENTATIVE
 
 
GENERAL ELECTRIC CAPITAL
CORPORATION
 
 
Solely in respect of Paragraphs 4.5, l5.1(g) and
20.12
 
 
By:
 
 
 
Title:
 
 
 
KIMCO CAPITAL CORP.
 
 
Solely in respect of Paragraphs l5.l(g) and 20.12
 
 
By:
 
 
 
Title:
 

 
41

 
 
EXHIBIT 4.1(c)(i)
Merchandise Threshold Adjustment Schedule

THE PENN TRAFFIC COMPANY
Exhibit 4.1 (c)(i)
Merchandise Threshold
(In Thousands)

Cost
 
Adjustment
   
Adjustment
 
Value
 
%
   
$
 
               
35,000
    57.75 %     (2,887.50 )
                 
35,500
    57.40 %     (2,583.00 )
                 
36,000
    57.05 %     (2,282.00 )
                 
36,500
    56.70 %     (1,984.50 )
                 
37,000
    56.35 %     (1,690.50 )
                 
37,500
    56.10 %     (1,402.50 )
                 
38,000
    55.75 %     (1,115.00 )
                 
38,500
    55.50 %     (832.50 )
                 
39,000
    55.25 %     (552.50 )
                 
39,500
    55.00 %     (275.00 )
                 
40,000
    0.00 %     -  
                 
40,500
    0.00 %     -  
                 
41,000
    0.00 %     -  
                 
41,500
    55.00 %     275.00  
                 
42,000
    55.00 %     550.00  
                 
42,500
    55.00 %     825.00  
                 
43,000
    55.00 %     1,100.00  

 

 

EXHIBIT 4.1(c)(ii)
Pharmacy Products Adjustment Schedule

THE PENN TRAFFIC COMPANY
Exhibit 4.1 (c)(ii)
Pharmacy Products Threshold
(In Thousands)

Cost
 
Adjustment
   
Adjustment
 
Value
 
%
   
$
 
               
3,000
    90.00 %     (720.00 )
                 
3,200
    90.00 %     (540.00 )
                 
3,400
    90.00 %     (360.00 )
                 
3,600
    90.00 %     (180.00 )
                 
3,800
    0.00 %     -  
                 
4,000
    0.00 %     -  
                 
4,200
    0.00 %     -  
                 
4,400
    90.00 %     180.00  
                 
4,600
    90.00 %     360.00  
                 
4,800
    90.00 %     540.00  
                 
5,000
    90.00 %     720.00  

 

 

EXHIBIT 4.1(c)(i)
Patient Prescriptions Adjustment Schedule

THE PENN TRAFFIC COMPANY
Exhibit 4.1 (c)(iii)
Patient Prescription Threshold

LTM Rx
 
Adjustment
   
Adjustment
 
Count
 
per
   
$
 
               
725,000
  $ 5.00       500,000.00  
                 
700,000
  $ 5.00       375,000.00  
                 
675,000
  $ 5.00       250,000.00  
                 
650,000
  $ 5.00       125,000.00  
                 
625,000
  $ -       -  
                 
600,000
  $ -       -  
                 
575,000
  $ -       -  
                 
550,000
  $ 5.00       (125,000.00 )
                 
525,000
  $ 5.00       (250,000.00 )
                 
500,000
  $ 5.00       (375,000.00 )
                 
475,000
  $ 5.00       (500,000.00 )

 

 

EXHIBIT 4.5
Letter of Credit

 

 

EXHIBIT 7.1(a)(ix)
Per Store Per Diem Occupancy Expense Schedule

 

 

EXHIBIT 7.1(l)
Per Distribution Center Per Diem Occupancy Expense Schedule

 

 

EXHIBIT 8.2
Marketing Period Occupancy Expense Schedule

 

 

EXHIBIT 8.3
Repairs Required to be Made Under Leases

 

 

EXHIBIT 13.3
Payroll Matters

 

 

EXHIBIT 14.1(d)
Promotions and Sales

 

 

EXHIBIT 14.1(f)
Cost Factor Threshold Adjustment Schedule

THE PENN TRAFFIC COMPANY
Exhibit 14.1 (f)
Cost Factor Threshold

Cost Factor
 
Adjustment $
   
Cumulative Adjustment $
 
             
62.50%
    -       -  
                 
62.75%
    92,500.00       (92,500 )
                 
63.00%
    92,500.00       (185,000 )
                 
63.25%
    92,500.00       (277,500 )
                 
63.50%
    92,500.00       (370,000 )
                 
63.75%
    92,500.00       (462,500 )
                 
64.00%
    92,500.00       (555,000 )
                 
64.25%
    92,500.00       (647,500 )
                 
64.50%
    92,500.00       (740,000 )
                 
64.75%
    92,500.00       (832,500 )
                 
65.00%
    92,500.00       (925,000 )
 
 
Adjustments greater than the above limit would be at the same increments as above.

 

 

EXHIBIT 14.1(g)
Store Goods

 

 

EXHIBIT 14.1(l)
Historic Sales

 

 

EXHIBIT 14.1(n)(i)
Lease Defaults

 

 

EXHIBIT 14.1(n)(ii)
Items Not In Working Order

 

 

EXHIBIT 14.1(r)
Unpaid Advertising Liabilities

 

 

EXHIBIT 14.1(t)(ii)
Condemnation Proceedings

 

 

EXHIBIT 14.1(t)(iii)
Lease Terms, Breach, Default

 

 

EXHIBIT 14.1(u)
Repair and Maintenance of Owned Properties

 

 

EXHIBIT 14.1(v)
Repair and Maintenance of Leased Properties

 

 

EXHIBIT 15.1
Order

 

 
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EXHIBIT E

Agreement

 

 

ASSET PURCHASE AGREEMENT
 
This Asset Purchase Agreement (this "Agreement") is made and entered into as of this 4th day of December 2009 (the “Execution Date”), by and between PRICE CHOPPER OPERATING CO., INC. ("Buyer"), a New York corporation or its assignee(s), having its principal place of business at 501 Duanesburg Road, Schenectady, New York 12306, and THE PENN TRAFFIC COMPANY ("Seller"), a Delaware corporation, as successor to P & C Food Markets, Inc., having a place of business at 1200 State Fair Boulevard, P.O. Box 4965, Syracuse, New York 13206. Capitalized terms used in this Agreement are defined or cross-referenced in Exhibit A.
 
BACKGROUND
 
A.           On November 18, 2009 (the “Petition Date”), Seller commenced a voluntary case for reorganization (the “Bankruptcy Case”) under Chapter 11 of the Bankruptcy Code, 11 U.S.C. § § 101 et seq. (the “Bankruptcy Code”), in the United States Bankruptcy Court for the District of Delaware (the “Bankruptcy Court”) and docketed as Case No. 09-14078 (PJW).
 
B.           Seller operates, among others, the following supermarkets: (i) Store # 3188  located in Massena, New York (the “Massena Supermarket”); (ii) Store # 3125 located in Potsdam, New York (the “Potsdam Supermarket”); (iii) Store # 3090 located in Canton, New York (the “Canton Supermarket”), which also contains a pharmacy (the “Canton Pharmacy”); and (iv) Store #3060 located in Gouverneur, New York (the “Gouverneur Supermarket”); and (collectively with the Massena Supermarket, the Potsdam Supermarket, the Canton Supermarket, and the Gouverneur Supermarket are referred to herein as the “Supermarkets.
 
C.           Buyer desires to purchase certain of the assets used in the operation of the Supermarkets and assume the Assumed Liabilities from Seller, and Seller desires to sell, convey, assign and transfer to Buyer such assets used in the operation of the Supermarkets, together with the Assumed Liabilities on the terms and conditions set forth in this Agreement, all in the manner and subject to the terms and conditions set forth in this Agreement and in accordance with sections 105, 363 and 365 and other applicable provisions of the Bankruptcy Code and the Bankruptcy Rules, the Federal Rules of Bankruptcy Procedures and Local Rules of the Bankruptcy Court (the “Bankruptcy Rules”).
 
D.           The Supermarkets and Assumed Liabilities are assets and liabilities of Seller and are to be purchased and assumed by Buyer pursuant to an order, in a form reasonably acceptable to the parties (the “Bankruptcy Sale Order”), approving such sale pursuant to sections 105, 363 and 365 of the Bankruptcy Code, free and clear of liens, claims, encumbrances and interests, except for the Assumed Liabilities, which order will include the authorization for the assumption by Seller and assignment to Buyer of the Acquired Contracts and liabilities thereunder in accordance with section 365 of the Bankruptcy Code, including cure obligations, all in the manner and subject to the terms and conditions set forth in this Agreement and the Bankruptcy Sale Order, and in accordance with other applicable provisions of the Bankruptcy Code and Bankruptcy Rules.
 
