A Master Forms Rural Index

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AREA Agency Disclosure Forms Jan 22, 2004

Customer Status Disclosure

Jan 22, 2004

Informed Dual Agency Leasing

Jan 22, 2004

Informed Dual Agency Sale

Jan 22, 2004

Referral Disclosure (Jan 2004)

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AREA Brokerage Forms Jan 22, 2004

Buyer Brokerage Amendment

Jan 22, 2004

Buyer Brokerage Contract

Jan 22, 2004

Buyer Brokerage Termination

Jan 22, 2004

Tenant Brokerage Amendment

Jan 22, 2004

Tenant Brokerage Contract

Jan 22, 2004

Tenant Brokerage Termination

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AREA Commercial Contracts Jan 21, 2004

Additional Rent Schedule (Commercial)

Jan 21, 2004

Amendment Agreement Extension

Jan 21, 2004

Condo Schedule (Commercial)

Jan 21, 2004

Condominium Appendix (Commercial)

Jan 21, 2004

Financing Schedule (Commercial)

Jan 21, 2004

Lease Agreement Addendum (Commercial)

Jan 21, 2004

Lease Agreement (Commercial)

Jan 21, 2004

Leasing Contract (Commercial)

Jan 21, 2004

Leasing Contract Appendix (Commercial)

Jan 21, 2004

Leasing Notice (Commercial)

Jan 21, 2004

Listing Contract Termination Agreement (Commercial)

Jan 21, 2004

Listing To Lease (Commercial)

Jan 21, 2004

Listing To Lease Appendix (Commercial)

Jan 21, 2004

Notice (Commercial)

Jan 21, 2004

Purchase Contract (Commercial)

Jan 21, 2004

Purchase Contract Addendum (Commercial)

Jan 21, 2004

Purchase Contract Ammendment (Commercial)

Jan 21, 2004

Rural Commission Agreement (Commercial)

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Articles

Agribusiness Input Form Nov 7, 2002

Appendix to Commercial Real Estate Listing Contract

Jun 24, 2003

Business Only / Business with Property Input Form

Jun 24, 2003

Business Only / Business with Property Listing Contract

Jul 5, 2001

Client Confidentiality Agreement & Dual Agency Disclosure

Nov 12, 2001

Commercial Compulsory Fields

Nov 13, 2003

Commercial District Codes

Nov 13, 2003

Commercial Input Form for Industrial / Commercial / Investment

Jan 8, 2004 Nov 13, 2002 Nov 7, 2002

Commercial Membership Application Form - 2004 Commercial Property Disclosure Statement Commission Agreement

Dec 13, 1999

Credential Form - Commercial

Sep 26, 2003

CREN Ad Form

Apr 30, 2002

Lease Listing Input Form

Dec 17, 2001

Non Disclosure of Buyer/Seller's Name

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Forms Help (AREA) Feb 11, 2003

Commercial Real Estate Agreement to Lease Help

Feb 11, 2003

Commercial Real Estate Listing Contract Help

Feb 11, 2003

Commercial Real Estate Listing to Lease Agreement Help

Feb 11, 2003

Commercial Real Estate Purchase Contract Help

Feb 11, 2003

Tenant Brokerage Contract Help

the Whole Site

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AREA Agency Disclosure Forms Jan 22, 2004

Customer Status Disclosure

Jan 22, 2004

Informed Dual Agency Sale

Jan 22, 2004

Referral Disclosure (Jan 2004)

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AREA Agricultural Contracts Jan 22, 2004

Commercial Commision Agreement (Agricultural)

Jan 22, 2004

Extension Amendment Agreement (Agricultural)

Jan 22, 2004

Financing Schedule (Agricultural)

Jan 22, 2004

Land Description Schedule (Agricultural)

Jan 22, 2004

Listing Contract (Agricultural)

Jan 22, 2004

Listing Contract Appendix (Agricultural)

Jan 22, 2004

Listing Contract Termination Agreement (Agricultural)

Jan 22, 2004

Notice (Agricultural)

Jan 22, 2004

Property Schedule (Agricultural)

Jan 22, 2004

Purchase Contract (Agricultural)

Jan 22, 2004

Purchase Contract Addendum (Agricultural)

Jan 22, 2004

Schedule A - Surface Leases

Jan 22, 2004

Schedule B - Grazing Lease Permits

Jan 22, 2004

Schedule C - Property Leases

Jan 22, 2004

Schedule D - Water Rights Irrigation

Jan 22, 2004

Schedule E - Quota Purchase Information

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AREA Brokerage Forms Jan 22, 2004

Buyer Brokerage Amendment

Jan 22, 2004

Buyer Brokerage Contract

Jan 22, 2004

Buyer Brokerage Termination

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Articles Sep 26, 2003

2001 Census of Agriculture

Sep 15, 2003

Alberta's Township System

Sep 16, 2003 Albertas Township System (Link to an external website) Dec 8, 2003

Annexation Presentation

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Forms Sep 11, 2003

2003 Rural Membership Application Form

Sep 25, 2003

Agricultural Land Disclosure Statement

Sep 26, 2003

CREN Ad Form

Sep 25, 2003

Property Map

Sep 25, 2003

Rural Residential Property Disclosure Statement

Sep 25, 2003

Standard Phrases / Clauses

Nov 1, 2002

Urban Residential Property Disclosure Statement

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MLXchange Oct 15, 2003

MLXchange Codes for Rural

Sep 30, 2003 Rural MLXchange Search NB. Microsoft Powerpoint or the free Powerpoint Viewer is required to view this file. Sep 30, 2003

Southern Alberta MLS Map

Customer Status Disclosure Acknowledgment (To be used when there is no agency relationship)

Members of the Canadian Real Estate Association are required to abide by a strict Code of Ethics and Standards of Business Practice, which serves to protect the buying and selling public alike. One of the ethical obligations embodied in the Code requires that REALTORS disclose who they are representing (or not representing) in a real estate transaction: A REALTOR shall fully disclose in writing to, and is advised to seek written acknowledgment of disclosure from, all parties to a transaction regarding the role and the nature of service the REALTOR will be providing to the client versus the customer or other party to the transaction.

Agency/Client Relationship A REALTOR representing a client in a real estate transaction works within a legal relationship called agency. As an agent, the REALTOR owes the client a number of duties including loyalty, obedience of lawful instructions of the client, confidentiality, reasonable care and skill in performing the tasks required, accounting of all money received, full disclosure of all relevant facts, and nondelegation of responsibilities. The client, on the other hand, owes the agent a duty of reasonable compensation for the services rendered.

Customer A party may choose to represent him/herself in a real estate transaction. A party representing him/herself (either as a buyer or a seller) is referred to as a third party to the client, and a customer to the REALTOR representing the client. Unless otherwise expressly agreed to in writing, the customer is not expected to pay the REALTOR any compensation. On the other hand, the customer does not have the protection of the duties which a client in an agency relationship receives from his/her agent. Notwithstanding the foregoing, a REALTOR assisting a customer has to be honest and ensure that all information provided to the customer is factually correct.

Acknowledgment Having read and understood this form, I/we acknowledge that: ______________________________________________________________________ (name of broker, associate broker or agent) being registered with ______________________________________________________________________ (name of brokerage) disclosed that he/she is representing ______________________________________________________________ (name of client) in the purchase/sale of _________________________________________________________________________________________ __________________________________________________________________ (property address) and is not acting on my behalf. I further acknowledge that my status in the above transaction is that of a customer. Dated this _________________ day of ___________________________________________________________, _____________.

_____________________________________________________________ Customer

_______________________________________________________________________ Witness

_____________________________________________________________ Customer

_______________________________________________________________________ Witness © January 2004 The Alberta Real Estate Association

Informed Dual Agency Consent (To be completed by the Buyer and attached to the Purchase Contract #_________________) As required by the Real Estate Council of Alberta's Code of Conduct, a real estate brokerage (including its broker, associate brokers, and agents) must only act for one party in a transaction, unless there is full disclosure to all parties, and the dual agency is agreed to in writing. The client must fully understand the implications of dual agency and give an informed consent in writing prior to entering into a real estate transaction.

The Agency Relationship You, the Buyer, have entered into an agency relationship under common law with the Brokerage, including its broker, all its associate brokers and agents (collectively referred to as the Buyer's Agent). A brokerage, its broker, associate brokers and agents representing a seller are referred to as the Seller's Agent. The Buyer's Agent is obligated to protect and promote your interests. Specifically, the Buyer's Agent owes you the fiduciary duties of loyalty, obedience, confidentiality, reasonable care and skill, full disclosure, and full accounting. You, as the Buyer, and potential sellers may be represented by different brokerages (the Buyer's Agent and the Seller's Agent). Each of these Agents owes its client the full fiduciary duties listed above. Other brokerages representing sellers will not have a fiduciary relationship with you. The seller may be acting on its own behalf. In this situation, the Buyer understands that the Brokerage will represent only the Buyer as Buyer’s Agent and will not owe fiduciary duties to the seller.

Dual Agency Dual Agency occurs when one brokerage (the Dual Agent) trading in real estate from one or more locations, represents both you and the seller, or more than one buyer, with respect to the potential purchase of the Property. In such circumstances, the described fiduciary duties are limited as follows: The Dual Agent: (a) will not, without prior written authority, disclose: (i) to the seller that you will pay a price higher than the offered price (or countered price), (ii)

to you that the seller will accept a price lower than the listed price,

(iii) to the seller the reason that you are buying, (iv) to you the reason that the seller is selling, and (v)

to you or other buyers the terms and conditions of competing offers;

(b) except as set out in (a), will owe no duty of confidentiality and will disclose to you and the seller all facts known that materially affect or may materially affect the marketability or value of the Property. The Buyer authorizes the Buyer's Agent (______________________________________________________________________) to act as a Dual Agent in accordance with the above disclosure.

(the Brokerage)

__________________________________________ Buyer

___________________________________________ Witness

______________________________________________ Date

__________________________________________ Buyer

___________________________________________ Witness

______________________________________________ Date

_________________________________________ Seller

___________________________________________ Witness

______________________________________________ Date

__________________________________________ Seller

___________________________________________ Witness

______________________________________________ Date © January 2004 The Alberta Real Estate Association

REFERRAL FEE DISCLOSURE FORM Acknowledgment I/We acknowledge and agree that: ______________________________________________________________________________________________________________ (Broker, associate broker, agent) representing ____________________________________________________________________________________________________ (Brokerage) will be receiving a referral fee of ____________________________________________________________________________________ as a result of q sale of property q lease of property q purchase of property q approved mortgage q other __________________________________________________________

Client Referred From:

Client Referred To:

__________________________________________________ Broker, associate broker, agent

__________________________________________________

__________________________________________________ Brokerage

__________________________________________________

__________________________________________________ Address __________________________________________________ (postal code) __________________________________________________ Phone Fax

__________________________________________________ Address __________________________________________________ (postal code) __________________________________________________ Phone Fax

__________________________________________________ Email

__________________________________________________ Email

Client Information Client's Name ___________________________________________________________________________________________________ Address _______________________________________________________________________________________________________ ______________________________________________________________________________________________________________ (postal code) ______________________________________________________________________________________________________________ Phone Fax Email

Additional Client Information ______________________________________________________________________________________________________________ ______________________________________________________________________________________________________________ ______________________________________________________________________________________________________________ ______________________________________________________________________________________________________________ SIGNED at _____________________________________, this ________ day of _________________________________, ___________.

________________________________________________

_____________________________________________________

________________________________________________

_____________________________________________________

Signature of Referred Client Signature of Referred Client

Witness Witness

January 2004

COMMISSION AGREEMENT

(For use when there is no listing agreement in commercial/agricultural transactions)

THE SELLER (“You”)

This Agreement is between and

THE BUYER’S BROKERAGE (the “Brokerage”)

Name _____________________________________________________________

Brokerage Name ____________________________________________________

Name _____________________________________________________________

____________________________________ Email ________________________

Address ___________________________________________________________

Address ___________________________________________________________

__________________________________________________________________

Phone _______________________________ Fax _________________________

Phone _______________________________ Fax _________________________

__________________________________________________________________ Broker, associate broker or agent authorized to represent the Brokerage

Email _____________________________________________________________

Member of the _______________________________________ Real Estate Board

(postal code)

1.

(postal code)

AGENCY DISCLOSURE You acknowledge that ____________________________________________________________________________________________________ is acting (Brokerage Name) only on behalf of the buyer in this transaction and owes you no fiduciary duties.

2.

THE PROPERTY Municipal Address ____________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________________________

Legal Description _____________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________________________

You warrant that you have legal authority to sell the Property and all the information that you have provided to the Brokerage is correct and accurate to the best of your knowledge. 3.

COMMISSION In consideration of the Brokerage being the effective cause of sale, you agree that if there is no written Listing Contract, this shall be regarded as a Commission Agreement between you and the Brokerage. You hereby agree to pay a commission to the Brokerage in consideration of its services, according to the Real Estate Act (Alberta) upon completion of this transaction, to be calculated as follows: ____________________________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________________________ _______________________________________________________________________________________________________________ plus the applicable GST. This earned commission shall constitute a charge on this Property and gives _______________________________________________________________

(the Brokerage) the right to file a caveat as security for the payment of the commission. You authorize the Brokerage to deduct this commission payable from the Deposits. If the buyer fails to complete this transaction through no fault of yours, the lesser of 50% of such Deposits or the real estate commission that would have been payable on completion of this transaction shall be payable to the Brokerage as alternate compensation. In the event you fail to complete this transaction, the commission shall be payable as if the transaction had been completed and shall be due on the Completion Day, as defined in the Real Estate Purchase Contract. The Seller consents to the collection, use and disclosure of personal information by the Brokerage for the purpose of listing and marketing the Property. Dated at _________________________________________ this ____________day of ____________________________________________, _____________. __________________________________________________________

___________________________________________________________________

Signature of broker, associate broker or agent authorized to sign on behalf of the Brokerage

Print Name

__________________________________________________________

____________________________________________________________

Seller’s Signature

Witness

__________________________________________________________

____________________________________________________________

Seller’s Signature

Witness

January 2004

REAL ESTATE LISTING CONTRACT EXTENSION/AMENDMENT AGREEMENT MLS# _______________________________________

Real Estate Listing Contract # ________________________________

TO: _____________________________________________________________________________________________________________________________ Brokerage Name (the “Brokerage”) My/Our Property known as: ________________________________________________________________________________________________________________________________. Municipal Address Plan _________________________________________________ Block ______________________ Lot ________________ Subdivision ________________ _ OR W. of

Range

Township

Section

Part

Acres

OR Condo. Unit No. _________________________________ Plan No. _________________________________ Project Name ____________________________ Current Price $ ________________________________________________ Current Expiry Date __________________________________________________

I/We hereby agree to the following changes with reference to the above listing: 1. Listing Extension: The expiry date of the said Real Estate Listing Contract is extended until 11:59 p.m. on ________________________________________________________________________________________________________, _________________

2.

