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Street, 12th Floor, Irvine, California, (the Escrow Agent) within ,'Ive (5) days from and after the date on which the City has approved this Agreement. This Agreement constitutes the joint escrow instructions of the City and the Seller and a duplicate original of this Agrr,ement shall be delive red to the Escrow Agent upon the opening of the escrow. Escrow to close within 60 days of the City's executior' of this Agreement. The Escrow Agent hereby is empowered to act under this Agreenlent, and upon indicating its acceptance of this Section 4 and of the General Provi~,ions described in Exhibit 'F' attached hereto and incorporated herein by this reference, in writing, delivered \0 the City and to the Seller' within five (5) days after delivery of this Agreement, shall carry out its duties as :=:scrow Agent hereunder. City agrees to bear and Escrow Agent is ,1ereby authorized to charge to the City the cost of any transfer taxes, recording fees, cost of title insurance, 'econveyance fees, document preparation fees, escrow fees and any other closing costs incidental to the conveying of said real propertv to City. Penalties for prepayment of bona fide obligations secured by any existing deed of trust or mortga~e shall be waived pursuant to Civil Code Procedures Section 1265.240. The liability to the Escrow Agent undt'r this Agreement is limited to performance of the obligations imposed upon it under Section 4, Section 6, Section 11 and Exhibit "B" of the General Provisions of this Agreement. 5. Propertv Taxes. Such real prope .ty taxes, if any, on said real property for the fiscal year within which said real property is conveyed to City as ere unpaid at the time of said conveyance shall be cleared and paid in accordance with the provisions of Secti'm 4986 of the Revenue and Taxation Code of the State of California. Seller shall be eligible for a refund unc't'r Section 5096.7 of the Revenue and Taxation Code of the State of California for that portion of property ta)'es on said real property for said fiscal year which have been paid prior to the date the deed conveying said real property to City is recorded which is allocable to that portion of the fiscal year which begins on the date the deed conveying said real property to City is recorded and made uncollectible if unpaid by reason of Section 4986 of the Revenue and Taxation Code of the State of California. All unpaid taxes on said real property for any and all years prior to the fiscal year within which said conveyance is made shall be paid by Seller before conveyance of said real property to City. 6. Payment of Purchase Price. City agrees to pay to Seller, and Seller agrees to accept from City, as and for the full purchase price for said real property, fixtures & equipment (improvements pertaining to the realty), goodwill (if any), severance damages, and relocation benefits pursuant to Government Code ~7260 et seq., the total sum of Two HUNDRED NINETY FIVE THOUSAND DOLLARS AND No/100 ($295,000). City agrees to deposit said purchase price in escrow with the Escrow Agent within THIRTY (30) days from and after the date on which the City has approved this Agreement, and the Escrow Agent is hereby authorized to pay the same to Seller upon and after: (a) Conveyance of said real property by Seller to City as hereinabove provided; (b) Acceptance by City of a Grant Deed conveying said real property to City; (c) Delivery to City of the policy of title insurance as hereinabove provided; (d) Recordation of the Deed conveying said real property to City. 7. Possession. Seller agrees to deliver to City, on the date the Deed conveying said real property to City is recorded, quiet and peaceful possession of said real property, which shall be made free by Seller of all personal property. 8. Rental and Occupancv Bv Seller. Seller agrees to execute a complete, current and correct statement of rentals on a form furnished to Seller and deliver same to Buyer within fifteen (15) days hereof with copies of any written leases or rental agreements attached. All rents will be prorated as of the close of escrow on the basis of a 30-day month consistent with that statement, subject to approval of Buyer. Seller hereby agrees not to rent any units on the premises which are now vacant, or which may be vacated by present occupants prior to close of escrow.