E. All capitalized terms and phrases not defined above and as used below shall have those meanings or definitions ascribed to each as set forth in Exhibit A appended hereto and made a part hereof.

 

 

AGREEMENT
 
NOW, THEREFORE, in consideration of the foregoing and their respective representations, warranties, covenants and agreements herein contained, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and  Buyer hereby agree as follows:
 
ARTICLE 1.  PURCHASE AND SALE OF THE ACQUIRED ASSETS
 
SECTION 1.1 Transfer of Acquired Assets.  At the Closing, and upon the terms and conditions set forth in this Agreement, Seller shall sell to Buyer, and Buyer shall acquire from Seller, all right, title and interest of Seller in, to and under the Acquired Assets, free and clear of all Liens, Claims and interests including pursuant to section 363(f) of the Bankruptcy Code.  “Acquired Assets” shall mean the following assets of Seller used in connection with its business at the Supermarkets, but excluding the Excluded Assets:
 
(a)          the equipment, machinery, tools, implements, displays, furniture, fixtures and improvements of Seller used by Seller in connection with its business at the Supermarkets and listed on Schedule 1.1(a) (the “Owned Machinery and Equipment”);
 
(b)          the Canton Supermarket Building;
 
(c)          the Gouverneur Supermarket Land and Building;
 
(d)          those Contracts listed on Schedule 1.1(d) as an Acquired Contract (collectively, the “Acquired Contracts”);
 
(e)          the Pharmacy Records including access to computer files in respect thereto; and
 
(f)           the unexpired Pharmacy Inventory, all supplies and other inventories not held for resale and all other items of personal property not specifically excluded below.
 
(g)          phone numbers for the Supermarkets, including the Pharmacy.
 
SECTION 1.2 Excluded Assets.  Notwithstanding anything to the contrary in this Agreement, no other assets owned or used by Seller shall be included in the Acquired Assets (all such properties and assets not being acquired by Buyer being referred to as the “Excluded Assets”). Without limiting the generality of the foregoing, the Excluded  Assets shall include the following assets:
 
(a)          all Cash;
 
(b)          all Accounts Receivable;
 
(c)          all Inventory held for resale to the public, other than the unexpired Pharmacy Inventory;

 
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(d)          all Intellectual Property, excluding phone numbers for the Supermarkets; and
 
(e)          the equipment listed on Schedule 1.2(e).
 
SECTION 1.3 Assumption of Liabilities. At the Closing consistent with the Debtors’ Cure Notice and the Bankruptcy Sale Order, Buyer shall assume, and thereafter pay, perform and discharge, when due, all liabilities and obligations of Seller with respect to Acquired Contracts first arising after the Closing Date, which liabilities and obligations are required to be paid by Buyer in accordance with section 365(k) of the Bankruptcy Code (the “Assumed Liabilities”).   provided however, that additional rent items, such as percentage rents, common area maintenance charges, prorated taxes or other charges for which the Seller may be liable to any landlord are the responsibility of the Seller up to the Closing Date.
 
SECTION 1.4  Retention of Liabilities.  Buyer is assuming only the Assumed Liabilities and is not assuming any other liability or obligation of Seller of whatever nature, whether presently in existence or arising hereafter, including without limitation any Claims asserted or unasserted, known or unknown for injuries to persons or property which are related to circumstances or events that predate the Closing of the transaction contemplated hereunder.  All such other liabilities and obligations shall be retained by and remain liabilities and obligations of Seller (all such liabilities are, collectively, the “Excluded Liabilities”). Without limiting the foregoing, except as expressly provided by Section 1.3 above, neither the Buyer or its Affiliates will be deemed to have assumed or be liable for; (i) any capitalized leases not included in the Acquired Contracts, long-term debt, current liabilities, or any other liabilities of the Seller whether or not reflected on the balance sheets of the Seller or its bankruptcy schedules; (ii) any intercompany liabilities or amounts due to Seller’s Affiliates; (iii) any liabilities of the Seller or any of its Affiliates or any employee retirement, deferred compensation, health, welfare or other benefit plan or program to or with respect to any former or current employees; (iv) any liabilities of Seller or its Affiliates accruing or arising on or before the Closing Date, unless expressly set forth in Section 1.3 above; (v) any  liability or obligation of the Seller to any broker, finder or similar party; and (vi) all cure amounts including all additional items of rents as described in Section 1.3 above owed by Seller, whether accrued or invoiced, up to the Closing Date.
 
ARTICLE 2.  CONSIDERATION
 
SECTION 2.1 Purchase Price.  The aggregate consideration for the sale, transfer, assignment and conveyance of the Acquired Assets will be (a) $12,300,000 in cash (the “Purchase Price”), and (b) the assumption by Buyer of the Assumed Liabilities (such assumption, together with the Purchase Price, the “Total Consideration”). The Purchase Price shall be payable in accordance with Section 3.3(a).
 
SECTION 2.2  Buyer’s Deposit.   Buyer shall deliver an earnest money deposit of $250,000 (the “Buyer’s Deposit”), unless a different sum is required by order of the Bankruptcy Court, to counsel for Seller within three Business Days of the entry of the Bidding Procedures Order. Such deposit shall be held in escrow in an interest bearing account, with accrued interest added to the Buyer’s Deposit, in accordance with the terms of the Bidding Procedures Order.

 
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ARTICLE 3. CLOSING AND DELIVERIES
 
SECTION 3.1 Closing.  The consummation of the transactions contemplated hereby (the “Closing”) shall take place on the first Business Day following the satisfaction or waiver by the appropriate party of all the conditions contained in Article 7 or on such other date or at such other place and time as may be mutually agreed to by the parties (the “Closing Date”). All proceedings to be taken and all documents to be executed and delivered by the parties at the Closing shall be deemed to have been taken and executed simultaneously and no proceedings shall be deemed to have been taken nor documents executed or delivered until all have been taken, executed and delivered.
 
SECTION 3.2 Seller’s Deliveries. At the Closing, Seller shall deliver the following to Buyer:
 
(a)          The sale, transfer, assignment, conveyance and delivery of the Acquired Assets, including but not limited to the Acquired Contracts, by bills of sale, deeds, endorsements, assignments and other instruments of transfer and conveyance in form and substance reasonably acceptable to Buyer;
 
(b)          A certified copy of the Bankruptcy Sale Order. For purposes of clarity, the Bankruptcy Sale Order shall contain the provisions, findings and orders reasonably acceptable to the parties, including, but not limited to, the following:
 
(i)           that the terms and conditions of the sale of the Acquired Assets to Buyer as set forth herein are approved;
 
(ii)          that Seller holds good and marketable title to the Acquired Assets;
 
(iii)         that the sale of the Acquired Assets to Buyer is free and clear, other than for Assumed Liabilities, of any and all Liens, Claims, interests, and encumbrances of any type or nature whatsoever pursuant to section 363 of the Bankruptcy Code and to the extent applicable that any such Liens attach to the proceeds of the sale;
 
(iv)         that the Total Consideration constitutes fair value for the Acquired Assets;
 
(v)          that Buyer is acquiring none of the Excluded Assets;
 
(vi)         that the transactions contemplated by this Agreement were negotiated at arm’s length, that the Buyer acted in good faith in all respects and that Buyer and its assignees and designees are entitled to the protections of Section 363(m) of the Bankruptcy Code;
 
(vii)        that notice of the transactions contemplated hereby was adequate and proper under the circumstances and was provided to all creditors and parties in interest required to receive such notice pursuant to the Bankruptcy Rules or order of the Bankruptcy Court, including any and all creditors holding Liens or encumbrances on the Acquired Assets or any of them;

 
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(viii)       that the Seller is authorized to assume and assign to Buyer each of the Acquired Contracts set forth on Schedule 1.1(d); provided, that Seller shall have sole responsibility of paying the cure costs required to be paid in accordance with section 365(b)(1)(A) of the Bankruptcy Code and Section 7.2(i) of this Agreement;
 
(ix)          that the Seller is authorized and directed to consummate the transactions contemplated by this Agreement and to comply in all respects with the terms of this Agreement;
 
(x)           that the sale process conducted by Seller and/or its agents (including any auction or bid solicitation process) was non-collusive, fair and reasonable and was conducted in good faith;
 
(xi)          that Buyer and Seller did not engage in any conduct which would allow the transactions contemplated by this Agreement to be set aside pursuant to Section 363(n) of the Bankruptcy Code;
 
(xii)          that Buyer is not a successor to, or otherwise liable for, the debts or obligations of the Seller, including without limitation, any Claims for injuries or losses suffered to any persons or property for incidences or circumstances that occurred before the Closing, other than as specifically set forth in this Agreement with respect to the Assumed Liabilities;
 