Price Change: The asking price for the Property will be changed to $ __________________________________________________________________________ effective as of ____________________________________________________________________________________________, ________________.

3.

Other Amendments (if any): _______________________________________________________________________________________________ __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________

Dated this ___________________________day of ____________________________________________________________________, ___________________ _________________________________________________________

______________________________________________________________________

Seller

Witness

_________________________________________________________

______________________________________________________________________

Seller

Witness

________________________________________________________________________

__________________________________________________________________________________________

Address

Seller acknowledges receiving a copy of this Agreement

_________________________________________________________________________________________

Signature of broker, associate broker or agent authorized to sign on behalf of the Brokerage

January 2004

FINANCING SCHEDULE This Schedule is attached to and forms part of the Real Estate Purchase Contract # ______________________ 1.

ASSUMPTION OF MORTGAGE(S)

3.

If the Buyer is to assume a mortgage(s), then the Seller warrants the following to the Buyer: l

Name of lender __________________________________ _______

l

l

Address of lender ________________________________________ _______________________________________________________ Approximate principal balance $ ____________________________

l

Maturity date ____________________________________________

l

Interest rate ____________________________________________

l

Payments of $ __________________________________________

l

Payments include taxes?

q Yes

q No

l

Approval to assume required?

q Yes

q No

l

SELLER FINANCING If the Seller is to provide financing to the Buyer, then the details are as follows: l

Principal sum of $ ________________________________________

l

Subject to adjustments?

l

Interest rate at ____________ percent, calculated ___________ not in advance.

l

Payments of $ ___________________________________________

l

Payments to include taxes?

l

Amortization of ________________________ years.

l

Term of ________________________ year(s)/months commencing from the Completion Day.

Other terms ____________________________________________

l

Interest adjustment day ____________________________________

______________________________________________________

l

Security (mortgage, general security agreement, assignment of rents, etc.) ___________________________________________________

______________________________________________________ l

_______________________________________________________ l

_______________________________________________________

2.

OTHER VALUE

Prepayment?

q Closed q Open

If open, what prepayment privileges? _________________________ _______________________________________________________

Where the covenant for payment in the mortgage(s) being assumed is enforceable against the Seller, the Seller must approve any assignment of this Contract by the Buyer. The Buyer will pay the costs to process and document any approvals to assume a mortgage(s).

q No

_______________________________________________________

_______________________________________________________ _______________________________________________________

q Yes

q No

_______________________________________________________

Assumed second or other mortgage details ___________________ _______________________________________________________

q Yes

_______________________________________________________ _______________________________________________________ l

Assumable?

q Yes

q No

l

Special conditions _______________________________________

The Buyer will provide the following to the Seller as part of the Purchase Price: (Describe the value by detailed description, serial number, etc. - if the Other Value is a mortgage, then use the same information/details as under New Financing)

_______________________________________________________

__________________________________________________________

_______________________________________________________

__________________________________________________________

_______________________________________________________

_______________________________________________________ _______________________________________________________

__________________________________________________________

_______________________________________________________

__________________________________________________________ __________________________________________________________

l

The Buyer will pay for the reasonable costs to prepare the Seller Financing security.

__________________________________________________________

l

The Buyer will pay for registering the Seller Financing security.

The Buyer will pay for preparing and registering any security documents regarding the Other Value.

l

Where there is Seller Financing, the Seller must approve any assignment of this Contract by the Buyer

__________________________________________________________ __________________________________________________________

_____________________________ Date

__________________________________________________ Seller’s Signature

___________________________________________________ Buyer’s Signature September 2002/January 2004

LAND DESCRIPTION SCHEDULE This Schedule is attached to and forms part of the Agricultural Real Estate Purchase Contract # _______________________________ Deeded Lands W. of

Range

Township

Section

Part

Acres

Township

Section

Part

Acres

Assignment of Lease of W. of

Range

______________________________

_______________________________________________

_________________________________________

Date

Seller’s Signature

Buyer’s Signature September 2002/January 2004

# ______________________

AGRICULTURAL REAL ESTATE LISTING CONTRACT

Listing Contract Number

This form was developed by the Alberta Real Estate Association for the use of its members and may not be altered electronically by any person. Others who use this document do so at their own risk.

This Contract is between THE SELLER (“You”)

and

THE SELLER’S BROKERAGE (the “Brokerage”)

Name _____________________________________________________________

Brokerage Name ____________________________________________________

Name _____________________________________________________________

___________________________________ Email _________________________

Address ___________________________________________________________

Address ___________________________________________________________

__________________________________________________________________

__________________________________________________________________

(postal code)

Phone ______________________________ Fax __________________________

(postal code)

Phone ______________________________ Fax __________________________

Email ______________________________________________________________

__________________________________________________________________ Broker, associate broker or agent authorized to represent the Brokerage

GST # ____________________________________________________________

Member of the ____________________________ Real Estate Board (the “Board”)

1.

THE PROPERTY

1.1 The Property is the Land, Buildings, Attached Goods (unless excluded) and included Unattached Goods located at (municipal street address): ____

______________________________________________________________________________________________________________________ ______________________________________________________________________________________________________________________ (postal code)

1.2 The legal description of the Property is set out below or on the attached Land Description Schedule. Deeded Lands W. of

Range

Township

Section

Part

Acres

Township

Section

Part

Acres

Assignment of Lease of W. of

Range

1.3 The Property includes: (a) All goods attached to the Land and Buildings (“Attached Goods”) except those goods listed in the Appendix. (b) Goods not attached to the Land and Buildings (“Unattached Goods”) as listed in the Appendix. 2.

OTHER LISTING CONTRACTS

3.

2.1 Have you entered into any other listing contract for the Property during the last twelve months?

q Yes q No

2.2 Is the Property currently listed for sale with another real estate brokerage?

q Yes q No

______________ Seller’s Initials  January 2004 The Alberta Real Estate Association

TERM OF CONTRACT

3.1 You list the Property for sale with only the Brokerage(s) effective today until 11:59 p.m. on ________________________________________ ________________________________________ (the “Expiry Date”).

______________ Brokerage Representative’s Initials Page 1 of 4

# ______________________

Listing Contract Number

4.

9.

ASKING PRICE

4.1 The Asking Price for the Property, not including GST, is $ ________ _______________________________________________________ _______________________________________________________

IMPORTANT INFORMATION

9.1 You will provide the following Important Information to the Brokerage promptly and at your expense: l

proof of municipal compliance and applicable development permits;

l

all other applicable Property information that is reasonably required to develop particulars of sale, including but not limited to, financial information such as income/expense reports, tenant schedules and leases, service and supply contracts, engineering reports, environmental assessment reports, building plans and specifications.

_______________________________________________________ 4.2 Where applicable, GST shall be the responsibility of the buyer. 5.

POSSESSION DATE

5.1 The proposed Possession Date is ___________________________ _______________________________________________________ _______________________________________________________ 6.

REAL ESTATE COMMISSION

6.1 The Real Estate Commission (the “Commission”) is ______________

9.2 You hereby authorize the Brokerage to obtain the Important Information as required by 9.1 on your behalf and at your expense. q Yes

Seller’s Initials _________________

_______________________________________________________ _______________________________________________________ _______________________________________________ plus GST.

9.3 Are you aware of any defects in the Property that are not visible and are either strucutral in nature or a possible health hazard? q Yes

6.2 The Brokerage will offer ___________________________________, plus GST, as compensation to other brokerages for finding a buyer. 7.

DEPOSITS

q No

q No

Seller’s Initials _________________ 10. DUTIES OF THE SELLER

7.1 All Deposits will be held in accordance with the terms of the signed Purchase Contract. The Deposits must be held in trust according to the Real Estate Act (Alberta). 7.2 You direct the Brokerage, the buyer’s brokerage or the lawyer who holds the Deposits to use the Deposits to pay any money owed under this Contract. Any Commission or Alternate Compensation, plus GST, that has been earned by another brokerage and is no longer required to be held in trust shall be paid directly out of a trust account by the party holding the Deposits. 7.3 You assign to the Brokerage enough of the purchase money or forfeited Deposits to pay all money owed under this Contract. You agree not to revoke this assignment. 7.4 You direct your lawyer to pay all money owed under this Contract from the purchase money or the forfeited Deposits held by your lawyer. 8. THE BROKERAGE’S AUTHORITY 8.1 You authorize the Brokerage to obtain the following information: l

current property tax summary, assessment sheets and related information

l

search of title

l

if the Property is encumbered by a mortgage or agreement for sale that is assumable, copies of the documents and a Mortgage Verification Statement

8.2 Do you authorize the Brokerage to install and use a key box?

q Yes q No

8.3 Do you authorize the Brokerage to install “FOR SALE” and “SOLD” signs?

q Yes q No

8.4 Unless otherwise agreed in writing, only the Brokerage may advertise the Property for sale. ______________ Seller’s Initials

10.1 You will pay the Commission to the Brokerage if, during the Term of the Contract: (a) the Property is sold, exchanged or otherwise disposed of by you or anyone else; (b) a person contacts you directly or through a brokerage or inspects the Property and the Property is then sold, exchanged or otherwise disposed of by you or anyone else to that person within 90 days after the Expiry Date. This clause will not apply where you have signed another listing contract after the Expiry Date and a real estate commission is payable to another brokerage according to the terms of that other listing contract as a result of the sale or disposition; (c) you have signed a Purchase Contract with a buyer who is willing and able to complete the sale but you refuse to complete the sale; or (d) a buyer is found who is willing and able to complete the sale upon the terms outlined in this Contract but you refuse to sign the Purchase Contract. 10.2 You will pay the Commission to the Brokerage no later than the second business day after the sale is completed, unless you and the Brokerage otherwise agree in writing. A sale is completed when the change in ownership is registered at the Land Titles Office and the buyer pays the purchase money to you or your lawyer. Any holdbacks or conditions accepted by you or your lawyer will not delay payment to the Brokerage. 10.3 You will pay Alternate Compensation to the Brokerage if a Purchase Contract is signed but the buyer defaults and the Deposits are forfeited. This Alternate Compensation will be the lesser of the Commission that would have been payable had the sale been completed or 50% of the forfeited Deposits. Alternate Compensation shall be payable upon forfeiture of the Deposits.

______________ Brokerage Representative’s Initials Page 2 of 4

# ______________________

Listing Contract Number

10.4 If the Brokerage pays for the Important Information, you will repay the Brokerage promptly upon demand. 10.5 In addition, you will pay GST, where applicable, to the Brokerage on the Commission or on any Alternate Compensation due under this Contract.

13. SELLER’S WARRANTIES 13.1 You warrant the following: l

You have the legal authority to sell the Property.

l

The Attached Goods and included Unattached Goods are free and clear of any financial encumbrances except as follows:

10.6 You will make your best efforts to insure the Property and its contents against loss or damage due to perils that are normally insured against for similar properties. This insurance will be effective even when the Property is vacant.

___________________________________________________ ___________________________________________________ ___________________________________________________

10.7 You will make reasonable efforts to cooperate with the Brokerage and any other brokerages. 10.8 You will immediately inform the Brokerage of any relevant changes respecting the Property or its ownership that may occur after this Contract is signed. 11. DUTIES OF THE BROKERAGE

___________________________________________________ ___________________________________________________ l

Where applicable, you have complied with the bylaws of the Condominium Corporation.

13.2 You warrant that, to the best of your knowledge, the following is truthful and accurate:

11.1 The Brokerage: l

will make reasonable efforts to find a buyer for the Property.

l

will market the Property through the listing service operated by the Board.

l

will not discourage any person who is an industry member as defined in the Real Estate Act (Alberta) and who is not a member of the Board from attempting to sell the Property, unless you otherwise instruct the Brokerage in writing.

l

___________________________________________________

l

You have disclosed all information necessary to truthfully and accurately market the Property, including any environmental problems.

l

The current use of the Land complies with the existing municipal land use bylaw.

l

The Buildings and other improvements on the Land are not placed partly or wholly on any easement or utility right-of-way and are entirely on the Land and do not encroach upon neighbouring lands, except where an encroachment agreement is in place.

l

The location of Buildings and other improvements on the Land complies with all relevant municipal bylaws, regulations or relaxations granted by the appropriate municipality prior to Completion Day, or the Buildings and other improvements on the Land are “non-conforming buildings” as that term is defined in the Municipal Government Act (Alberta).

l

If the Property includes a condominium unit, then the warranties extend to and include the common property.

will pay any Commission, Alternate Compensation and GST that are payable to another brokerage.

12. SECURITY FOR THE BROKERAGE’S FEES 12.1 You now encumber all of your interest in the Land, Buildings and Attached Goods for the benefit of the Brokerage to secure payment of all money which may be owed by you to the Brokerage under this Contract. The parties agree that the Brokerage is entitled to encumber the Land in accordance with the Land Titles Act (Alberta). You now authorize the Brokerage to file and maintain a caveat to give notice of this encumbrance. 12.2 If the Brokerage successfully enforces any of its rights or remedies under this section, you will pay reasonable lawyer and client legal fees and costs incurred by the Brokerage. 12.3 If you owe money under this Contract and the Brokerage does not wish to enforce this Contract against you, then upon mutual agreement between the Brokerage and the buyer’s brokerage, the Brokerage may assign this Contract to the buyer’s brokerage. If this Contract is assigned, then the buyer’s brokerage may then enforce this Contract against you to collect the portion of the Commission or Alternate Compensation, plus GST, to which the buyer’s brokerage is entitled, and the buyer’s brokerage will have the same rights and security given to the Brokerage according to Section 12 of this Contract.

______________ Seller’s Initials

14. ENDING THE CONTRACT 14.1 This Contract will automatically end if the Brokerage: l

has had its licence to trade in real estate suspended or cancelled under the Real Estate Act (Alberta).

l

ceases to be a member in good standing of a real estate board.

l

is bankrupt, insolvent, or in receivership.

14.2 Where a party to this Contract has breached a part of this Contract, the other party may end this Contract by notice in writing to the party in breach. 14.3 You and the Brokerage may enforce parts of this Contract even if this Contract has ended or expired.

______________ Brokerage Representative’s Initials Page 3 of 4

# ______________________

Listing Contract Number

15. ADDITIONAL TERMS

17. AGENCY DISCLOSURE/ACKNOWLEDGMENT

15.1 This Contract is for the benefit of and will be binding upon the heirs, administrators, executors, successors and assigns of the parties.

(a) listing and advertising the Property in any medium including electronic media, photographs and video;

17.1 You, the Seller, have entered into an agency relationship under common law with the Brokerage, including its broker, all its associate brokers and agents (collectively referred to as the Seller’s Agent). A brokerage, its broker, associate brokers and agents representing a buyer are referred to as the Buyer’s Agent. 17.2 The Seller’s Agent is obligated to protect and promote your interests. Specifically, the Seller’s Agent owes you the fiduciary duties of loyalty, obedience, confidentiality, reasonable care and skill, full disclosure and full accounting. 17.3 You, as the Seller, and potential buyers may be represented by different brokerages (the Seller’s Agent and the Buyer’s Agent). Each of these Agents owes its client the full fiduciary duties listed above. Other brokerages representing buyers will not have a fiduciary relationship with you. 17.4 Dual Agency occurs when one brokerage (the Dual Agent), trading in real estate from one or more locations, represents both you and one or more buyers with respect to the potential purchase of the Property. In such circumstances, the described fiduciary duties are limited as follows: The Dual Agent: (a) will not, without prior written authority, disclose: (i) to a buyer that you will accept a price less than the asking price (or a countered selling price), (ii) to you that a buyer will pay a price higher than the price offered, (iii) to a buyer the reason that you are selling, (iv) to you the reason that a buyer is buying, and (v) to a buyer the terms and conditions of competing offers; (b) except as set out in (a), will owe no duty of confidentiality and will disclose to you and a buyer all facts known that materially affect or may materially affect the marketability or value of the Property.

(b) disclosing Property information to prospective buyers, brokers, agents and others;

17.5 The Seller authorizes the Seller’s Agent to act as a Dual Agent according to the terms of this section.

(c) such other use of the Seller's personal information as is consistent with listing and marketing of the Property.

18. SIGNATURES 18.1 This Contract may be signed by the parties and transmitted by fax. This procedure will be as effective as if the parties had signed and delivered an original copy.

15.2 All changes of number and gender will be made where required. 15.3 This Contract is a Seller’s Brokerage Agreement for the purposes of the Real Estate Act (Alberta). 15.4 This Contract will be governed by the laws of the Province of Alberta. The parties submit to the jurisdiction of the Courts in the Province of Alberta in any dispute that may arise out of this transaction. 16. ADVICE 16.1 This Contract creates binding legal obligations. You are encouraged to obtain legal advice before signing. 16.2 The Seller acknowledges that the Brokerage is being retained as a real estate broker, not as a lawyer, tax advisor, lender, appraiser, surveyor, structural engineer, property inspector, or other professional service provider. 16.3 The Seller consents to the collection, use and disclosure of personal information by the Brokerage for the purpose of listing and marketing the Property including, but not limited to:

16.4 The Seller consents to placement of the listing information and any sale information by the Brokerage into the database(s) of the appropriate MLS®/CLSTM system(s) and acknowledges that the MLS®/CLSTM database is the property of the Board(s) and can, during or after the termination or expiry of this listing, be licensed, resold or otherwise dealt with by the Board(s). The Seller further acknowledges that the Board(s) may: (a) distribute the information to any persons authorized to use such service which may include other brokers, government departments, appraisers, municipal organizations and others; (b) market the Property, at its option, in any medium, including electronic media; (c) compile, retain and publish any statistics including historical MLS®/CLSTM data which may be used by licensed board members to conduct comparative market analysis; and (d) make such other use of the information as the Board deems appropriate in connection with the listing, marketing and selling of real estate.

This Contract is made effective __________________________________ ___________________________________________________________. ___________________________________________________________ Name of Owner Registered on Title

_________________________________

_______________________

Authorized Signing Officer(s)

Witness

_________________________________

_______________________

Print Name of Authorized Signing Officer(s)

Print Name of Witness

_________________________________

_______________________

Authorized Signing Officer(s)

Witness

_________________________________

_______________________

Print Name of Authorized Signing Officer(s)

Print Name of Witness

___________________________________________________________ Signature of broker, associate broker or agent authorized to sign on behalf of the Brokerage Seller:Initial here to show you have received a copy of this Contract. ________________________ Page 4 of 4

# ______________________

APPENDIX TO THE AGRICULTURAL REAL ESTATE LISTING CONTRACT

Listing Contract Number

THE PROPERTY The Property includes: l

the Attached Goods (fixtures) except: ________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________ l

the Unattached Goods (chattels) listed here: ___________________________________________________________________________________________

_________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________ MORTGAGE DETAILS (Mortgage Verification Statement) • • • • •

Name of lender Principal balance owing with per diem interest Interest rate Amount of payment and frequency Any other relevant details

• • • •

Is there a tax account? Is approval to assume the loan required? Maturity date Is the loan CMHC insured?

AGRICULTURAL INFORMATION • • •

Surface leases/income Property leases Quotas

• •

Grazing leases/permits Water rights/irrigation

COUNTRY RESIDENTIAL ACREAGE DETAILS •

• • • • • • • •

•

Utilities, connections & equipment (including but not limited to charges for electrical service, telephone service, water, roads and natural gas or other fuel service) are fully paid for and are not amortized. _______________________________________________________________________________________________________ Utility contracts for utility service providers are to be assumed by the buyer. _______________________________________________________________________ Water rights registered? q Yes q No Priority # ________________________________________________________________ Water rights included with Property? q Yes q No Access to Property: q publicly owned q privately owned with access by agreement Electrical service available onto the Property? q Yes q No Cable service available onto the Property? q Yes q No Fuel supply: q natural gas q propane/LPG q none q other ___________________ Septic system: q tank & field q holding tank q none q other ___________________ Water supply: q drilled well q cistern q municipal q community coop q other ___________________ You are providing the following well/water reports: - bacterial analysis q Yes q No - chemical analysis q Yes q No - flow test q Yes q No - driller’s report q Yes q No

RENTAL AGREEMENT DETAILS • • • • • • •

Name of the tenant ____________________________________________________________________________________________________________ Written rental agreement exists? q Yes (copy to buyer) q No • Move-in inspection report exists? q Yes (copy to buyer) q No Commencement date of lease _________________________________ • Expiry or end date of lease ______________________________________ Does the tenant have any right to renew the rental agreement? q Yes q No • What is the rent? ______________________________________________ If there is a security deposit, how much is it and when was it last paid? ___________________________________________________________________ Is there a property management contract? q Yes q No • Is the tenant in possession? q Yes q No Is the rental agreement in default? q Yes q No • Any other relevant details

MANUFACTURED/MOBILE HOME DETAILS • • • • • • •

Make ____________________________________________________ Year of manufacture (age) ___________________________________ Construction details of any foundation __________________________ Written lease agreement exists. q Yes (copy to buyer) q No Monthly pad rental $ ________________________________________ Fees for: water $_________________ heat $_________________ Any other relevant details

Model/serial number _____________________________________________ C.S.A. number ________________________________________________ • Is the land leased or owned? q leased q owned • Is a security deposit required? q Yes q No • Any occupancy restrictions? q Yes q No gas $__________________ cable/digital/satellite $________________ •

•

January 2004

REAL ESTATE LISTING CONTRACT TERMINATION AGREEMENT MLS# _______________________________________

Real Estate Listing Contract # ____________________________ Between and

THE SELLER

THE BROKERAGE (the “Brokerage”)

Name _________________________________________________________

Brokerage Name ________________________________________________

Name _________________________________________________________

______________________________________________________________ Broker, associate broker or agent authorized to represent the Brokerage

The parties wish to terminate the Listing Contract. The Brokerage hereby agrees to terminate the Listing Contract on the Property at __________________________________________________ ____________________________________________________________________________________________________________________ which was dated ______________________________________________________________________________, ______________________.

q Option A: To be used where it is not intended to relist the Property for sale. The Seller agrees with the Brokerage that: 1. It shall not sell, exchange and/or lease, or accept an offer for the sale, exchange and/or lease of the said Property during the term of 90 days from the date of this Termination Agreement. 2. In the event that the Seller breaches any of the terms of this Termination Agreement, the Seller shall immediately pay to the Brokerage as liquidated damages a sum equal to the Real Estate Commission as set out in the said Listing Contract. This clause replaces the provisions of 10.1 in the Real Estate Listing Contract.

q Option B: To be used where the Property is meant to be relisted by another brokerage. Commission entitlement will continue as per the provisions of clause 10.1 of the Real Estate Listing Contract.

q Option C: To be used where the parties want to sever their relationship with no ongoing obligations. Additional terms: ______________________________________________________________________________________________________ ____________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________

DATED this ____________________________day of ______________________________________________________________________, ______________ _______________________________________________________

______________________________________________________________________

Seller

Witness

_______________________________________________________

______________________________________________________________________

Seller

Witness

__________________________________________________

_______________________________________________________________

Seller acknowledges receiving a copy of this Agreement

Approved and accepted by Seller’s Broker/Manager

January 2004

NOTICE As per the Real Estate Purchase Contract Notice to: _________________________________________________________________________________________________________________________________ Seller/Buyer of the Property

Municipal Address ________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________

Legal Address: Plan __________________________________________________ Block ___________________ Lot/Unit ________________ 1.

I am the Seller/Buyer of the Property in the Real Estate Purchase Contract # ______________________________________________________ The conditions(s) in that Contract that I now unilaterally waive or have satisfied is (are): __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________ __________________________________________________________________________________________________________________________

2. 3. 4. 5.

All other provisions in the Contract remain in full force and effect. In this Notice, the singular shall be constituted as the plural where the context so requires. This Notice shall enure to the benefit and be binding upon my heirs, executors, administrators, successors and assigns. As per the Real Estate Purchase Contract, if a Notice has not been given to the other party before 9 p.m. on or before the stated Condition Day, then the transaction is ended.

SIGNED in the presence of a witness, and DATED at ____________________________________________________________, Alberta at ________________ a.m./p.m. this ___________________ day of ________________________________________________________________________, ___________________. _____________________________________________________

_____________________________________________________________________

Seller/Buyer

Witness

_____________________________________________________

_____________________________________________________________________

Seller/Buyer

Witness

If needed for commercial transactions: Per: _____________________________________________________

_____________________________________________________________________

Authorized Signing Officer(s)

Witness

_____________________________________________________

_____________________________________________________________________

Authorized Signing Officer(s)

Witness January 2004

PROPERTY SCHEDULE This Schedule is attached to and forms part of the Real Estate Purchase Contract # _____________________________

1.

COUNTRY RESIDENTIAL ACREAGE The Seller warrants to the Buyer the following: l

l

l

l

Unless otherwise indicated below, the utilities, connections and equipment (including but not limited to charges for electrical service, telephone service, water, roads and natural gas or other fuel service) are fully paid for and are not amortized. ________________________________ _____________________________________________ The following contracts for utility service providers are to be assumed by the Buyer. _______________________ _____________________________________________ Water rights registered? q Yes q No

l

l

l

l

Water rights included with the Property? qYes qNo Access to the Property: q publicly owned q privately owned with access by agreement (describe) ____________________________________ Electrical service available onto the Property? q Yes q No Cable service available onto the Property? q Yes q No Fuel supply: q Natural gas q Propane/LPG q None

l

l

l

2.

Septic system? q Tank & field q None

Commencement date of the lease __________________

l

Expiry or end date of the lease ____________________

l

Renewal rights _________________________________

l

Rent payable __________________________________

l

Security deposit $ ______________________________ Date received _________________________________

l

3.

l l l

l

Written rental agreement exists. q Yes q No If yes, a copy will be provided to the Buyer.

_____________________________ Date

Other details __________________________________ _____________________________________________ _____________________________________________

If the Property includes a Manufactured/Mobile Home, then the Seller warrants the following to the Buyer:

q Holding tank q Other (describe) _____________

The Seller is providing the following well/water reports: Bacterial analysis q Yes q No Chemical analysis q Yes q No Flow test q Yes q No Driller’s report q Yes q No

Rental agreement in default? q Yes q No If yes, give details ______________________________

MANUFACTURED/MOBILE HOME

l

RENTAL AGREEMENT Possession will be given subject to the terms of the Rental Agreement. If the Buyer is to assume a tenancy, then the Seller warrants the following to the Buyer: l Name of tenant(s) _____________________________ ____________________________________________ l

l

q Other (describe) _____________

Water supply q Drilled well q Cistern q Municipal q Community coop q Other (describe) __________

q No

l

Priority #: ____________________________________ l

Move-in inspection report exists. q Yes If yes, a copy will be provided to the Buyer.