(xiii)          that Buyer shall not be deemed a successor employer to the Seller for purposes of any liability arising under the Warn Act or NY Warn Act,  or any collective bargaining agreement or other labor or employment agreement; and
 
(xiv)          that the Order is binding upon any successors to the Seller, including any Chapter 7 Trustees;
 
(c)          A certificate, dated as of the Closing Date, duly executed by the Seller’s President, certifying the accuracy of the matters set forth in Section 7.2(a) and 7.2(b), in form and substance reasonably satisfactory to Buyer;
 
(d)          Good standing certificates of Seller issued by the Secretary of State of Delaware and the Secretary of State of New York issued within ten (10) days of the Closing Date;
 
(e)          A settlement statement in form and substance satisfactory to the parties hereto, regarding certain Closing matters;
 
(f)           with respect to any recorded UCC financing statement or mortgage, a UCC-3 termination statement or mortgage release (in form and substance reasonably satisfactory to Seller, Buyer and their counsel) releasing the Acquired Assets from such security interest or mortgage; and
 
(g)          Such other bills of sale, certificates of title, documents and other instruments of transfer and such other instruments of conveyance as Buyer may reasonably request in order to effect the sale, transfer, conveyance and assignment to Buyer of valid ownership of the Acquired Assets and such other documents as Seller may reasonably be requested by Buyer, which shall include certain powers of attorney for temporary use of Seller’s licenses with respect to the Pharmacy, each in form and substance reasonably satisfactory to Buyer.

 
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 SECTION 3.3 Buyer’s Deliveries.
 
At the Closing, Buyer shall deliver the following to Seller:
 
(a)          Payment of the Purchase Price, less the Buyer’s Deposit, by federal funds wire transfer;
 
(b)          An instrument of assignment and assumption of liabilities with respect to the Assumed Liabilities, reasonably satisfactory in form and substance to counsel for Seller and Buyer and power of attorney form with respect to Seller’s licenses and/or permits enabling the Buyer to temporarily operate the Pharmacy after the Closing until Buyer has obtained its own licenses and permits;
 
(c)          A certificate, dated the Closing Date, duly executed by its President, certifying the accuracy of the matters set forth in Section 7.1(a) and Section 7.1(b); and
 
(d)          A settlement statement in form and substance satisfactory to the parties hereto, regarding certain Closing matters, including any adjustments to the Purchase Price. Executed by Buyer.
 
ARTICLE 4.  REPRESENTATIONS AND WARRANTIES
 
SECTION 4.1 Representations and Warranties of Seller.  Seller hereby represents and warrants to Buyer, as of the date hereof and as of the Closing Date, as follows:
 
(a)           Corporate Organization.  Seller is duly organized, validly existing and in good standing under the laws of the State of Delaware.  Seller has all requisite corporate power and authority to own its properties and assets and to conduct its businesses as now conducted.
 
(b)          Authorization and Validity.  Seller has all requisite corporate power and authority to enter into this Agreement and, subject to the (i) Bankruptcy Court’s  entry of the Orders, and (ii) receipt of all Consents, to perform its obligations hereunder, the execution and delivery of this Agreement and the performance of  Seller’s obligations hereunder, has been, or on the Closing Date will be, duly authorized by all necessary corporate action of Seller, and no other corporate proceedings on the part of Seller are necessary to authorize such execution, delivery and performance. This Agreement has been duly executed by Seller, and, subject to the Bankruptcy Court’s entry of the Orders, constitutes valid and binding obligations, enforceable against Seller in accordance with its terms. The Board of Directors of Seller has resolved to request that the Bankruptcy Court approve this Agreement and the transactions contemplated hereby. Subject to the entry of the Bidding Procedures Order, Seller has full power and authority to agree to pay the Break-Up Fee.

 
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(c)          No Conflict or Violation.  Subject to the (i) receipt of all Consents and (ii) the Bankruptcy Court’s entry of the Orders, the execution, delivery and performance by Seller of this Agreement does not and will not (a) violate or conflict with any provision of the Certificate of Incorporation or By-laws of Seller, (b) violate any provision of law, or any order, judgment or decree of any Government applicable to Seller, (c) result in or require the creation or imposition of any Liens on any of the Acquired Assets; or (d) violate or result in a breach of or constitute (with due notice or lapse of time or both) a default under any Contract entered into by Seller after the Petition Date, by which Seller is bound or to which the assets of Seller are subject.
 
(d)          Consents and Approvals.  Schedule 4.1(d) sets forth a true and complete list of each consent, waiver, authorization or approval of any Person and each material declaration to or filing or registration with any Government that is required to be obtained by any Seller in connection with the execution and delivery by it of this Agreement or the performance by it of its obligations hereunder or thereunder, including, without limitation, any and all material consents and approvals that are required to be obtained, or rights of first refusal, first offer or other similar preferential rights to purchase that are required to be complied with, in connection with the assignment or transfer of any Acquired Assets to Buyer in accordance with the terms of this Agreement (collectively, the “Consents”).
 
(e)          Compliance with Laws.  With respect to the Supermarkets, Seller is in compliance with all applicable laws, regulations, orders or other legal requirements to which Seller is subject.  Seller has not received written notice of any violation of any law, regulation, order or other legal requirement and Seller is in default with respect to any order, writ, judgment, award, injunction or decree of any Government. Seller has complied with the requirements of the WARN Act and the NYS Warn Act and specifically provided the mandated notifications to the appropriate governmental agencies or departments on November_18, 2009.
 
(f)           Title to Acquired Assets.  Subject to the entry of the Bankruptcy Sale Order, at the Closing, Seller has or will obtain good and marketable title to (or has procured one or more title insurance policies, at Seller’s expense, acceptable to Buyer providing coverage for any defects in the marketability of the Seller’s title to any real estate or leasehold interests therein) or a valid and enforceable right by Contract to use the Acquired Assets which shall be transferred to Buyer free and clear of all Liens. Except for the Excluded Assets, the Acquired Assets constitute all of the fixed assets presently used in, and necessary for the conduct of, the operations of the Supermarkets as currently conducted.
 
(g)          Legal Proceedings. Other than the Bankruptcy Case, there is no action, litigation, suit, proceeding, inquiry or investigation, at law or in equity, before or by any court, public board or body, pending or, to the best of Seller's knowledge, threatened against or affecting Seller or the Acquired Assets, nor is there any basis therefor, wherein an unfavorable decision, ruling or finding would adversely affect the validity or enforceability of this Agreement or the consummation of the transactions contemplated hereby.
 
(h)          Supermarkets. Relating solely to the operation of the Supermarkets, Seller is not a party to any written or oral:
 
(i)           contract for the future purchase of fixed assets (other than this Agreement);
 
(ii)          contracts for the future purchase of materials, supplies or equipment other than in the ordinary course of business;

 
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(iii)         agreement or other commitment for capital expenditures in excess of normal operating requirements;
 
(iv)         contract, agreement, or commitment under which Seller is required to supply goods or products to any customer or other person other than in the ordinary course of business; or
 
(v)          any other contract, agreement, arrangement or understanding which is material to the business and operation of the Supermarkets.
 
(i)           Environmental. To the Knowledge of Seller, no action, hearing, investigation, complaint, or notice has been filed against Seller with respect to the Supermarkets alleging any failure to comply with any applicable United States environmental, health, and safety law, including but not limited to any applicable regulation promulgated by the Environmental Protection Agency of the United States of America and any applicable comparable New York statute or regulation. In addition, none of the Acquired Assets includes any underground or above ground storage tanks or if any such storage tanks exist that they are in compliance with applicable environmental statutes, rules and regulations.
 
SECTION 4.2  Representations and Warranties of Buyer.  Buyer hereby represents and warrants to Seller as follows:
 
(a)           Corporate Organization.  Buyer is a corporation duly organized, validly existing and in good standing under the laws of the State of New York and has all requisite corporate power and authority to own its properties and assets and to conduct its businesses as now conducted.
 
(b)          Authorization and Validity.  Buyer has all requisite corporate power and authority to enter into this Agreement and has or will have all requisite corporate power and authority to perform its obligations hereunder. The execution and delivery of this Agreement and the performance of Buyer’s obligations hereunder have been, or on the Closing Date will be, duly authorized by all necessary corporate action by the Board of Directors of Buyer, and no other corporate proceedings on the part of Buyer are necessary to authorize such execution, delivery and performance. This Agreement has been duly executed by Buyer and constitutes valid and binding obligations, enforceable against Buyer in accordance with its terms.
 
(c)          No Conflict or Violation.  The execution, delivery and performance by Buyer of this Agreement to which Buyer is or will become a party do not and will not (i) violate or conflict with any provision of the Certificate of Incorporation or Bylaws of Buyer, (ii) violate any provision of law, or any order, judgment or decree of any court or Government applicable to Buyer; or (iii) violate or result in a breach of or constitute (with due notice or lapse of time or both) a default under any Contract to which Buyer is party or by which Buyer is bound or to which any of Buyer’s properties or assets is subject.
 