Make ________________________________________ Model & serial number __________________________ Approximate year of manufacture (age) _____________________________________________ C.S.A. number _________________________________ _____________________________________________ Foundation? q Yes q No If yes, the construction details are __________________ _____________________________________________

l

Is the land leased or owned? _____________________

l

Written lease agreement exists.

q Yes

q No

If yes, a copy of the lease will be provided to the Buyer. l l l

l

l

Is a security deposit required?

q Yes

q No

Amount of monthly pad rental $ ___________________ Fees for: - water $ _____________________________ - heat $_______________________________ - gas $ _______________________________ - basic cable/digital/satellite $_____________ _____________________________________ Are there any restrictions on occupancy? q Yes q No If yes, explain _________________________________ Other details __________________________________ _____________________________________________ _____________________________________________

_______________________________________________ Seller’s Signature

______________________________________________ Buyer’s Signature

January 2004

# _________________________

AGRICULTURAL REAL ESTATE PURCHASE CONTRACT

Purchase Contract Number

This form was developed by the Alberta Real Estate Association for the use of its members and may not be altered electronically by any person. Others who use this document do so at their own risk.

PART A - OFFER TO PURCHASE This Contract is between

THE SELLER

THE BUYER

and

Name _____________________________________________________________

Name _____________________________________________________________

Name _____________________________________________________________

Name _____________________________________________________________

1.

THE PROPERTY

1.1

The Property is the Land, Buildings, Attached Goods (unless excluded) and included Unattached Goods and other considerations as per clause 1.6 below, excluding all mines and minerals.

1.2

Municipal Address: ______________________________________________

1.6 Other considerations as per the attached Schedules: q Schedule A: Surface Leases/Income q Schedule E: Quotas q Schedule B: Grazing Leases/Permits q Financing Schedule q Schedule C: Property Leases q Property Schedule q Schedule D: Water Rights/Irrigation q Land Description Schedule q Addendum q Other ______________________________________________________

______________________________________________________________ ______________________________________________________________ 1.3

Legal Description (as set out below or on attached Land Description Schedule): Deeded Lands W. of

Range

Township

Section

Part

Acres

1.7 Title to the Property shall be subject to any reservations and exceptions stated on the Certificate of Title, non-financial obligations now on Title such as easements, utility rights-of-way, covenants and conditions that are normally found registered against property of this nature, and non-financial encumbrances which have been accepted by the Buyer (the "Permitted Encumbrances"). Unless otherwise agreed in writing, the Title shall be free and clear of all other liens, encumbrances, registrations and obligations except those implied by law. The Buyer agrees to accept the following Permitted Encumbrances: ______________________________________________________________ ______________________________________________________________ ______________________________________________________________ 2. 2.1

Assignment of Lease of W. of

1.4

Range

Township

Section

Part

Other than the Deposits, the Buyer shall pay the Purchase Price by certified cheque, lawyer's trust cheque, bank draft or other agreed value as follows:

Acres

$ __________________________________

Initial Deposit

$ __________________________________

Additional Deposit

$ __________________________________

Assumption of Mortgage (approximate principal balance)

$ __________________________________

All Attached Goods (fixtures) except for: _____________________________ ______________________________________________________________

$ __________________________________

______________________________________________________________ ______________________________________________________________

$ __________________________________

______________________________________________________________ 1.5

THE TRANSACTION

New Financing Seller Financing

(as per attached Financing Schedule)

No Unattached Goods (specific chattels) except for: ____________________ ______________________________________________________________

$ __________________________________

Other Value

$ __________________________________

Balance Owing (subject to adjustments)

$ __________________________________

Purchase Price (excluding GST)

______________________________________________________________ ______________________________________________________________ ______________________________________________________________ ______________________________________________________________ ______________________________________________________________ ______________________________________________________________ ______________________________________________________________ ______________________________________________________________  January 2004 The Alberta Real Estate Association

______________ Seller’s Initials

2.2

The Purchase Price does not include GST. In the event that GST is payable and the Buyer is not a GST registrant, then the Buyer shall remit the applicable GST to the Seller’s lawyer on or before Completion Day.

______________ Buyer’s Initials Page 1 of 4

# _________________________

Purchase Contract Number 3. 3.1

DEPOSITS

6.

All Deposits shall be delivered in trust to _____________________________

6.1 All money due and owing to the Seller including GST, if applicable, shall be paid to the Seller's lawyer on or before the Completion Day. If the Seller agrees to accept payment after the Completion Day, the Buyer shall pay interest at a rate of 3% per annum above the prime rate set by the Alberta Treasury Branch on all monies owing to the Seller, from the Completion Day to and including the date that the monies owing have been unconditionally paid. 6.2 If the Seller fails to deliver the closing documents as described in Section 8, then payment of the Purchase Price and interest will be postponed until the Buyer has received the closing documents and has a reasonable period of time to register them. 6.3 If the Buyer has not paid the entire Purchase Price, then the Seller may give the Buyer possession upon reasonable terms.

______________________________________________________________ Unless otherwise agreed in writing, the Initial Deposit shall accompany the offer. ______________________________________________________________ 3.2 The Initial Deposit shall be deposited no later than the second Business Day following the day that final signing occurred (as per clause 20.1). Additional Deposits shall be deposited no later than the second Business Day following the day the Additional Deposit is received by the brokerage. 3.3 Any Additional Deposits shall be delivered as follows: ___________________ ______________________________________________________________ 3.4 Unless otherwise agreed in writing, no interest on the Deposits shall be paid to the Seller or the Buyer. ___________________________________________ _______________________________________________________________ 3.5 The Deposits shall be held in trust for both the Seller and the Buyer and shall be: (a) applied against the Commission (as defined in the Agricultural Real Estate Listing Contract or any other commission agreement signed by the Seller) and paid directly out of trust to the brokerage(s) when the Commission is earned in accordance with the terms of the Listing Contract or any other commission agreement signed by the Seller; (b) refunded forthwith to the Buyer if this offer is not accepted; (c) refunded forthwith to the Buyer upon the Buyer’s cheque clearing the brokerage’s trust account if a condition is not satisfied or waived (as per clause 12.8) or the Seller fails to perform this Contract; and (d) forfeited to the Seller if this offer is accepted and all conditions are satisfied or waived and the Buyer fails to perform on this Contract. 3.6 The brokerage holding the Deposits is further directed and authorized to pay that portion of the Deposits exceeding the Commission in trust to the Seller's lawyer no later than two (2) Business Days prior to the Completion Day. 3.7 If there is a dispute between the Seller and the Buyer as to entitlement to the Deposits then: (a) the brokerage holding the Deposits shall review the circumstances, determine entitlement and pay the money to the party who is entitled to the Deposit; (b) if no reasonable conclusion can be made in regard to (a) above, the brokerage shall notify the parties to the Contract in writing and shall pay the money into a lawyer’s trust account; (c) the parties agree to allow the lawyer and/or the brokerage to deduct from the Deposit a reasonable fee and costs incurred for dealing with the Deposit; (d) a brokerage and/or lawyer acting in good faith under this clause shall not be liable to either party for any damages associated with the handling of the Deposit except arising from the negligence of the brokerage or lawyer. 4.

COMPLETION DAY

4.1

Subject to compliance with the terms hereof, possession of the Land shall be available and given to the Buyer on or before 12 noon of the ___________ day of _____________________________, ________ (the "Completion Day"), subject to the rights of the existing tenants, if any, and Buildings/Farmstead on the __________ day of _________________________, __________, subject to the rights of the existing tenants, if any. All harvested crops remain the property of the Seller and will be removed by the ____________ day of _________________________, _________, and all unharvested crops by the _______ day of ____________________, __________, after which time the crops or any part thereof not removed shall become the absolute property of the Buyer. When the Buyer obtains possession, the Property will be in substantially the same condition as it was in when this Contract was accepted.

5.

ADJUSTMENTS

5.1

All normal adjustments for the Property including but not limited to taxes, local improvement levy and assessments, municipal charges, rents, utilities, tenant deposits including interest, prepaid rent, surface leases (if any), mortgage principal and interest that are applicable with respect to the Property shall be adjusted as of 24:00 hours on the Completion Day. The Buyer shall assume all local improvements, assessments and charges against the Property as of that time. ______________ Seller’s Initials

LATE PAYMENT

7.

CLOSING COSTS

7.1

The Seller shall pay and discharge any financial encumbrance which is not by this Contract specifically assumed by the Buyer. The Seller's lawyer shall be permitted to pay and discharge any encumbrances from the sale proceeds and shall do so within a reasonable time.

8.

TRANSFER OF LAND

8.1

Closing documents shall: (a) consist of the transfer of land (the "Transfer") in registerable form together with all applicable conveyancing documents normally expected in a transaction of this nature; (b) be prepared at the expense of the Seller and delivered to the Buyer's lawyer within a reasonable time to confirm registration prior to the Completion Day. In the event the Seller fails to deliver the Transfer to the Buyer's lawyer within such reasonable time, then the Buyer shall not be obliged to pay interest on that portion of the cash to close attributable to the Buyer's own funds, excluding mortgages, provided that those funds are paid to Seller's lawyer in trust, until the Buyer has a reasonable time in which to register the Transfer. If a new mortgage is a condition of this Contract, the Seller agrees to trust conditions that allow the Buyer's lawyer to register the Transfer so as to obtain the advance of mortgage funds on the new mortgage; provided however that the Buyer's lawyer undertakes, accepts, and complies with reasonable trust conditions imposed by the Seller's lawyer until the Seller has been paid the total Purchase Price. The Seller's lawyer has a right to prepare (at the expense of the Buyer) any mortgage or agreement for sale between the Seller and the Buyer.

8.2

8.3

8.4 9.

INSURANCE

9.1

The risk of loss or damage to the Property will lie with the Seller until the Purchase Price is paid according to the terms of this Contract. If loss or damage to the Property occurs before the Seller is paid the Purchase Price, then any insurance proceeds will be held in trust for the Buyer and the Seller according to their interests in the Property.

10.

WARRANTIES AND REPRESENTATIONS

10.1 The Seller warrants that: (a) the Seller has the legal right to sell the Property; (b) the Attached Goods and included Unattached Goods are in normal working order and are free and clear of all encumbrances; (c) the current use of the Land complies with the existing municipal land use bylaw; (d) the Buildings and other improvements on the Land are not placed partly or wholly on any easement or utility right-of-way and are entirely on the Land and do not encroach on neighbouring lands, except where an encroachment agreement is in place; (e) the location of Buildings and other improvements on the Land complies with all relevant municipal bylaws, regulations or relaxations granted by the appropriate municipality prior to the possession date, or the Buildings and other improvements on the Land are "non-conforming buildings" as that term is defined in the Municipal Government Act (Alberta); (f) to the best of the Seller’s knowledge, there is no legal action outstanding with respect to the Property; (g) the Seller is not in breach of any contract with respect to the Property; (h) the Seller is not in breach of any obligation to any third party with respect to the Property; and (i) within the meaning of the Income Tax Act (Canada), the Seller is not now nor will be on the Completion Day a non-resident of Canada nor an agent or a trustee for any person with an interest in the Property who is a nonresident of Canada. ______________ Buyer’s Initials

Page 2 of 4

# _________________________

Purchase Contract Number 10.2 The Buyer warrants that, prior to completion, it is NOT an "ineligible person" or a "foreign controlled corporation" and is eligible to purchase "controlled land" as those terms are defined in the Foreign Ownership of Land Regulations. 10.3 All of the warranties contained in this Contract and any attached Schedules are made as of and will be true at the Completion Day, unless otherwise agreed in writing. 10.4 The Seller and the Buyer each acknowledge that, except as otherwise described in this Contract, there are no other warranties, representations or collateral agreements made by or with the other party, the Seller's brokerage and the Buyer's brokerage about the Property, any neighbouring lands, and this transaction, including any warranty, representation or collateral agreement relating to the size/measurements of the Land and Buildings or the existence or non-existence of any environmental condition or problem. 10.5 The representations and warranties in this Contract shall survive the completion of purchase and sale and may be enforced after the Completion Day, provided that any legal action is commenced within the time limits prescribed by the Limitations Act (Alberta). 10.6 The Buyer shall have the right to register a caveat against the Title to the Property upon the acceptance of this Offer by the Seller. Should the Buyer fail to perform this Contract, the Buyer agrees to forthwith discharge that caveat. 11.

ADDITIONAL TERMS/HOLDBACK

11.1 All time periods, deadlines and dates in this Contract shall be strictly followed and enforced. All times will be Alberta time unless otherwise stated. 11.2 This Contract is for the benefit of and shall be binding upon the heirs, executors, administrators and assigns of the individual parties and the successors and assigns of corporate parties. 11.3 All changes of number and gender shall be made where required. 11.4 This Contract will be governed by the laws of the Province of Alberta. The parties submit to the jurisdiction of the Courts in the Province of Alberta in any dispute that may arise out of this transaction. 11.5 Additional terms of sale, if any: ___________________________________ ______________________________________________________________ ______________________________________________________________ ______________________________________________________________

______________________________________________________________ ______________________________________________________________

______________________________________________________________

______________________________________________________________

______________________________________________________________

______________________________________________________________

______________________________________________________________

______________________________________________________________

______________________________________________________________

______________________________________________________________

______________________________________________________________

______________________________________________________________

______________________________________________________________ (Attach Schedule if necessary and have initialled by both parties.)

______________________________________________________________

11.6 In the event that the additional terms of this Contract are not fulfilled, there shall be a holdback of $ ____________________________ for _____________ days from the Completion Day to allow compliance by the Seller. These monies will be held in trust by the Buyer's lawyer and if terms are not satisfied, these monies shall be released to the Buyer. 12.