(d)           Adequate Assurances Regarding Acquired Contracts. Buyer is capable of satisfying the conditions and obligations contained in sections 365(b)(1)(C) and 365(f)(2)(B) of the Bankruptcy Code with respect to the Acquired Contracts as may be required pursuant to the Bankruptcy Code.

 
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(e)           Litigation.  There are no claims, actions, suits, proceedings or investigations pending or, to the Knowledge of Buyer, threatened, before any federal or state court, Government or Person brought by or against Buyer, or any Related Person of Buyer that could reasonably be expected to affect the ability of Buyer to consummate the transactions contemplated by this Agreement.
 
(f)           Adequacy of Funds.  Buyer has and on the Closing Date will have access to sufficient resources to fund the Total Consideration and has provided Seller proof thereof prior to the date of this Agreement.
 
(g)           HIPPA. Buyer is a “hybrid covered entity” as such term is defined in the Health Insurance Portability and Accountability Act of 1996 (“HIPAA”), and is in full compliance with all of its obligations under HIPAA and the regulations issued thereunder (the “HIPAA Regulations”).
 
SECTION 4.3 Warranties Are Exclusive. The parties acknowledge that the representations and warranties contained in this Article 4 are the only representations or warranties given by the parties and that all other express or implied warranties are disclaimed. Without limiting the foregoing, Buyer acknowledges that the Acquired Assets are conveyed “AS IS”, “WHERE IS” and ‘”WITH ALL FAULTS” and that all warranties of merchantability or fitness for a particular purpose are disclaimed.  WITHOUT LIMITING THE FOREGOING, AND AS EXPRESSLY SET FORTH IN ARTICLE 4, BUYER ACKNOWLEDGES THAT SELLER AND THEIR RELATED PERSONS AND AFFILIATES HAVE MADE NO REPRESENTATION OR WARRANTY CONCERNING ANY (A) USE TO WHICH THE ACQUIRED ASSETS MAY BE PUT; (B) FUTURE REVENUES, COSTS, EXPENDITURES, CASH FLOW, RESULTS OF OPERATIONS, FINANCIAL CONDITION OR PROSPECTS THAT MAY RESULT FROM THE OWNERSHIP, USE OR SALE OF THE ACQUIRED ASSETS OR THE ASSUMPTION OF THE ASSUMED LIABILITIES; OR (C) OTHER INFORMATION OR DOCUMENTS MADE AVAILABLE TO BUYER OR ITS AFFILIATES OR RELATED PERSONS.
 
ARTICLE 5.  COVENANTS AND OTHER AGREEMENTS
 
SECTION 5.1 Pre-Closing Covenants of Seller.  Seller covenants to Buyer that during the period from the Execution Date through and including the Closing Date:
 
(a)           Conduct of Business Before the Closing Date.  Unless otherwise agreed in writing by Seller and Buyer, Seller shall operate the Supermarkets in all material respects in the Ordinary Course of Business. Without limiting the foregoing and without obtaining the prior consent of Buyer to take any actions not permitted or required by the following clauses, Seller:
 
(i)           shall not take or agree to commit to take any action that would make any representation or warranty of Seller inaccurate in any material respect at, or as of any time prior to, the Closing Date;
 
(ii)          shall keep in full force and effect and pay all premiums and other amounts due under the insurance policies;

 
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(iii)         shall not sell or dispose of any Acquired Assets other than sales of Pharmacy Inventory in the Ordinary Course of Business;
 
(iv)         shall not make any material modification to any Acquired Contract; and
 
(v)          shall provide notification to the New York State Department of Taxation and Finance, the United States Department of Drug Enforcement Administration and any other regulatory agencies or departments that may be required to have notification of the transaction contemplated in this Agreement.
 
(b)          Cooperation.  Seller shall use commercially reasonable efforts to (i) obtain the Consents and (ii) take, or cause to be taken, all action and to do, or cause to be done, all things necessary or proper, consistent with applicable law, to consummate and make effective as soon as possible the transactions contemplated hereby.
 
(c)           Access to Records and Properties.  Buyer shall be entitled to, at its expense, conduct such investigation of the condition of the Acquired Assets as Buyer shall reasonably deem appropriate.
 
 (d)         Notice of Certain Events.  Seller shall promptly notify Buyer of, and furnish to Buyer, any information it may reasonably request with respect to the occurrence of any event or condition or the existence of any fact that would reasonably be expected to cause any of the conditions to Buyer’s obligations to consummate the transactions contemplated by this Agreement not to be fulfilled.
 
SECTION 5.2  Pre-Closing Covenants of Buyer.  Buyer covenants to Seller that, during the period from the Execution Date through and including the Closing Date or the earlier termination of this Agreement:
 
(a)           Cooperation.  Buyer shall use commercially reasonable efforts to take, or cause to be taken, all action and to do, or cause to be done, all things necessary or proper, consistent with applicable law, to consummate and make effective as soon as possible the transactions contemplated hereby.
 
(b)          Adequate Assurances Regarding Acquired Contracts and Required Orders.  With respect to each Acquired Contract, Buyer shall provide adequate assurance of the future performance of such Acquired Contract by Buyer within the meaning of the Bankruptcy Code. Buyer shall promptly take such actions as may be reasonably requested by Seller to assist Seller in obtaining the Bankruptcy Court’s entry of the Orders and any other order of the Bankruptcy Court reasonably necessary to consummate the transactions contemplated by this Agreement.
 
(c)          Notice of Certain Events.  Buyer shall promptly notify Seller of, and furnish to Seller, any information it may reasonably request with respect to the occurrence of any event or condition or the existence of any fact that would reasonably be expected to cause any of the conditions to Seller’ obligations to consummate the transactions contemplated by this Agreement not to be fulfilled.

 
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SECTION 5.3  Employment Matters. Buyer shall have the right, but shall have no obligation, to offer employment post-Closing to employees of Seller. Any meeting between any  such Person and Buyer pursuant to this subsection shall occur at a time and place that does not conflict with such Person’s employment obligations to Seller. Any employment offered by Buyer to such Person shall be on such terms and conditions as Buyer, in its sole discretion, may determine.
 
SECTION 5.4  Post-Closing Covenants of Buyer.
 
(a)          Buyer shall comply in all respects with HIPAA and the HIPAA Regulations, including without limitation the privacy and security obligations thereunder, with respect to the Pharmacy Records.
 
(b)          For a period of thirty (30) days after the Closing Date, upon reasonable advance notice and during reasonable hours, Buyer will permit Seller’s employees, agents and Person’s otherwise acting within the scope of Seller’s authority to have reasonable access to the Supermarkets for the purpose of removing or selling Excluded Assets that have not been removed prior to the Closing.
 
ARTICLE 6. TAXES
 
SECTION 6.1 Taxes Related to Purchase of Acquired Assets.  All Taxes, including, without limitation, all state and local Taxes in connection with the transfer of the Acquired Assets, and all recording and filing fees (collectively, “Transaction Taxes”) that may be imposed by reason of the sale, transfer, assignment and delivery of the Acquired Assets shall be borne fifty percent (50%) by Buyer and fifty percent (50%) by Seller.  Buyer and Seller shall cooperate to (a) determine the amount of Transaction Taxes payable in connection with the transactions contemplated under this Agreement, (b) provide all requisite exemption certificates and (c) prepare and file any and all required Tax Returns for or with respect to such Transaction Taxes with any and all appropriate Government taxing authorities.
 
SECTION 6.2  Cooperation on Tax Matters.
 
(a)           After the Closing, Buyer shall retain possession of all accounting, business, financial and Tax records and information (i) relating to the Acquired Assets or the Assumed Liabilities that are in existence on the Closing Date and transferred to Buyer hereunder; and (ii) coming into existence after the Closing Date that relate to the Acquired Assets or the Assumed Liabilities before the Closing Date, for the minimal period from the Closing Date as required by the Code. Buyer shall give Seller notice and an opportunity to retain any such records in the event that Buyer determines to destroy or dispose of them after such period. In addition, from and after the Closing Date, Buyer shall provide access to Seller and its Related Persons (after reasonable notice and during normal business hours and without charge), to the books, records, documents and other information relating to the Acquired Assets or the Assumed Liabilities as Seller may reasonably deem necessary to (i) properly prepare for, file, prove, answer, prosecute and defend any such Tax Return, claim, filing, tax audit, tax protest, suit, proceeding or answer; or (ii) administer or complete any case of Seller under chapter 11 of the Bankruptcy Code. Such access shall include, without limitation, access to any computerized information retrieval systems relating to the Acquired Assets or the Assumed Liabilities.

 
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(b)          Buyer and Seller will allocate the Total Consideration among the Acquired Assets in accordance with a schedule to be reasonably agreed by them (the “Allocation”). The Allocation will be binding upon Buyer and Seller and their respective successors and assigns, and the parties to this Agreement shall not take any position (whether in returns, audits or otherwise) that is inconsistent with the Allocation.
 
ARTICLE 7.  CONDITIONS PRECEDENT TO PERFORMANCE BY PARTIES
 
SECTION 7.1  Conditions Precedent to Performance by Seller.  The obligation of Seller to consummate the transactions contemplated by this Agreement is subject to the fulfillment, at or before the Closing, of the following conditions, any one or more of which may be waived by Seller, in its sole discretion:
 
(a)          Representations and Warranties of Buyer.  The representations and warranties of Buyer made in Section 4.2 of this Agreement, in each case, shall be true and correct in all material respects as of the Execution Date and as of the Closing Date as though made by Buyer again as of the Closing Date, except to the extent that such representations and warranties expressly relate to an earlier date, in which case such representations and warranties shall be true and correct on and as of such earlier date.
 
(b)          Performance of the Obligations of Buyer.  Buyer shall have performed in all material respects all obligations required under this Agreement which are to be performed by it on or before the Closing Date (except with respect to the obligation to pay the Total Consideration in accordance with the terms of this Agreement and any obligations qualified by materiality, which obligations shall be performed in all respects as required under this Agreement).
 
(c)          Governmental Consents and Approvals.  The Orders shall have been entered and shall not be subject to a stay, injunction or any governmental investigation or proceedings which may contest the transaction contemplated by this Agreement.
 
(d)          No Violation of Orders.  No preliminary or permanent injunction or other order of any court or Government that declares this Agreement invalid or unenforceable in any material respect or which prevents the consummation of the transactions contemplated hereby shall be in effect.
 
(e)          No Litigation.  There shall not be pending or threatened in writing by any Government any suit, action or proceeding (i) challenging or seeking to restrain, prohibit, alter or materially delay the consummation of any of the transactions contemplated by this Agreement or (ii) seeking to obtain from any Seller any damages in connection with the transactions contemplated hereby.
 
(f)           Closing Deliveries.  Buyer shall have made the deliveries contemplated under Section 3.3.
 
SECTION 7.2  Conditions Precedent to the Performance by Buyer.  The obligation of Buyer to consummate the transactions contemplated by this Agreement is subject to the fulfillment, at or before the Closing, of the following conditions, any one or more of which may be waived by Buyer, in its sole discretion:

 
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(a)          Representations and Warranties of Seller.  The representations and warranties of Seller made in Section 4.1 of this Agreement shall be true and correct in all material respects as of the Execution Date and as of the Closing Date as though made by Seller again as of the Closing Date, except to the extent that such representations and warranties expressly relate to an earlier date, in which case such representations and warranties shall be true and correct on and as of such earlier date.
 
(b)          Performance of the Obligations of Seller.  Seller shall have performed in all material respects all obligations required under this Agreement to which Seller is party to be performed by Seller on or before the Closing Date (except with respect to any obligations qualified by materiality, which obligations shall be performed in all respects as required under this Agreement).
 
(c)          Governmental Consents and Approvals.  The Orders shall have been entered and shall not be subject to a stay or injunction or other governmental investigation or proceeding that may contest the transaction contemplated by this Agreement.
 
(d)          No Violation of Orders.  No preliminary or permanent injunction or other order of any court or Government that declares this Agreement invalid in any material respect or prevents the consummation of the transactions contemplated hereby shall be in effect.
 
(e)          No Litigation.  There shall not be pending or threatened in writing by any Government any suit, action or proceeding, (i) challenging or seeking to restrain, prohibit, alter or materially delay the consummation of any of the transactions contemplated by this Agreement, (ii) seeking to obtain from Buyer or any of its Affiliates any damages in connection with the transactions contemplated hereby or (iii) seeking to prohibit Buyer or any of its Affiliates from effectively controlling or operating any portion of the Acquired Assets.
 
(f)           Closing Deliveries.  Seller shall have made the deliveries contemplated under Section 3.2.
 
(g)          Condition of Acquired Assets.   Other than reasonable wear and tear with respect to Owned Machinery and Equipment, the Acquired Assets have not become subject to damage or other casualty causing a damage to Acquired Assets of a value exceeding $100,000.
 
(h)          Store Identification.   Each lessor in respect to the Acquired Contracts (i) consents to the Buyer’s re-branding and identification of the respective Supermarkets, including the installation and construction of signage or other alterations to the premises as required by the Buyer (ii) and waives any restrictions or events of default that may arise under the terms of any of the real estate leases which arise by reason of the Buyer temporarily closing the respective Supermarkets for the purposes of remodeling, altering or renovating the subject premises.
 
(i)           Acquired Contract Cure.   Seller shall, consistent with section 365(b)(1)(A) of the Bankruptcy Code, either pay undisputed cure claims relating to Acquired Contracts on the Closing Date or provide for a reservation of funds sufficient to pay the alleged amount of any disputed cure claim relating to an Acquired Contract on the Closing Date.

 
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(j)           Environmental Investigation.  Buyer may perform an investigation of environmental matters at the Supermarkets, including but not limited to any Phase I studies, which investigation must be concluded by noon (Eastern) December 21, 2009,  and Buyer being satisfied in its sole and absolute discretion of the condition of the subject leased premises in respect thereof.
 
(k)          Material Adverse Changes.   That no material event or threatened event shall have occurred prior to the Closing Date which was not contemplated by either the Buyer or Seller which would adversely impair or affect the normal business operations of the Debtor at the Supermarkets, including without limitation; the condition of the Acquired Assets, the anticipated financial results of the Supermarkets or title to the Acquired Assets.
 
ARTICLE 8. TERMINATION
 
SECTION 8.1 Conditions of Termination.  This Agreement may be terminated only in accordance with this Section 8.1. This Agreement may be terminated at any time before the Closing as follows:
 
(a)          By mutual written consent of Seller and Buyer;
 
(b)          By Seller, by written notice to Buyer, or by Buyer, by written notice to Seller, on or after the date that is thirty (30) days after the entry of the Bankruptcy Sale Order and (i) from which no appeal has been filed, or (ii) if appealed, no stay has been issued and the Buyer is decreed to be a good faith purchaser pursuant to Bankruptcy Code section 365(m) (the “Termination Date”), subject, however, to extension by the mutual written consent of Seller and Buyer, if the Closing shall not have occurred on or prior to the Termination Date; provided, however that a party shall not have the right to terminate this Agreement under this Section 8.1(b) if Seller (in case of termination by Seller) or Buyer (in case of termination by Buyer) is then in material breach of this Agreement or has been responsible for materially delaying the Closing;
 
(c)          By Seller, by written notice to Buyer, or by Buyer, by written notice to Seller, if any injunction (including an injunction issued by the Bankruptcy Court or District Court based upon an appeal from the Bankruptcy Sale Order), other order, or proceedings/investigations instituted by any governmental agencies or departments that would delay, impair or otherwise hinder the Closing of the transactions contemplated by this agreement, restricting the transactions contemplated by this Agreement shall have become effective; provided, however that the party seeking to terminate this Agreement pursuant to this Section 8.1(c) has used its commercially reasonable efforts to remove such injunction or other order;
 
(d)          By Seller, by written notice to Buyer, if Seller has previously provided Buyer with written notice of any inaccuracy of any representation or warranty contained in Section 4.2 which inaccuracy could reasonably be expected to result in a material failure to perform any covenant of Buyer contained in this Agreement, and Buyer has failed, within five Business Days after receipt of such notice, to remedy such inaccuracy or perform such covenant or provide reasonably adequate assurance to Seller of Buyer’s ability to remedy such inaccuracy or perform such covenant; provided, that Seller shall not have the right to terminate this Agreement under this Section 8.1(d) if Seller is in material breach of this Agreement at the time Seller gives such notice;

 
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(e)           By Buyer, by written notice to Seller, if Buyer has previously provided Seller with written notice of any inaccuracy of any representation or warranty of Seller contained in Section 4.1 which inaccuracy could reasonably be expected to result in, individually or in the aggregate with the results of other inaccuracies, a material failure to perform any covenant of Seller contained in this Agreement, and Seller has failed, within five Business Days after receipt of such notice, to remedy such inaccuracy or perform such covenant or provide reasonably adequate assurance to Buyer of Seller’s ability to remedy such inaccuracy or perform such covenant; provided, that Buyer shall not have the right to terminate this Agreement under this Section 8.1(e) if Buyer is in material breach of this Agreement at the time it gives such notice;
 
(f)           By Buyer, by written notice to Seller, if (i) the Bidding Procedures and Sale Motion is not filed with the Bankruptcy Court within five Business Days after the Execution Date, (ii) the Bidding Procedures Order in form and substance acceptable to Buyer is not entered by the Bankruptcy Court within 15 days of the Execution Date or (iii) the Bankruptcy Sale Order in form and substance acceptable to Buyer is not entered by the Bankruptcy Court within 65 days of the Execution Date;
 
(g)          Automatically, if Seller enters into a definitive written agreement providing for an Alternative Transaction (including an Alternative Transaction that is for less than all of the Supermarkets) pursuant to the Bidding Procedures Order subject, however, to Buyer’s rights to the Break-Up Fee as provided for in Section 10 hereunder and the Bidding Procedures Order; or
 
(h)          By Buyer, by written notice to Seller delivered within Five Business Days after Seller has provided written notice to Buyer of the suffering of damage to the Acquired Assets which is in excess of $100,000 occurs prior to the Closing Date; provided, that if damage or casualty to Acquired Assets exceeding $100,000 occurs, Buyer shall have the option in lieu of terminating this Agreement, which option shall be exercisable by Buyer in its sole discretion in writing delivered to Seller not less than one Business Day prior to the Closing, to reduce Total Consideration otherwise payable by Buyer by the amount that such damage or casualty exceeds $100,000.
 