12.3 Buyer's Due Diligence Condition: It is a condition precedent of this offer that the Buyer shall have until before 9 p.m. on ___________________________ ________________________________________________, ___________ to inspect and accept the Property, the Permitted Encumbrances and all relevant information and records relating thereto. The Seller agrees to provide at its cost the following documents within ____________ ( ) Business Days after the date of final signing of this offer: (a) operational information respecting the Property; (b) copies of all other contracts currently pertaining to the Property; (c) copies of any reports and particulars of all maintenance work done by the Seller; (d) copies of any other pertinent documents, correspondence, work orders and deficiency notices in the possession of the Seller; (e) copies of any environmental assessment reports in the possession of the Seller relating to environmental contamination of any kind at or on the Property; whether or not such reports exist, the Buyer, at its own expense, may engage consultants to inspect and make such tests and observations as the Buyer may deem necessary. Copies of all such reports shall be provided to the Seller without cost, whether or not the sale of the Property is completed; (f) a Real Property Report reflecting the current state of improvements on the Property, according to the Alberta Land Surveyors’ Manual of Standard Practice, with evidence of municipal compliance or non-conformance; (g) any plans and specifications relating to the original construction and improvements to the Property; (h) a copy of the existing Title(s) # __________________________________ attached hereto as Schedule “A”; (i) other documents as listed below: __________________________________________________________ __________________________________________________________ 12.4 The Buyer shall keep all information obtained in strict confidence and shall only make the information available to the Buyer's employees, agents and professional advisors in strict confidence and shall return all of the above materials including all copies to the Seller before any Deposits are released to the Buyer pursuant to this Contract. 12.5 Additional Buyer's Conditions: ___________________________________

CONDITIONS

______________________________________________________________ ______________________________________________________________ ______________________________________________________________ ______________________________________________________________ ______________________________________________________________ Before 9 p.m. on ________________________________________________ (the "Condition Day").

12.1 The Buyer will verify, at the Buyer's expense, that the water supply meets the following criteria: ________________________________________________

12.6 The Seller's Conditions are: ______________________________________

__________________________________________________ before 9 p.m.

______________________________________________________________

on _____________________________________________, _____________.

______________________________________________________________

12.2 Buyer's Financing Condition: It is a condition precedent to this offer that the Buyer is able to place a new mortgage(s) and/or assume the existing mortgage(s) upon terms acceptable to the Buyer in order to fund the purchase of the Property. The Buyer shall have an opportunity to obtain such financing until before 9 p.m. on ____________________________________________

______________________________________________________________

________________________________________________, ____________. ______________ Seller’s Initials

______________________________________________________________ ______________________________________________________________ ______________________________________________________________ Before 9 p.m. on ________________________________________________ (the "Condition Day"). ______________ Buyer’s Initials Page 3 of 4

# _________________________

Purchase Contract Number 12.7 Unless otherwise agreed in writing, the Buyer's Conditions are for the sole benefit of the Buyer and the Seller's Conditions are for the sole benefit of the Seller. 12.8 The Buyer and the Seller may unilaterally waive or satisfy their Conditions by giving a Notice to the other party (the "Notice") on or before the stated Condition Day. 12.9 Provided that the Buyer or the Seller, as the case may be, uses reasonable efforts to satisfy the Condition(s), if the Notice has not been given on or before the stated Condition Day, then this Contract is ended.

Buyer's Information: Buyer's Address ____________________________________________________ _________________________________________________________________

(postal code)

Phone _____________________________ Fax __________________________ Buyer’s GST # _____________________________________________________ Buyer's Representative: _________________________________________________________________ Broker, associate broker or agent registered to the brokerage

13. REMEDIES/DISPUTES

Brokerage Name ___________________________________________________

13.1 If the Seller or the Buyer fails or refuses to complete this Contract according to its terms, then the other party may pursue all available remedies.

Brokerage Address _________________________________________________

14.

(postal code)

14.1 The Seller does hereby irrevocably assign to the Seller's brokerage enough of the Purchase Price to pay all sums due and owing to the Seller's brokerage, and agrees to pay any unpaid balance of the Commission to the Seller's brokerage. 15.

ADVICE

15.1 This Contract is intended to create binding legal obligations. The Seller and the Buyer should read this Contract carefully and are encouraged to obtain legal advice before signing. 15.2 This Contract may be signed and sent by fax and this procedure will be as effective as signing and delivering an original copy. 15.3 Unless there is a dual agency or another written agreement, the Seller's brokerage represents the Seller as Seller's Agent and does not have a fiduciary relationship with the Buyer, and the Buyer's brokerage represents the Buyer as Buyer's Agent and does not have a fiduciary relationship with the Seller. 15.4 The Buyer and Seller agree that the sale and other related information regarding this transaction may be retained and disclosed by the brokerage and/or the real estate board(s) as required for closing and for reporting, appraisal and statistical purposes. 16.

Phone ______________________________ Fax _________________________

18.

OFFER

18.1 The Buyer offers to buy the Property for the Purchase Price according to the terms of this Contract. 18.2 This offer / counter offer shall be open for acceptance in writing until _______.m. on _____________________________________, ___________. SIGNED AND DATED at _____________________________, Alberta at ______ .m. on the __________ day of ___________________________________, _________. ____________________________________

_______________________________

Buyer

Witness

____________________________________

_______________________________

Print Name of Buyer

Print Name of Witness

____________________________________

_______________________________

Buyer

Witness

____________________________________

_______________________________

Print Name of Buyer

Print Name of Witness

DEFINITIONS

16.1 In this Contract: (a) Business Day means a day when both the Land Titles Office and the Schedule I chartered banks are open for business. (b) Buyer's Agent means the licensed brokerage (including its broker, all associate brokers and agents) who represents the Buyer. (c) Seller's Agent means the licensed brokerage (including its broker, all associate brokers and agents) who represents the Seller. 17.

_________________________________________________________________

SECURITY FOR THE SELLER’S BROKERAGE’S FEES

REPRESENTATIVES/NOTICE

Note: This section must be completed at the offer stage prior to the Contract being signed.

PART B - ACCEPTANCE 19.

ACCEPTANCE

19.1 The Seller accepts the Buyer's offer and agrees to sell the Property for the Purchase Price according to the terms of this Contract. SIGNED AND DATED at _____________________________, Alberta at ______ .m. on the ____________ day of _________________________________, _________. ____________________________________

_______________________________

Seller

Witness

____________________________________

_______________________________

Print Name of Seller

Print Name of Witness

____________________________________

_______________________________

Seller

Witness

____________________________________

_______________________________

Print Name of Seller

Print Name of Witness

17.1 The Representatives identified in clause 17.2 represent the Seller and the Buyer. 17.2 For the purposes of giving and receiving any notice referred to in this Contract, and for acceptance of an offer to purchase, communication must be in writing and must be delivered to the address or faxed to the number described below. A notice sent or received by a Representative is proper notice for the purposes of this Contract.

20.

Seller's Information: Seller's Address ____________________________________________________

20.1 Final signing of this Contract occurred at _________________ .m. on _________________________________________________, ____________

_________________________________________________________________

Initials of the Person(s) who signed last ___________________________

(postal code)

FINAL SIGNING

Phone ______________________________ Fax _________________________

CONVEYANCING

Seller’s GST # _____________________________________________________

Seller's Lawyer __________________________________________________________

Seller's Representative: _________________________________________________________________

Lawyer's Address ________________________________________________________

Broker, associate broker or agent registered to the brokerage

Lawyer's Phone ____________________________ Fax _________________________

Brokerage Name ___________________________________________________ Brokerage Address _________________________________________________ _________________________________________________________________

(postal code)

Phone _____________________________ Fax __________________________

(postal code)

Buyer's Lawyer __________________________________________________________ Lawyer's Address ________________________________________________________ (postal code)

Lawyer's Phone ____________________________ Fax _________________________ Page 4 of 4

ADDENDUM ________ TO THE AGRICULTURAL REAL ESTATE PURCHASE CONTRACT This Addendum is attached to and forms part of the Agricultural Real Estate Purchase Contract # _____________________________ Between THE SELLER

THE BUYER

and

Name _____________________________________________________________

Name _____________________________________________________________

Name _____________________________________________________________

Name _____________________________________________________________

Municipal Address ________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________________

Legal Description: W. of

Range

Township

Section

Part

Acres

_________________________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________________________

Note: This form must be signed by all parties to the Agricultural Real Estate Purchase Contract. ____________________________________________________________________

Date

_____________________________________________________________

_________________________________________________________________

Seller

Witness

_____________________________________________________________

_________________________________________________________________

Seller

Witness

_____________________________________________________________

_________________________________________________________________

Buyer

Witness

_____________________________________________________________

_________________________________________________________________

Buyer

Witness January 2004

Schedule A

SURFACE LEASES/INCOME FORM

This Schedule is attached to and forms part of the Agricultural Real Estate Purchase Contract # __________________________ Adjustment of Surface Leases/Income? W. of

Range

q Yes Township

Section

q No Part

Acres

Income

________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ _______________________________________________________ Date

_______________________________________________________

_______________________________________________________

Seller’s Signature

Buyer’s Signature September 2002/January 2004

GRAZING LEASES AND PERMITS FORM

Schedule B

This Schedule is attached to and forms part of the Agricultural Real Estate Purchase Contract # ___________________________

1.

GRL # _________________________________________________________________________________________________________

2.

Total number of acres _____________________________________________________________________________________________

3.

Legal description: W. of

Range

Township

Section

Part

Acres

4.

Capacity in acres per animal unit ____________________________________________________________________________________

5.

Total animal unit months ___________________________________________________________________________________________

6.

Any deficiencies (e.g. fencing, reseeding, etc.) __________________________________________________________________________ _______________________________________________________________________________________________________________ _______________________________________________________________________________________________________________ _______________________________________________________________________________________________________________ _______________________________________________________________________________________________________________ _______________________________________________________________________________________________________________

7.

Annual lease rate ________________________________________________________________________________________________

8.

Assignment fee __________________________________________________________________________________________________ Cost to the government paid by: q Seller q Buyer q Shared between Seller and Buyer

9.

Buyer Warranty: The Buyer warrants that, prior to leasing, it is NOT an "ineligible person" or a "foreign controlled corporation" and is eligible to lease "controlled land" as those terms are defined in the Foreign Ownership of Land Regulations.

__________________________________________________________

__________________________________________________________

Seller

Buyer

__________________________________________________________

__________________________________________________________

Seller

Buyer September 2002/January 2004

Schedule C

PROPERTY LEASES FORM

This Schedule is attached to and forms part of the Agricultural Real Estate Purchase Contract # __________________________ W. of

Range

Township

Section

Part

Acres

Expiry Date

Renewal Date

Income

______________________________________________________ Date

_______________________________________________________

_______________________________________________________

Seller’s Signature

Buyer’s Signature September 2002/January 2004

Schedule D

WATER RIGHTS/IRRIGATION FORM

This Schedule is attached to and forms part of the Agricultural Real Estate Purchase Contract # __________________________

Water Rights 1.

Licence # _______________________________________________________________________________________________________

2.

Have you registered your water rights under the Water Act?

q Yes

q No

If yes, for what quantity? ________________________________________ Priority # __________________________________________ 3.

What is the rate of water? __________________________________________________________________________________________

4.

Is there water tax? (if applicable) _____________________________________________________________________________________

Irrigation Rights Allowances _____________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________

_______________________________________________________ Date

_______________________________________________________

__________________________________________________________________

Seller’s Signature

Buyer’s Signature January 2004

QUOTA PURCHASE INFORMATION

Schedule E

This Schedule is attached to and forms part of the Agricultural Real Estate Purchase Contract # __________________________

Poultry 1.

Buyer's Conditions: Approval and completion (in principal) of transfer of quota by the Alberta Hatching Egg Board by Completion Day.

2.

Buyer's Terms: Buyer is receiving the amount of quota as per final approval of the Alberta Hatching Egg Board within 30 days of Completion Day.

3.

Included is ___________________________ Annual Quota +/- _____________ % which equals _______________ birds. Hen numbers must be in accordance with quota holdings on Completion Day as well as number of pullets present. There must be a minimum of ___________% roosters in layer barns present on Completion Day. There must be a minimum of ______________% roosters present in pullet barn on Completion Day.

4.

Seller to operate chicken farm under good and prudent management as a chicken farmer (broiler-breeder) should. Poultry flock(s) to be in healthy and good condition at Completion Day. All flocks to be inspected by a veterinarian two weeks before Completion Day. Buyer has the right to use the service of a veterinarian to determine these facts at the Buyer's cost. Seller to turn over all records pertaining to the flock on Completion Day.

5.

There must be a minimum performance of the flocks on Completion Day that is in accordance with the five year average on the farm.

6.

Included are all attached and unattached equipment in chicken barns, feeding systems and all other equipment necessary for the normal operation of a chicken farm.

7.

All equipment pertaining to the farm to be in good state of repair and in good working order at Completion Day. In the event that something is not, then it must be repaired at the cost of the Seller. Buyer to sign acknowledgement two days past Completion Day.

8.

Included is all equipment on the Agricultural Real Estate Purchase Contract, all in good state of repair and in good working order.

9.

Transfer of chicken quota forms to be obtained by the Seller's lawyer and after both Seller and Buyer have signed, to be registered by the Alberta Hatching Egg Board.

10. Seller declares that there is adequate water on the Property for the size of the flock it has, and that there has been no shortage of water in the past. 11. Buildings must be in the same condition and state of repair at Completion Day as seen on ______________________________________, _____________, normal wear and tear excluded. 12. Any additional equipment to be included and that is not listed on the Agricultural Real Estate Purchase Contract is listed below. ____________________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________________ _________________________

_____________________________________________

_________________________________________________

Date

Seller's Signature

Buyer's Signature September 2002/January 2004

Dairy Cows 1.

Buyer's Conditions: Approval and completion (in principal) of transfer of quota by the Dairy Control Board by Completion Day. - A negative C.M.T. on all cows at time of pickup, done by Buyer at Buyer's expense. - All cows to be staph negative. All cows to be tested 14 days prior to Completion Day and positive cows to be culled prior to completion at the Buyer's option.

2.

Buyer's Terms: Buyer is receiving the amount of quota as per final approval of the Dairy Control Board within 30 days of Completion Day.

3.

The pregnancy status and health status of the herd are not guaranteed. It is the responsibility of the Buyer to have this verified at the Buyer's expense. The Seller will honestly supply all relevant information the Seller has on the herd, but does not guarantee its accuracy.

4.