SECTION 8.2  Effect of Termination; Remedies.
 
(a)           If this Agreement is terminated pursuant to any of Section 8.1(a), Section 8.1(b), Section 8.1(c), Section 8.1(e), Section 8.1(f) and Section 8.1(h), then, within two Business Days after such termination, Seller shall return the Buyer’s Deposit to Buyer.
 
(b)          If this Agreement is terminated pursuant to Section 8.1(g), then, (i) within two Business Days after such termination, Seller shall return the Buyer’s Deposit to Buyer and (ii) if Seller consummates an Alternative Transaction within 30 days after such termination, Seller also shall pay to Buyer a break-up fee equal to 3% of the Purchase Price (the “Break-Up Fee”), upon the closing of such Alternative Transaction, provided however, that pending payment of the Break-Up Fee Buyer shall be deemed to have an allowed administrative expenses claim for such amounts pursuant to sections 503(a)and(b) and 507(a)(2) of the Bankruptcy Code.

 
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(c)            If this Agreement is terminated pursuant to Section 8.1(d), or otherwise due to Buyer’s breach of this Agreement, then, in addition to any other remedies available to Seller, Seller shall retain the Buyer’s Deposit; and any court order approving this Agreement shall so provide.
 
(d)            Any payments of the Break-Up Fee under this Section 8.2, shall be made by wire transfer of immediately available funds to an account designated in writing by Buyer. Seller acknowledges that the Break-Up Fee (or any portion thereof) are necessary and appropriate expenses for the administration of its estate, pursuant to sections 503 and 507 of the Bankruptcy Code, and that the Break-Up Fee (or any portion thereof) are allowed administrative expenses against its estate. Notwithstanding the foregoing, the Break-Up Fee shall be payable exclusively and directly from the cash component consideration of the Alternative Transaction, if and when paid. Seller has no obligation to make such payments from any other cash or sources of cash whatsoever..
 
SECTION 8.3    Remedies. Each party acknowledges that in case of any breach of their covenants or other obligations, the other may suffer immediate and irreparable harm. Accordingly, in case of any such breach, the non-breaching party shall be entitled to obtain damages or other remedies provided in this Agreement and/or such other relief in law or equity as may be granted by the Bankruptcy Court or other court of competent jurisdiction.
 
ARTICLE 9. SURVIVAL AND INDEMNIFICATION
 
SECTION 9.1    Non-survival of Seller’s Representations, Warranties and Covenants. None of the representations, warranties and covenants made by Seller in this Agreement will survive the Closing, except that to the extent Seller maintains general liability insurance policies, the Seller shall use its best efforts to have the Buyer named as an additional insured party regarding coverage of the Acquired Assets from the period of time beginning on the Execution Date and ending on the Closing Date.
 
SECTION 9.2    Survival; Indemnification.
 
(a)      The representations and warranties of Buyer contained in this Agreement shall survive the Closing until the date that is six (6) months after the Closing Date (the “Survival Period”). Seller shall not have any claim or right of recovery for any Breach of a representation or warranty unless (x) written notice is given by Seller to Buyer of the representation or warranty pursuant to which the claim is made or right of recovery is sought setting forth in reasonable detail the basis for the purported Breach of the representation or warranty, the amount or nature of the claim being made, if then ascertainable, and the general basis therefor and (y) such notice is given prior to the expiration of the Survival Period.
 
(b)      Buyer hereby agrees to indemnify and hold Seller and its officers, directors, shareholders, employees, affiliates, attorneys, accountants and agents (collectively, the “Seller Parties”) harmless from, against and in respect of:
 
(i) 
any and all loss suffered or incurred by any of the Seller Parties by reason of any untrue representation, breach of warranty or non-fulfillment of any covenant by Buyer contained herein or in any schedule, exhibit, certificate, document or instrument delivered to Seller pursuant hereto or in connection herewith;

 
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(ii) 
any and all loss suffered or incurred by any of the Seller Parties in respect of, in connection with or arising out of any Assumed Liabilities from and after the Closing Date;
 
(iii)
any and all losses suffered or incurred by any of the Seller Parties arising from Buyer’s use or operation of the Supermarkets or the Acquired Assets from and after the Closing Date;
 
(iv)
any and all actions, suits, proceedings, claims, demands, assessments, judgments, costs and expenses, including legal fees and expenses, incident to any of the foregoing or incurred in investigating or attempting to avoid the same or to oppose the imposition thereof, or in enforcing this indemnity; and
 
(v) 
any claim by any Person for brokerage or finder’s fees or commissions or similar payments based upon any agreement or understanding alleged to have been made by such Person with Buyer (or any Person acting on Buyer’s behalf) in connection with any of the transactions contemplated by this Agreement.
 
ARTICLE 10. BIDDING PROCEDURES
 
SECTION 10.1 Bidding Procedures.
 
(a)           Bankruptcy Court Approval. Within five Business Days after the Execution Date, Seller shall prepare and file with the Bankruptcy Court a bidding procedures motion in form and substance reasonably satisfactory to the parties (the “Bidding Procedures Motion”), seeking entry of a bidding procedures order in a form reasonably acceptable to the parties (the “Bidding Procedures Order”). Seller shall use commercially reasonable efforts to obtain entry by the Bankruptcy Court of the Bidding Procedures Order as soon as practicable. The Bidding Procedures Order shall contain, among other provisions, those contained in Section 10.1(b) and, in addition, shall contain additional provisions regarding qualification of bidders, bidding requirements and other matters. Seller shall provide to Buyer copies of any and all pleadings filed in opposition to or in respect of the Bidding Procedures Motion immediately upon their receipt. Seller shall use its best efforts to resolve or oppose, as applicable, any such pleadings. Seller does not object to Buyer’s standing to participate in Bankruptcy Court proceedings in respect to the Bidding Procedures Motion and related matters.
 
(b)           Other Bids
 
(i) 
Buyer acknowledges that Seller may receive bids (“Bids”) from prospective purchasers (such prospective purchasers who are Qualified Bidders, as defined in the Bidding Procedures and Sale Motion, the “Bidders”) for the sale of all of the Acquired Assets as provided in the Bidding Procedures Order. All Bids shall be subject to bid incentives and protections set forth in this Section 10.1(b) and overbid protections set forth in Section 10.1(c) of this Agreement. The Bidding Procedures Order shall require that all Bids (other than Bids submitted by Buyer) will be submitted with two copies of this Agreement marked to show changes requested by the Bidder.
 
 
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(ii)      If Seller receives any higher Bids, Seller shall have the right to select, and seek final approval of the Bankruptcy Court for, the highest better Bid or Bids from the Bidders (the “Superior Bid”), which will be determined by considering, among other things, the (A) identity of the Bidder; (B) number, type and nature of any changes to this Agreement requested by the Bidder; (C) extent to which the identity of the Bidder or such modifications are likely to delay closing of the sale of the Acquired Assets and Assumed Liabilities to the Bidder and the cost to Seller of such modifications or delay; (D) form and amount of the total consideration to be received by Seller and its bankruptcy estate; and (E) financial strength of the Bidder. Seller shall provide copies of all Bids to Buyer.
 
(c) 
Overbid Protection. Seller shall seek Bankruptcy Court approval of the following overbid protections: (A) no Bid will be considered by Seller unless it is at least $250,000 more than the sum of the (y) Total Consideration, (z) Break Up Fee; and (B) a provision that Buyer will be credited with, and have added to the aggregate amount of its bid when comparing it to other bids, the amount of the Break-Up Fee that will be earned by Buyer under Section 8.2 if it is not the successful bidder for the Acquired Assets.
 
SECTION 10.2 Sale Hearing and Entry of Bankruptcy Sale Order. The Seller shall file with the Bankruptcy Court a motion seeking the approval of the sale and transactions contemplated by this Agreement (the “Sale Motion”). The Sale Motion shall seek entry by the Bankruptcy Court of the Bankruptcy Sale Order on or before December 30, 2009.
 
ARTICLE 11. MISCELLANEOUS
 
SECTION 11.1 Alternative Transaction. Notwithstanding anything herein to the contrary, Seller may furnish information concerning Seller, the Acquired Assets and the Assumed Liabilities to any Person in connection with a potential Alternative Transaction pursuant to the Bidding Procedures Order, provided that such Person executes and delivers to Seller a confidentiality agreement on substantially the same terms and conditions as contained in the confidentiality agreement executed and delivered to the Seller by the Buyer, and negotiate, enter into and consummate an Alternative Transaction.
 
SECTION 11.2 Further Assurances. At the request and the sole expense of the requesting party, Buyer or Seller, as applicable, shall execute and deliver, or cause to be executed and delivered, such documents as Buyer or Seller, as applicable, or their respective counsel may reasonably request to effectuate the purposes of this Agreement.
 
SECTION 11.3 Successors and Assigns. Buyer shall have the right to assign to any Affiliate or Affiliates (each, an “Assignee”) any of its rights or obligations (including the right to acquire any of the Acquired Assets) and may require any such Assignee to pay all or a portion of the Purchase Price and/or to assume all or a portion of those Assumed Liabilities that are both described in Section 1.3 and relate to the Acquired Assets acquired by the Assignee (“Assignable Liabilities”). In the event of any assignment pursuant to this Section 11.3, Buyer shall not be relieved of any liability or obligation hereunder.

 
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SECTION 11.4 Governing Law: Jurisdiction. This Agreement shall be construed, performed and enforced in accordance with, and governed by, the laws of the State of New York (without giving effect to the principles of conflicts of laws thereof), except to the extent that the laws of such State are superseded by the Bankruptcy Code or other applicable federal law. For so long as Seller is subject to the jurisdiction of the Bankruptcy Court, the parties irrevocably elect, as the sole judicial forum for the adjudication of any matters arising under or in connection with the Agreement, and consent to the exclusive jurisdiction of, the Bankruptcy Court. In particular, the Bankruptcy Court shall retain original and exclusive jurisdiction over, among other matters, any and all disputes relating to Buyer's claims for indemnification under Section 9.1.
 
SECTION 11.5 Expenses. Except as otherwise provided in this Agreement, each of the parties shall pay its own expenses in connection with this Agreement and the transactions contemplated hereby, including, without limitation, any legal and accounting fees, whether or not the transactions contemplated hereby are consummated.
 
SECTION 11.6 Broker’s and Finder’s Fees. Each of the parties represents and warrants that it has not engaged any broker or finder in connection with any of the transactions contemplated by this Agreement.
 
SECTION 11.7 Severability. In the event that any part of this Agreement is declared by any court or other judicial or administrative body to be null, void or unenforceable, said provision shall survive to the extent it is not so declared, and all of the other provisions of this Agreement shall remain in full force and effect only if, after excluding the portion deemed to be unenforceable, the remaining terms shall provide for the consummation of the transactions contemplated hereby in substantially the same manner as originally set forth at the later of (a) the Execution Date and (b) the date this Agreement was last amended.
 
SECTION 11.8 Notices. All notices, requests, demands, consents and other communications under this Agreement shall be in writing and shall be deemed to have been duly given: (i) on the date of service, if served personally on the party to whom notice is to be given; (ii) on the day of transmission, if sent via facsimile transmission to the facsimile number given below: (iii) on the day after delivery to Federal Express or similar overnight courier or the Express Mail service maintained by the United States Postal Service addressed to the party to whom notice is to be given; or (iv) on the fifth day after mailing, if mailed to the party to whom notice is to be given, by first class mail, registered or certified, postage prepaid and properly addressed, to the party as follows:
 
If to Buyer:
Price Chopper Supermarkets
501 Duanesburg Road
Schenectady, NY 12306
Attn: Vice President Real Estate/Construction
Telecopy No.: (570) 342-4293
 
With a copy to:
Price Chopper Supermarkets
501 Duanesburg Road
Schenectady, NY 12306
Attn: Legal Department

 
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With a copy to:
Harter Secrest & Emery LLP, Attorneys and Counselors
Twelve Fountain Plaza, Suite 400
Buffalo, NY 14202-2293
Attn: Raymond L. Fink
Telecopy No.: 716.853.1617
 
If to Seller:
The Penn Traffic Company
P.O. Box 4965
Syracuse, NY 13209
Attention: Barton Coleman
Telecopy No.: (315) 461-2474
 
With a copy to:
The Penn Traffic Company
P. O. Box 4737
Syracuse, NY 13221
Attention: Daniel Mahoney, General Counsel
Telecopy No.: (315) 461-2532
 
Any party may change its address or facsimile number for the purpose of this Section 11.8 by giving the other parties written notice of its new address in the manner set forth above.
 
SECTION 11.9 Counterpart Execution. This Agreement may be executed in counterparts, each of which shall be deemed an original and all of which shall constitute but one and the same instrument. Delivery by facsimile or in a PDF transmission of a counterpart of this Agreement as executed by the party making the delivery shall constitute good and valid execution and delivery of this Agreement for all purposes.
 
(Signature Page Follows)
 

 
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IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed by their respective duly authorized officers as of the Execution Date.
 
 
BUYER:
 
PRICE CHOPPER OPERATING CO., INC.
   
 
By:
 
 
Name:
 
 
Title:
 
   
 
SELLER:
 
THE PENN TRAFFIC COMPANY
   
 
By:
 
 
Name: Daniel J. Mahoney 
 
Title: Senior Vice President and General Counsel

 
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EXHIBIT A
 
The word “including” shall mean including without limitation. Any reference to the singular in this Agreement shall also include the plural and vice versa.
 
Certain Terms Defined. As used in this Agreement, the following terms have the following meanings:
 
“Accounts Receivable” means all accounts receivable and notes receivable owed to the Seller as of the Closing, including unpaid interest on any such accounts receivable and any security or collateral relating thereto.
 
“Acquired Assets” has the meaning set forth in Section 1.1.
 
“Acquired Contracts” has the meaning set forth in Section 1.1(d).
 
“Affiliate” means, with respect to any Person, any other Person directly or indirectly controlling, controlled by or under direct or indirect common control with such Person.
 
“Agreement” has the meaning set forth in the Preamble.
 
“Allocation” has the meaning set forth in Section 6.3.
 
“Alternative Transaction” means a transaction involving a sale, pursuant to a Bankruptcy Court order, of all of the Acquired Assets to a purchaser or purchasers other than Buyer.
 
“Assignee” has the meaning set forth in Section 11.3.
 
“Assignable Liabilities” has the meaning set forth in Section 11.3.
 
“Assumed Liabilities” has the meaning set forth in Section 1.3
 
“Bankruptcy Case” has the meaning set forth in Recital A.
 
“Bankruptcy Code” has the meaning set forth in Recital A.
 
“Bankruptcy Court” has the meaning set forth in Recital A.
 
“Bankruptcy Rules” has the meaning set forth in Recital C.
 
“Bankruptcy Sale Order” has the meaning set forth in Recital D.
 
“Bidders” has the meaning set forth in Section 10.1(b)(i)
 
“Bidding Procedures Motion” has the meaning set forth in Section 10.1(a)
 
“Bidding Procedures Order” has the meaning set forth in Section 10.1(a)
 
“Bids” has the meaning set forth in Section 10.1(b)(i)

 
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 “Breach” means any breach of, or any inaccuracy in, any representation or warranty or any breach of, or failure to perform or comply with, any covenant or obligation, in or of this Agreement or any other contract, or any event which with the passing of time or the giving of notice, or both, would constitute such a breach, inaccuracy or failure.
 
“Break-Up Fee” has the meaning set forth in Section 8.2(b)
 
 “Business Day” means any day other than Saturday, Sunday and any day that is a legal holiday or a day on which banking institutions in New York City, New York are authorized by law or other governmental action to close.
 
“Buyer” has the meaning set forth in the Preamble.
 
“Buyer’s Deposit” has the meaning given it in Section 2.2.
 
“Canton Ground Lease” has the meaning set forth in Schedule 1.1(d).
 
“Canton Supermarket” has the meaning set forth in Recital B.
 
 “Canton Supermarket Building” means the building in which Seller operates the Canton Supermarket.
 
“Cash” means all cash and cash equivalents.
 