Included are a total of _____________ head of cattle, consisting of _____________ cows and heifers or replacements in various sizes. It being understood between the parties hereto that there may be more than __________________________ cows and less than __________________________ heifers at the completion of this transaction, providing that the number of cows increases proportionately to any decrease in the number of replacement __________ heifers. If there are any less dairy cows, the Buyer will be reimbursed per cow. If there are any more cows and/or heifers on the farm at Completion Day, then the Buyer has the option to choose the cattle it wants. If the Seller has more cattle to sell, then the Buyer has first option of refusal.

5.

There must be a pregnancy rate consistent with the cow herd of previous years and calving interval at the time of the Offer of +/- 5%.

6.

Seller to operate farm and dairy herd under good and prudent management as a dairy farmer should. If any cows have to be sold, then they should be replaced with cows to maintain the herd's value and quality. Dairy herd to be healthy and in good condition on Completion Day. All cattle to be dairy quality. Buyer has the right to use the services of a veterinarian to determine these facts at the Buyer's expense in the two weeks prior to Completion Day. Seller to turn over to the Buyer all records of the farm pertaining to the herd.

7.

Quota to be ______________________ kg of M.S.Q. and ________________ L fluid milk at completion and same to be transferred to Buyer. If there are any cuts or increases by the Dairy Control Board either in fluid or M.S.Q., this cut or increase is not to exceed 4% of the total quota including skim off. In the event that the cut or increase is more than 4%, the Buyer or Seller will be reimbursed at the price of the last month's exchange or unused quota at the Dairy Board price prior to Completion Day. Milk should be shipped in equal monthly allotments + or _____________________%. Any overshipment should be adjusted at $______________ per kg. M.S.Q. overshipped payable to the Buyer at Completion Day.

8.

Included are all attached and unattached milking equipment inside and outside dairy barn and milk parlor directly related to and necessary for the normal operation of the dairy farm, including left-over semen and semen tank and pressure washer.

9.

All equipment pertaining to the dairy barn to be in good state of repair and in good working order at Completion Day. In the event that something is not, then it must be repaired at the cost of the Seller. Buyer to sign acknowledgement two days past Completion Day.

10. All field equipment, tractors or other to be in good state of repair and in good working order at Completion Day. Buyer to acknowledge two days past Completion Day. 11. Included are all gates and feeders as were being used on the Property, as well as electric waterers, water pumps and motors. 12. Included is all equipment on the Agricultural Real Estate Purchase Contract, all in good state of repair and in good working order. 13. Transfer of milk quota forms to be obtained by the Seller's lawyer and after both Seller and Buyer have signed, to be registered by the Dairy Control Board. 14. Seller to transfer cattle registration by Holstein Canada to Buyer at the Seller's expense. 15. Seller declares that there is adequate water supply on the Property for the size of the herd it has, and that there has not been a shortage of water in the past. 16. Buildings must be in the same condition and state of repair at Completion Day as seen on ______________________________________, _____________, normal wear and tear excluded. 17. Any additional equipment to be included and that is not listed on the Agricultural Real Estate Purchase Contract is listed below. ____________________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________________ _________________________

_____________________________________________

_________________________________________________

Date

Seller's Signature

Buyer's Signature

AMENDMENT TO THE BUYER BROKERAGE CONTRACT Contract # ______________________ Further to the Buyer Brokerage Contract dated the __________ day of ___________________________________________, ______________. Between THE BUYER

and

THE BUYER’S BROKERAGE (the “Brokerage”)

Name ____________________________________________________

Brokerage Name _____________________________________________

Name ____________________________________________________

___________________________________________________________ Broker, associate broker or agent authorized to represent the Brokerage

The following changes shall be made to the above Contract and except for such changes noted below, all other terms and conditions in the Contract shall remain as stated therein. DELETE: ________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________

INSERT: ________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________ _________________________________________________________________________________________________________________________________

Dated at ____________________________, Alberta, this ______________day of ______________________________, __________ at __________ a.m./p.m. ______________________________________________________________

__________________________________________________________

Buyer

Witness

______________________________________________________________

__________________________________________________________

Buyer

Witness

________________________________________________________ Signature of broker, associate broker or agent authorized to sign on behalf of the Brokerage

September 2002/January 2004

CONTRACT # _________________________

BUYER BROKERAGE CONTRACT

This form was developed by the Alberta Real Estate Association for the use of its members and may not be altered electronically by any person. Others who use this document do so at their own risk.

This Contract is between

THE BUYER

THE BUYER’S BROKERAGE (the “Brokerage”)

and

Name _____________________________________________________________

Brokerage Name ____________________________________________________

Name _____________________________________________________________

___________________________________ Email _________________________

Address ___________________________________________________________

Address ___________________________________________________________

__________________________________________________________________

Phone _____________________________ Fax __________________________

(postal code) (postal code)

Phone _______________________________ Fax ________________________

__________________________________________________________________ Broker, associate broker or agent authorized to represent the Brokerage

Email ______________________________________________________________

Member of the ____________________________ Real Estate Board (the “Board”)

1.

OTHER BUYER BROKERAGE CONTRACTS

1.1

Have you entered into any other buyer brokerage contract with a brokerage in Alberta during the last twelve months?

1.2

Are you currently in a buyer brokerage contract with another real estate brokerage?

2.

TERM OF THIS CONTRACT

2.1

The Buyer agrees to retain only the Brokerage:

2.2

q Yes

q No

q Yes

q No

advise prospective sellers or their brokerages with whom the Brokerage is negotiating that they represent the Buyer;

(d)

cooperate with brokerages which represent sellers of real estate;

(e)

not disclose the Buyer's identity if instructed not to do so.

ENDING THIS CONTRACT

5.1 This Contract will automatically end if the Brokerage:

(a)

to find real estate suitable for the Buyer to Purchase and,

(b)

to assist the Buyer in negotiating the terms of the Purchase.

The following properties are excluded from this Contract: _____________________________________________________________ _____________________________________________________________

2.3

5.

(c)

(a)

has had its licence to trade in real estate suspended or cancelled under the Real Estate Act (Alberta);

(b)

ceases to be a member in good standing of a real estate board; or

(c)

is bankrupt, insolvent, or in receivership.

5.2 Where a party to this Contract has breached the Contract, the other party may end the Contract by notice in writing to the party in breach.

_____________________________________________________________

5.3 The Brokerage may enforce clause 6.4(b) even if the Contract has ended or expired.

_____________________________________________________________

6.

The Term of the Contract is effective today until 11:59 p.m. on ___________

6.1 The Brokerage’s fee (the “Fee”) shall be:

______________________________________________ (the “Expiry Date”)

THE BROKERAGE’S COMPENSATION

(a)

the portion of the real estate commission, if any, paid to the Brokerage by the seller's brokerage respecting a transaction involving the Buyer (the “Collected Commission”), or

(b)

_______________________________________________________ plus GST,

unless renewed/extended in writing. 3.

DUTIES OF THE BUYER

3.1

The Buyer agrees to:

whichever is greater.

(a)

advise the Brokerage of real estate in which the Buyer is interested;

(b)

provide the Brokerage with sufficient personal and financial information to enable the Brokerage to determine the Buyer's ability to Purchase real estate;

6.2 (a)

As security for payment of the Fee when this Contract is signed, the Buyer will deposit with the Brokerage, to be held in trust, the sum of $________________________________________ (the “Fee Deposit”).

(c)

negotiate in good faith the Purchase of any specific property in which the Buyer is interested.

(b)

The Brokerage is authorized to apply the Fee Deposit toward the Fee and applicable GST.

(c)

The Fee Deposit shall be refunded to the Buyer not later than 90 days after the Expiry Date if the Fee is not earned according to clause 6.4. If the Buyer has signed a contract with a new brokerage as per clause 6.5, the Fee Deposit shall be refunded forthwith to the Buyer.

4.

DUTIES OF THE BROKERAGE

4.1

The Brokerage will: (a)

(b)

provide the Buyer with information about real estate listed on the Board's Multiple Listing Service® or such other real estate as the Brokerage is or becomes aware of and which may meet the Buyer's requirements; assist the Buyer at the Buyer's written request and expense to obtain inspections, real property reports, certificates of title and any other searches and additional information which the Buyer may require in order to decide whether to Purchase any specific property;

 January 2004 The Alberta Real Estate Association

______________ Buyer’s Initials

6.3 If any Collected Commission plus the Fee Deposit: (a)

exceeds the Fee and GST, then the excess will immediately be paid by the Brokerage to the Buyer, or

(b)

is less than the Fee and GST, then the shortfall will immediately be paid by the Buyer to the Brokerage.

______________ Buyer’s Initials

Page 1 of 2

CONTRACT # _________________________

6.4 The Brokerage will be entitled to receive the Fee and the Buyer will be obligated to pay it, if: (a)(i) during the term of this Contract, the Buyer enters into a contract for the Purchase of any specific property; (ii) the obligations of the parties are (have become) unconditional; and (iii) at the closing date the seller is willing and able to complete the transaction; or (b) within 90 days after this Contract has ended, the Buyer enters into a contract for the Purchase of any specific property and during the term of this Contract the specific property was introduced to the Buyer by the Brokerage or through the efforts of the Brokerage.

9.

DEFINITIONS

9.1

In this Contract:

6.5 Clause 6.4 will not apply if after this Contract has ended the Buyer has signed an agreement with a new brokerage and the Buyer is obligated to pay a fee to the new brokerage as a result of the Purchase of any specific property. 6.6 The Fee plus GST earned by the Brokerage shall be payable upon completion of the transaction. If there is an additional amount payable to the Brokerage, the Buyer will pay it upon completion of the transaction. In the event the Buyer refuses to complete the transaction, the Fee is due and payable within seven (7) days of demand by the Brokerage. 7.

AGENCY DISCLOSURE/ACKNOWLEDGMENT

7.1 You, the Buyer, have entered into an agency relationship under common law with the Brokerage, including its broker, all its associate brokers and agents (collectively referred to as the Buyer's Agent). A brokerage, its broker, associate brokers and agents representing a seller are referred to as the Seller's Agent. 7.2 The Buyer's Agent is obligated to protect and promote your interests. Specifically, the Buyer's Agent owes you the fiduciary duties of loyalty, obedience, confidentiality, reasonable care and skill, full disclosure and full accounting. 7.3 You, as the Buyer, and potential sellers may be represented by different brokerages (the Buyer's Agent and the Seller's Agent). Each of these Agents owes its client the full fiduciary duties listed above. Other brokerages representing sellers will not have a fiduciary relationship with you. 7.4 Dual Agency occurs when one brokerage (the Dual Agent), trading in real estate from one or more locations, represents both you and the seller, or more than one buyer, with respect to the potential purchase of a property. In such circumstances, the described fiduciary duties are limited as follows: The Dual Agent: (a) will not, without prior written authority, disclose: (i)

to the seller that you will pay a price higher than the offered price (or countered price),

(ii) to you that the seller will accept a price lower than the listed price, (iii) to the seller the reason that you are buying,

10.

(a)

“Buyer” is understood to include a tenant.

(b)

“Buyer's Agent” means the licensed brokerage (including its broker, all associate brokers and agents) who represents the Buyer or tenant.

(c)

“Lease” is a contract between an owner and a tenant that transfers to the tenant the right to use a piece of property for a specified length of time under specific conditions.

(d)

“Purchase” includes any sale, agreement for sale, exchange or trade of property and a Lease, Offer to Lease, or a Lease with an option to purchase.

(e)

“Purchase Price” means the total consideration to be paid by the Buyer either at the closing date or at some future described time.

(f)

“Seller” is understood to include a landlord.

(g)

“Seller's Agent” means the licensed brokerage (including its broker, all associate brokers and agents) who represents the seller or landlord.

ACKNOWLEDGMENT

10.1 The Buyer acknowledges that the Brokerage is being retained as a real estate broker, not as a lawyer, tax advisor, lender, appraiser, surveyor, structural engineer, property inspector, or other professional service provider. 10.2 This Contract creates binding legal obligations. The Buyer acknowledges that he/she has been advised to seek professional advice concerning the condition of any specific property that the Buyer might be introduced to and with respect to any legal and tax matters regarding the entering into of this Contract. 10.3 The Buyer consents to have the Brokerage collect, use and disclose personal information provided for purposes relating to the real estate services provided by the Brokerage to the Buyer including, but not limited to: (a) locating, assessing and qualifying property for the Buyer; (b) advertising on behalf of the Buyer; (c) providing information as needed to third parties retained by the Buyer to assist in a transaction (e.g., financial institutions, building inspectors, etc.); and (d) such other use of the Buyer’s information as is consistent with the services provided by the Brokerage in connection with the purchase or prospective purchase of the property. The Buyer agrees that the sale and other related information regarding any property purchased by the Buyer through the Brokerage may be retained and disclosed by the Brokerage and/or the Board(s) as required for closing and for reporting, appraisal and statistical purposes.

(iv) to you the reason the seller is selling, and (b)

(v) to you or other buyers the terms and conditions of competing offers; except as set out in (a), will owe no duty of confidentiality and will disclose to you and the seller all facts known that materially affect or may materially affect the marketability or value of the specific property.

THIS CONTRACT IS MADE AS OF __________________________________________________________________ Date

_______________________________

_______________________________

Buyer

Witness

_______________________________

_______________________________

Print Name of Buyer

Print Name of Witness

8.1 All changes of number will be made where required. 8.2 This Contract will be governed by the laws of the Province of Alberta. The parties submit to the jurisdiction of the Courts in the Province of Alberta in any dispute that may arise out of this transaction.

_______________________________

_______________________________

Buyer

Witness

_______________________________

_______________________________

8.3 This Contract may be signed by the parties and transmitted by fax. This procedure will be as effective as if the parties had signed and delivered an original copy.

Print Name of Buyer

Print Name of Witness

7.5

8.

The Buyer authorizes the Buyer's Agent to act as a Dual Agent according to the terms of this section. ADDITIONAL TERMS

8.4 The Buyer warrants that, prior to completion, he/she is NOT an “ineligible person” or a “foreign controlled corporation” and is eligible to purchase “controlled land” as those terms are defined in the Foreign Ownership of Land Regulations.

__________________________________________________________________ Signature of broker, associate broker, or agent authorized to sign on behalf of the Brokerage

Buyers' initials to acknowledge they have received a copy of this Contract.

___________________________ Page 2 of 2

BUYER BROKERAGE TERMINATION AGREEMENT Contract # _________________________ Between THE BUYER

and

THE BUYER’S BROKERAGE (the “Brokerage”)

Name _________________________________________________

Brokerage Name _________________________________________

Name _________________________________________________

_______________________________________________________ Broker, associate broker or agent authorized to represent the Brokerage

The parties wish to terminate the Buyer Brokerage Contract dated ______________________________________________, ______________.

q Conditional Termination Fee entitlement will continue as per the provisions of clauses 6.4 and 6.5 of the Buyer Brokerage Contract.

q Unconditional Termination To be used where the parties want to sever their relationship with no ongoing obligations. Additional terms: ______________________________________________________________________________________________________ ____________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________

DATED at ________________________, Alberta this ___________day of ___________________________________________, __________.

______________________________________________________________

__________________________________________________________

Buyer

Witness

______________________________________________________________

__________________________________________________________

Buyer

Witness

_____________________________________________________________

_____________________________________________________

Approved and accepted by the Buyer’s Broker/Manager

Signature of broker, associate broker or agent authorized to sign on behalf of the Brokerage

Buyer acknowledges receiving a copy of this Agreement.

___________________________________________________________ January 2004

Footnotes - Census of Agriculture (1) In both 1996 and 2001, a census farm was defined as an agricultural operation producing at least one of the following products intended for sale: crops (field crops, tree fruits or nuts, berries or grapes, vegetables, seed); livestock (cattle, hogs, sheep, horses, exotic animals); poultry (hens, chickens, turkeys, exotic birds); animal products (milk, cream, eggs, wool, furs, meats); or other agricultural products (greenhouse or nursery products, Christmas trees, mushrooms, sod, honey and maple syrup). Farm operations producing only Christmas trees were included for the first time in the 1996 census. (2) A farm is classified according to the predominant commodity produced. This is done by estimating the potential gross farm receipts from the inventories of crops and livestock reported on the census questionnaire. The commodity or group of commodities which account for 51 percent or more of the total gross farm receipts determines the farm type. Farm type classification only includes farms with gross farm receipts of $2,500 or more. (3) In 1996, the name and definition of tame or seeded pasture was changed from the previous census. In 1991, it was called "Improved Land for Pasture or Grazing." Consequently, some respondents may have reported differently in 1996 than in 1991, thereby affecting the comparability of those years. (4)The data for land management practices are reported for the year preceding the census year. Operators can apply insecticides and fungicides to the same land. Therefore, the sum of the responses to the two questions in 1996 and 2001 are not comparable to the response to the single 1991 question which asked for the total area on which insecticides or fungicides were used. As in previous censuses, the area of land treated with herbicides, insecticides and fungicides is under-reported in 2001. The data, however, is still comparable to other years. (5) Since 1991, the data reported are for total oats, since the questionnaire made no distinction between the oats for grain and the oats for fodder components of total oats. (6) In 1981, the data reported pertain to barley for grain only. (7) Since 1991, no distinction between oats for grain and oats for fodder has been made. In 1986, 1996, and 2001, the "Other Fodder Crops" are included in the data for "Total Tame Hay". (8) The earlier census date in 1996 (May 14th) and in 2001 (May 15th) affect the comparability with previous censuses due to the lower percentage of calvings that would have taken place at this time compared to the first week of June, when previous censuses were taken. (9) Since individual or family holdings were being over-reported in previous censuses, the order and wording of the questions on operating expenses were changed in 1996. While previous censuses asked if the operation was an "individual or family holding", the 1996 Census replaced this question with one asking if the operation was a "sole proprietorship". (10) Since 1991, there are two separate questions on the value of land and buildings - one on rented properties and one on owned properties. Consequently, the total reported value of land and buildings in following censuses increased compared with earlier censuses, where some respondents had failed to include rented land. (11) In 1991, agricultural operators reported the value of farm machinery and equipment located on their operations on Census Day, regardless of ownership. Since the 1996 census, operators have been asked to report the present market value of all farm machinary and equipment that they owned or leased on Census Day. This change in reporting limits comparability of these data. (12) This refers to gross farm receipts of the operation in the preceding calender year or for the last complete accounting (fiscal) year. (13) This refers to the gross farm operating expenses of the operation in the preceding calender year or for the last complete accounting (fiscal) year. (14) In 2001, the name and definition of "Rent or Leasing Expenses" has changed to "Rental and Leasing of Land and Buildings". This change limits the comparability of the data between 2001 and previous censuses. (15) In 2001, the name and definition of "Fuel, Oil and Lubricants for Machinery" has changed to "All Fuel Expenses". This change limits the comparability of the data between 2001 and previous censuses. (16) In 2001, "Custom Work and Contract Work" and "Rental and Leasing of Farm Machinery, Equipment, and Vehicles" were classified as separate entities whereas in 1996, they were grouped together. This change limits the comparability of the data between 2001 and previous censuses.

Alberta's Township System The following information is excerpted from Doug Barnett's Early Surveys and Settlements in Central Alberta. The DLS System first established controlling lines on which to base the township surveys. It was decided to layout the System on an astronomic basis, that is "square with the world", with north-south and east-west lines following lines of latitude and longitude on the earth's surface. Starting near Winnipeg, Dominion Land Surveyors established six meridians over a period of time. A meridian is an astronomic north-south line on the earth's surface. The Principal Meridian was followed by successive Initial Meridians (the Second, Third, Fourth, Fifth, and Sixth), each about four degrees of longitude apart. The Fourth Initial Meridian later became the Alberta - Saskatchewan boundary, and the Western Provinces were extended northward from the 49th parallel (international boundary) to the 60th parallel, a distance of about 760 miles. As meridians follow the spherical curve of the earth, they converge as they are produced northward. For example, the distance between the Fourth and Fifth Meridians along the 49th parallel is about 182 miles (293 kilometres); at the 60th parallel, the distance between the same two Initial meridians is reduced to about 139 miles (224 kilometres) due to convergence of the meridians. The Dominion Lands Survey System is therefore an astronomic system with all north-south lines laid off as true meridians, and all east-west lines established as chords to parallels of latitude. Land between the Initial Meridians was then subdivided into townships. A township is a square tract of land about six miles (9.7 kilometres) on a side, containing thirty-six sections (Figure to left.). Townships are numbered northward, starting from township one at the 49th parallel and increasing to township 126 at the 60th parallel (the north boundary of British Columbia, Alberta, Saskatchewan, and Manitoba). For example, Lethbridge is about at township eight; Red Deer at about township thirty-eight; Athabasca about township sixty-six; Fort McMurray about township eighty-nine; and Fort Chipewyan about township one hundred and twelve. A column of townships in the north-south direction is called a range. Townships lie in ranges numbered westward from each Initial Meridian, starting with range one adjoining the west side of each such meridian. There are thirty ranges between the Fourth and Fifth meridians along the 49th parallel, but due to convergence of the meridians, this reduces to only about twenty-three ranges along the north boundary of Alberta. Townships are laid off their prescribed width along base lines running between the Initial Meridians. A base line is a line approximating a latitude circle from which townships are projected north and south to the correction lines (to be defined later). See figure above to the right. Base lines are four townships apart. The international boundary is the first base line; the second base line lies between townships four and five; the third base line between townships eight and nine; and so on northerly in regular order. For example, the fourteenth base line (between townships fifty-two and fifty-three) runs along part of Jasper Avenue in Edmonton, and the twenty-fourth base line (between townships ninety-two and ninety-three) runs near the Syncrude plant north of Fort McMurray. Correction lines are east-west lines, midway between base lines, on which the jogs are allowed to provide for convergence of meridians, as shown in figure above to the right. They are also four townships apart. The first correction line is between townships two and three; the second between townships six and seven; the third between townships ten and eleven, and so on northerly in regular order. For example, the twelfth correction line (between townships fortysix and forty-seven) runs through Camrose, and the twenty-third correction line (between

1

townships ninety and ninety-one) runs just north of Fort MacKay. The north boundary of Alberta is about the thirty-second correction line. The jogs along a correction line increase in length as one proceeds westerly from an Initial Meridian. For example, on the 14th correction line running through Namao north of Edmonton, the jog at the northeast comer of range ten is about 36.23 Chains (2390.8 feet = 728.7 metres), whereas the jog at the northeast comer of range twenty-five on the same correction line is about 96.60 Chains (6375.6 feet = 1943.3 metres). On the east side of each Initial Meridian the width of the last range is narrower than a full range due to the convergence between two adjacent Initial Meridians. These fractional ranges are less than six miles in width, the width varying with its position along the Initial Meridian, as shown in the figure above to the right. Sections in a fractional township are numbered the same as though the township was a full one. The Dominion Land Survey System therefore established a practical, accurate solution to the subdivision of vast tracts of land in Western Canada. The framework of meridians and base lines provided the basis for township subdivision in the System. While readily understood and used by early settlers and even by people today, it was highly technical and complicated to layout while keeping errors under control. This required skilled government surveyors (DLS) to accomplish. Based on lines of latitude and longitude determined by astronomic field observations it covered the largest tract of land ever surveyed in North America under a single integrated system. Township surveys subdivided the Crown land into parcels which could be sold for settlement, development and other public purposes. The figure above (on the left) shows the structure of a typical township of the Third System of Survey (the First and Second Systems, which differed mainly in allotment and width of road allowances, were laid out in southern Manitoba and southeastern Saskatchewan up to about 1881; after that, the remainder of the Prairie Provinces was subdivided according to the Third System of Survey). North-south road allowances run every mile apart; east-west road allowances are spaced at two mile intervals. Each township contains three blind lines (east-west section lines where no road allowance is provided - called "blind lines" because they were not measured on the earlier surveys). Distances shown on the early township plans are in Chains, and areas are shown in acres. These British (Imperial) units have been retained for most township plans even after the metric system was adopted in Canada in 1971. Each section is one mile on a side, or 80 Chains square (approximately), containing 640 acres. A Third System township therefore measures approximately 486 Chains east-west and 483 Chains north-south. Road allowances provide public access to each quarter- section. Sections are sometimes broken down into smaller units called legal subdivisions of 40 acres each; each section contains 16 legal subdivisions as shown in figure above to the right. These smaller tracts are used for smaller divisions of land bordering on rivers and lakes, Indian reserves, settlements, and for oil and gas well spacing units. The introduction of the Torrens land registration system in Alberta, effective January 1, 1887, was made possible by the accuracy of the original township and settlement surveys and the careful collection and preservation of survey plans. The Torrens System was devised in Australia by Sir Robert Torrens in 1858, and is one of the most efficient land titles systems in the world. A government land titles office has custody of all original land titles and documents registered against them (such as mortgages, caveats and liens), thus guaranteeing the title and protecting it from fraud and wrongful possession. The Torrens system remains in use to this day for all dealings with land ownership, leasing, and related records at the Edmonton and Calgary land titles offices in Alberta, giving citizens ready access to all important land titles information related to buying, selling, and holding property.

2

2003 RURAL DIVISION MEMBERSHIP APPLICATION NAME OF APPLICANT _____________________________________________ Date: ________________2003 Years of experience in rural real estate Percentage of time spent doing:

Areas of specialization

________ Rural real estate

________%

Commercial real estate

________%

Residential real estate

________%

1)_______________________________________________________________ 2) _______________________________________________________________ 3) _______________________________________________________________

List all Designations:__________________________________________________________________________ You can apply for either Candidate Member status or Full Member status. For the definition of Candidate Member or Full Member status see the back of this form. I AM APPLYING FOR: CANDIDATE MEMBER STATUS In accordance with the criteria set out on the back of this form under “Candidate Member Status.” OR FULL MEMBER STATUS In accordance with the criteria set out on the back of this form under “Full Member Status.” IN MAKING THIS APPLICATION, I DECLARE: a)

I am presently a member in good standing of the Calgary Real Estate Board.

b)

I apply for Candidate Membership and agree to become a Full Member of the Division within two years of this date.

c)

I agree that should this application be accepted, I will abide by the rules, regulations and by-laws of the Division and pay the annual dues and such other amounts as may be established by the Division.

d)

I understand there is an annual membership fee for $100.00 plus $7.00 GST (total $107.00) that accompanies this application.

SIGNATURE OF APPLICANT ____________________________________________________________________ NAME OF PRESENT EMPLOYER_________________________________________________________________ BUSINESS ADDRESS ________________________________________________POSTAL CODE _____________ TELEPHONE ______________________________________ FAX _______________________________________ EMAIL ADDRESS______________________________________________________________________________ WEB SITE_____________________________________________________________________________________ BROKER RECOMMENDATION – I recommend this individual for membership in the Commercial/Rural Division of the Calgary Real Estate Board. ________________________________________ Sales Manager or Broker (Print Name)

______________________________________ Manager/Broker Signature

I hereby give CREB permission to bill my account for the 2003 Rural Fee of $107.00 (GST included). _____________________________________ (or) Cheque attached______________________________________ Applicant’s Signature Applicant’s Signature

Candidate Member Status To qualify as a Candidate Member you must: 1. Be a member of the Calgary Real Estate Board 2. Submit the annual fee of $100.00 plus GST 3. Successfully complete the Rural Introductory Course within two years of registration date. Candidate Member Status provides access to the Agribusiness/Commercial database. Candidate members are eligible to become Full Members upon achieving the educational qualifications or the transaction/volume qualifications within two years of applying as a Candidate member. Full Member Status To qualify as a full member you must: 1. 2. 3. 4.

Be a Member of the Calgary Real Estate Board Submit the annual fee of $100.00 plus GST Get your Broker’s recommendation Have experience or educational credentials as listed below.