“Claim” means all rights, claims, causes of action, defenses, debts, demands, damages, obligations, and liabilities of any kind or nature under contract, at law or in equity, known or unknown, contingent or matured, liquidated or unliquidated, and all rights and remedies with respect thereto, including, without limitation, causes of action arising under chapter 5 of the Bankruptcy Code or similar state statutes.
 
“Closing” has the meaning set forth in Section 3.1.
 
“Closing Date” has the meaning set forth in Section 3.1.
 
 “Code” means the Internal Revenue Code of 1986, as amended
 
“Consents” has the meaning set forth in Section 4.1(d).
 
“Contract” means any written contract, agreement, lease or sublease, license or sublicense, instrument, indenture, commitment or undertaking.
 
“Employee Benefit Plans” means mean each employment, collective bargaining or consulting contract, or each deferred compensation, profit sharing, pension, bonus, stock option, stock purchase or other fringe benefit or compensation contract, commitment, arrangement or plan (whether written or oral) for persons who are employed at any of the Supermarkets, including each plan as defined in Sections 3(3) or 3(37)(A) of the Employee Retirement Income Security Act of 1974, as amended ("ERISA"), which Seller has established or maintained, or under which Seller has an obligation to make contributions or to pay benefits for the benefit of persons employed at the Supermarkets who are, were or will become entitled to such benefits in accordance with the terms of such Employee Benefit Plan as employees, former employees, retirees, directors or independent contractors (or their dependents, spouses or beneficiaries) of Seller or its predecessor in interest or any employer which would constitute an ERISA affiliate.
 
 

 

“ERISA” has the meaning set forth in the definition of Employee Benefit Plans.
 
"ERISA Affiliate" includes all employers (whether or not incorporated) which by reason of common control are treated together with Seller as a single employer within the meaning of Section 414 of the Code.
 
“Excluded Assets” has the meaning set forth in Section 1.2.
 
“Excluded Liabilities” has the meaning set forth in Section 1.4.
 
“Execution Date” has the meaning set forth in the Preamble.
 
“Gouverneur Parking Lot Lease” has the meaning set forth in Schedule 1.1(d).
 
“Gouverneur Supermarket” has the meaning set forth in Recital B.
 
“Gouverneur Supermarket Land and Building” means the real property and improvements thereon on which and in which Seller operates the Gouverneur Supermarket, the legal description of which is attached as Exhibit B.
 
“Government” means any agency, division, subdivision or governmental or regulatory authority or any adjudicatory body thereof, of the United States, or any state thereof.
 
“HIPPA” has the meaning set forth in Section 4.2(g).
 
“HIPPA Regulations” has the meaning set forth in Section 4.2(g).
 
“Intellectual Property” means any and all patents, patent applications, trademarks, service marks, trade names, trade dress rights, internet domain names, trade secrets and copyrights; foreign equivalent or counterpart rights having similar effect in any jurisdiction throughout the world; and registrations and applications for registration of any of the foregoing.
 
 “Inventory” means all inventory located in the Supermarkets.
 
“Knowledge of Buyer” or any other similar term or knowledge qualification means the actual knowledge of Price Chopper Operating Co., Inc., after due inquiry.
 
“Knowledge of Seller” or any other similar term or knowledge qualification means the actual knowledge of The Penn Traffic Company, after due inquiry.
 
“Lien” means any mortgage, pledge, security interest, encumbrance, lien (judicial, statutory or other), conditional sale agreement, claim or liability.
 
“Massena Lease” has the meaning set forth in Schedule 1.1(d).
 
Massena Supermarket” has the meaning set forth in Recital B.
 
“Monro Muffler Lease” has the meaning set forth in Schedule 1.1(d).

 

 

“Motion Date” means the date on which the Bidding Procedures and Sale Motion is filed with the Bankruptcy Court.
 
“NY WARN Act” means the New York State Worker Adjustment and Retraining Notification Act.
 
“Ordinary Course of Business” means that an action taken by a Person will be deemed to have been taken in the “Ordinary Course of Business” only if that action:
 
(i)            is consistent in nature, scope and magnitude with the past practices of such Person, recognizing that the Seller has filed the Bankruptcy Case, and is taken in the ordinary course of the normal day-to-day operations of such Person;
 
(ii)            does not require authorization by the board of directors or shareholders of such Person (or by any Person or group of Persons exercising similar authority) and does not require any other separate or special authorization of any nature, including prior approval of the Bankruptcy Court; and
 
(iii)            is similar in nature, scope and magnitude to actions customarily taken, without any separate or special authorization, in the ordinary course of the normal day-to-day operations of other Persons that are in the same line of business as such Person, recognizing that the Seller has filed the Bankruptcy cases and may be conducting going out of business sales or otherwise liquidating its inventory (other than the Pharmacy Inventory) at the Supermarkets.
 
“Orders” means the Bankruptcy Sale Order and the Bidding Procedures Order.
 
“Owned Machinery and Equipment” has the meaning set forth in Section 1.1(a).
 
“Person” means any individual, corporation, partnership, limited liability company, joint venture, association, joint-stock company, trust, unincorporated organization or Government.
 
“Petition Date” has the meaning set forth in Recital A.
 
“Pharmacy” has the meaning set forth in Recital B.
 
“Pharmacy Inventory” means, with respect to the Pharmacy, the entire inventory of saleable legend drug products located in the Pharmacy on the Closing Date.
 
“Pharmacy Records” means, with respect to the Pharmacy, all prescription files, prescription records and patient refill history, with the exception of signature capture logs, as of the Closing Date.
 
“Potsdam Lease” has the meaning set forth in Schedule 1.1(d).
 
“Potsdam Supermarket” has the meaning set forth in Recital B.
 
“Purchase Price” has the meaning set forth in Section 2.1.
 
“Related Person” means, with respect to any Person, all past, present and future directors, officers, members, managers, stockholders, employees, controlling persons, agents, professionals, attorneys, accountants, lenders, investment bankers or representatives of any such Person.

 

 

“Sale Motion” has the meaning set forth in Section 10.2.
 
“Secured Creditors” means General Electric Capital Corporation and Kimco Capital Corp.
 
“Seller” has the meaning set forth in the Preamble.
 
“Seller Parties” has the meaning set forth in Section 9.2(b).
 
“Superior Bid” has the meaning set forth in Section 10.1(b)(ii).
 
“Supermarkets” has the meaning set forth in Recital B.
 
“Survival Period” has the meaning set forth in Section 9.2(a).
 
“Tax Return” means any report, return, information return, filing or other information, including any schedules, exhibits or attachments thereto, and any amendments to any of the foregoing required to be filed or maintained in connection with the calculation, determination, assessment or collection of any Taxes (including estimated Taxes).
 
“Taxes” means all taxes, however denominated, including any interest, penalties or additions to tax that may become payable in respect thereof, imposed by any Government, whether payable by reason of contract, assumption, transferee liability, operation of law or Treasury Regulation section 1.1502-6(a) (or any predecessor or successor thereof or any analogous or similar provision under state, local or foreign law), which taxes shall include all income taxes, payroll and employee withholding unemployment insurance, social security (or similar), sales and use, excise, franchise, gross receipts, occupation, real and personal property, stamp, transfer, workmen’s compensation, customs duties, registration, documentary, value added, alternative or add-on minimum, estimated, environmental (including taxes under section 59A of the Code) and other assessments or obligations of the same or a similar nature, whether arising before, on or after the Closing Date.
 
“Termination Date” has the meaning set forth in Section 8.1(b)
 
“Total Consideration” has the meaning set forth in Section 2.1.
 
“Transaction Taxes” has the meaning set forth in Section 6.1.
 
“WARN Act” means the Worker Adjustment and Retraining Notification Act.

 

 

Exhibit B
 
[legal description of Gouverneur property]

 

 

Schedule 1.1(a)
 
See Attached

 

 

Schedule 1.1(d)
 
1.           Lease dated April 25, 1994 between Massena HHSC, Inc. and Seller (the “Massena Lease”)
 
2.           Lease Agreement dated January 30, 1991 between Potsdam Associates and Seller (the “Potsdam Lease”)
 
3.           Ground Lease Agreement dated March 19, 1991 between K & B Development of Canton, Inc. and Seller (the “Canton Ground Lease”)
 
4.           Lease dated August 31,1998 between Seller and Monroe Muffler Brake, Inc. (the “Monro Muffler Lease”)
 
5.           Lease Agreement dated May 22, 1978 between William H. Widener, Mary M. Widener and Seller (the “Gouverneur Parking Lot Lease”)

 

 

Schedule 1.2(e)

 

 

Schedule 4.1(d)
 
1.
Bankruptcy Court
 
2.
General Electric Capital Corporation
 
3.
Kimco Capital Corp.
 
 

 
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