Experience Credentials A. Sales: Completed a minimum of three (3) sales of Agri-business defined as at least two of the following: Non-residential Zoning; Income producing; and, forty one (41) acres or more; Industrial, Commercial and/or Income producing Properties within a one-year period over the past five years, with a minimum value of $150,000 each and an aggregate total of $2,000,000. or B. Leases: Minimum of three (3) leases with an aggregate value of $2,000,000 within a one-year period over the past five years, with no minimum value of each lease. or C. Development Minimum value of $2,000,000 within a one-year period over the past five years. or D. Property Management: Managing a portfolio of at least $5,000,000 total value of the property. or E. Combination: Any combination of above which meets the approval of the Rural User Group. F. At the discretion of the Rural User Group. For your Experience Credentials on the above, set out on a separate sheet the general particulars of the qualifying transaction in which you have acted during the specified period in the following format. Address of Property

Type of Transaction

Date of Completion

Amount of Transaction

Applicant’s Percentage

Education Credentials – Successful completion of one of the following: A. Rural Introductory Course. B. Real Estate Brokers’ Licensing Program, including Rural Real Estate Module. (If Rural Module was not completed, two (2) courses from the Rural Introductory Course must be taken.) C. Designations, one of:

CCIM

FRI

AACI

CPM

ALC

RLI

Full Member status provides for access to the Commercial database. Acceptance into the Rural/Commercial Division is subject to the approval of this application by the Rural User Group. H:\DATA\FORMS\RURAL FORMS\2003 FORMS\2003 RURAL DIVISION MEMBERSHIP APPLICATION FORM-REVISED MAY 22'03.DOC

AGRICULTURAL LAND DISCLOSURE STATEMENT (To be completed by the Seller)

Purpose of Disclosure This form is a voluntary disclosure of the condition of the Property for sale and other information known by the Seller. This disclosure statement constitutes a representation under any Purchase Contract if so agreed in writing by the Seller and the Buyer. Date of Disclosure: ________________________________________________________________________________________ Seller’s Name: ___________________________________________________________________________________________ Property Address: _________________________________________________________________________________________ Legal Description (List Home Property First)

Total Acres

Arable Acres

Waste Acres

Bldg. Site Acres

Water Rights Acres

TOTAL The Seller is responsible for the completion and accuracy of the answers on this form. The Seller should indicate either Y (yes), N (no), ? (no knowledge) or n/a (not applicable). 1.

Does the existing Property/operation comply with permits?

Y

N

?

n/a

Does the operation comply with provincial agricultural requirements (e.g. minimum setback distances) and municipal bylaw requirements?

Y

N

?

n/a

Is there a deferred reserve caveat registered on this title?

Y

N

?

n/a

2.

Are there any conditional use and/or special compliance permits required?

Y

N

?

n/a

3.

Are there any cross property easements/entitlements and are they in use at this time?

Y

N

?

n/a

If yes, please sketch on the map attached at the end of this disclosure form and provide a copy of the appropriate documents. Railways or railway rights-of-way? Oil wells and/or oil well access roads? Dominant and servient tenements? Crop lease?

Power lines? Utility rights-of-way? Restrictive covenants? Grazing lease?

Pipelines? Subdivisions? Other? ______________

4.

Who owns the present crop? ____________________________________________________

5.

Has the Property ever had a non-agricultural use?

6.

Does your insurance cover environmental incidents? Y N ? n/a If yes, please indicate amount and type of insurance coverage: _____________________________________________________

7.

Have any environmental assessments of the Property been carried out in the past 5 years?

____________ Seller’s Initials © February 2001/September 2002 The Alberta Real Estate Association

Y

____________ Seller’s Initials

Y

N

N

?

?

n/a

n/a

-2-

8.

9.

Are there any past, pending or threatened action/investigations by any government environmental agency involving conditions on the Property? Involving conditions on adjacent properties?

Y Y

N N

? ?

n/a n/a

Have any corrective measures been taken?

Y

N

?

n/a

Do your operations involve the generation, handling, disposal or other use of chemicals or hazardous materials other than agricultural chemicals?

Y

N

?

n/a

Y

N

?

n/a

Y

N

?

n/a

Y

N

?

n/a

Y Y

N N

? ?

n/a n/a

10. Do your operations involve storage of bulk quantities of agricultural chemicals such as pesticides and fertilizer other than for your own use? Have bulk quantities of same ever been stored on the Property in the past other than for your own use? 11. If your operations involve the use of irrigation, are additional substances applied other than water? 12. Does the Property contain any of the following: (A)

Above ground storage tanks? Underground storage tanks? If yes, please provide the following details below. •

Whether your province has a program for the registration of such tanks and if your tanks are registered: _____ _________________________________________________________________________________________

•

The location of each tank (by Land Parcel Number): _______________________________________________ _________________________________________________________________________________________ _________________________________________________________________________________________ _________________________________________________________________________________________ _________________________________________________________________________________________

•

What the tanks contained: ___________________________________________________________________ _________________________________________________________________________________________

•

Whether the tanks are in use or are abandoned: __________________________________________________ _________________________________________________________________________________________

•

The approximate age of the tanks: _____________________________________________________________

•

Whether the tanks have been inspected or repaired: _______________________________________________

•

Whether any of these tanks are known to leak: ___________________________________________________ _________________________________________________________________________________________

(B)

An operating or inactive lagoon or manure pit or other surface impoundment?

Y

N

?

n/a

Y Y

N N

? ?

n/a n/a

If yes, please provide the following details below. • •

Is the lagoon lined? Are there any groundwater or other performance monitoring facilities?

•

The location of manure storage sites (by Land Parcel Number):_____________________________________ _________________________________________________________________________________________ _________________________________________________________________________________________ _________________________________________________________________________________________

•

How the manure is stored and the ultimate disposal of same:_______________________________________ _________________________________________________________________________________________ _________________________________________________________________________________________ _________________________________________________________________________________________

•

Is there a barrier between the soil and the manure?

Y

N

?

n/a

•

Is there secondary containment or surface run off control?

Y

N

?

n/a

____________ Seller’s Initials

____________ Seller’s Initials

-3-

(C)

An operating or former dump, landfill or other waste disposal area on this or adjacent lands?

Y

N

?

n/a

If yes, please provide details of the types of waste disposed of: ______________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ (D)

Ground water wells?

Y

N

?

n/a

If yes, please sketch location and use on the map attached to this form. i.

If yes, specify uses:

ii.

Have any wells been tested for human consumption?

Livestock

Human Consumption

Irrigation Y

N

Aquaculture ?

n/a

If yes, give date and results of test: ____________________________________________________________ _________________________________________________________________________________________ iii.

What is the depth and rate of flow (gal/min) of each well? _________________________________________________________________________________________ _________________________________________________________________________________________ _________________________________________________________________________________________ _________________________________________________________________________________________

iv. v.

Does the Property contain any abandoned ground water wells?

Y

N

?

n/a

Is the water supply licensed or registered under the Water Act?

Y

N

?

n/a

If yes, for what quantity? ____________________________________________________________________ (E)

Ground water waste?

Y

i.

If yes, specify uses:

Livestock

Human Consumption

ii.

Have any wells been tested for the presence of hazardous materials?

N

Irrigation Y

?

n/a

Aquaculture N

?

n/a

If yes, give date and results of test: ____________________________________________________________ _________________________________________________________________________________________ 13. Does the Property contain a septic system consisting of: A septic tank?

A drain field?

An open discharge system?

A cesspool with contents put onto the Property?

A lagoon?

A cesspool with contents removed from the Property?

14. Does the Property contain any active or non-producing oil or gas wells?

Y

15. Does the Property contain any abandoned oil/gas wells or pipelines?

N

?

n/a

Y

N

?

n/a

If yes, have all governmental approvals been obtained?

Y

N

?

n/a

Are reclamation certificates available for abandoned well sites?

Y

N

?

n/a

Y

N

?

n/a

16. Are there any propane tanks on the Property? If yes, are they rented or owned? _____________________________________________ 17. Does the Property contain any surface water such as: A stream?

A river?

Natural springs?

Wetlands?

Seasonal run-off areas?

If yes, then: i.

Have they been identified as public land?

Y

N

?

n/a

ii.

Is the Property serviced by a drainage/irrigation system?

Y

N

?

n/a

iii.

Is there a levy to maintain the drainage/irrigation system?

Y

N

?

n/a

18. Does the Property contain any water storage dugouts?

Y

N

?

n/a

19. Is the Property located in a known floodplain or floodway?

Y

N

?

n/a

____________ Seller’s Initials

____________ Seller’s Initials

-4-

20. Has the Property ever been used for municipal or industrial sludge or waste?

Y

N

?

n/a

21. Are there gravel pits, manure pits, silage pits or other open excavations on the Property?

Y

N

?

n/a

22. Are there any outstanding issues pertaining to government grazing leases?

Y

N

?

n/a

If yes, please identify: ______________________________________________________________________________________ Is this lease transferrable? Is there a known cost for the transfer? (amount ________________________________) 23. Are there any permanent grass programs?

Y Y

N N

? ?

n/a n/a

Y

N

?

n/a

If yes, please identify: ______________________________________________________________________________________ ________________________________________________________________________________________________________ 24. Are there any or have there been noxious or poisonous weeds on the Property? Has there been any notification from the municipal authorities requiring clean-up? 25. Has the Property ever contained urea formaldehyde insulation?

Y

N

?

n/a

Y

N

?

n/a

Y

N

?

n/a

26. Are the following utilities fully paid? Phone?

Y

N

?

n/a Water?

Y

N

Electrical?

Y

N

?

n/a Natural gas?

Y

N

Y

N

Do services for utilities occur in more than one location on the Property?

? ? ?

n/a n/a n/a

If yes, explain ____________________________________________________________________________________________ 27. Is this Property of historical significance in the opinion of a government authority?

Y

N

?

n/a

28. List all Property sources of waste water, and where these waters are discharged (e.g. tile bed, storage, lagoon, septic or other containment system, ditch, creek, etc.).

29. List licences or permits held and effective dates (e.g. chemical application permit, certificates of compliance, water source registrations, etc.).

30. Describe how you dispose of pesticide/herbicide containers, waste oil and used automotive batteries.

____________ Seller’s Initials

____________ Seller’s Initials

-5-

31. Indicate whether any of your crop spraying is done by custom application and/or by aerial spraying. Please advise, in either instance, if the custom operator is licensed.

32. In the following space, please provide any additional comments and/or explanations.

Acknowledgment and Limitations of Statement The Seller states that the above information is true based on the Seller’s current actual knowledge as of the above date. Any important changes to this information made known to the Seller will be disclosed by the Seller to the Buyer prior to Completion Day. The Seller acknowledges receipt of a copy of this disclosure statement and agrees that a copy may be given to prospective Buyers. Seller: ________________________________________________

Seller: _________________________________________

The Buyer acknowledges that it has received and read a signed copy of this disclosure statement from the Seller or the Seller’s brokerage on the ___________ day of __________________________, ___________. The Buyer also acknowledges that this is not a warranty of any kind by the Seller or by any brokerage representing the Seller in this transaction, and is not a substitute for any inspection or warranties the Buyer may wish to obtain. The prudent Buyer will use this disclosure statement as the starting point for its own inquiries. Buyer: ________________________________________________

Buyer: _________________________________________

The Seller and the Buyer understand that neither the Seller’s brokerage or Buyer’s brokerage or their representatives warrant or guarantee the above information on the Property.

____________ Seller’s Initials

____________ Seller’s Initials

Property Map This map is attached to and forms part of the Agricultural Land Disclosure Form dated _________________, _______. Seller’s Name ___________________________________________________________________________________ Property Address ________________________________________________________________________________

______________________________________________________________________________________

N

Township ______________

Range _______________

Meridian ______________

_______________________________________________ Date ________________________________________________ Seller

_____________________________________________ Seller

February 2001/September 2002

RURAL RESIDENTIAL PROPERTY DISCLOSURE STATEMENT Purpose of Statement This statement is a voluntary disclosure of the condition of the Property for sale and other information known by the Seller. This disclosure statement constitutes a representation under any Purchase Contract if so agreed in writing by the Seller and the Buyer. Date of Disclosure: __________________________________________________________________________________________________ Seller’s Name: ______________________________________________________________________________________________________ Property Address: ___________________________________________________________________________________________________

The Seller is responsible for the completion and accuracy of the answers on this form. The Seller should indicate either Y (yes), N (no), ? (no knowledge) or n/a (not applicable). 1.

To the best of your knowledge, is the ceiling insulated?

Y

N

?

n/a

2.

To the best of your knowledge, are the exterior walls insulated?

Y

N

?

n/a

3.

Is the basement a preserved wood foundation or concrete? ___________________________________ If preserved wood foundation, is an engineer’s certificate available?

Y

N

?

n/a

4.

Are all items to be included in the transaction free and clear of all encumbrances? If no, list items _______________________________________________________________________

Y

N

?

n/a

5.

Do you have: (if yes, please provide date) - a home inspection report? (date ______________________________________________________) - a real property report? (date _________________________________________________________) - a well chemical analysis report? (date _________________________________________________) - a well report? (date _______________________________________________________________) - any septic system information? (date _________________________________________________) - a lease and/or rental agreement? (date ________________________________________________) - any revenue agreements? (date ______________________________________________________)

Y Y Y Y Y Y Y

N N N N N N N

? ? ? ? ? ? ?

n/a n/a n/a n/a n/a n/a n/a

Y Y

N N

? ?

n/a n/a

6.

Are the following utilities fully paid?

- Phone? - Electrical?

Y Y

N N

? ?

n/a n/a

- Water? - Natural gas?

7.

Has the wood stove/fireplace insert been inspected and approved by local authorities?

Y

N

?

n/a

8.

Are you aware of any unregistered encroachments, easements or rights-of-way on this Property?

Y

N

?

n/a

9.

Are you aware of any unregistered encroachments, easements or rights-of-way by your Property on neighbouring properties?

Y

N

?

n/a

10. Does the Property contain unauthorized accommodation? If yes, alter Listing and Purchase Contracts.

Y

N

?

n/a

11. Are you aware of any additions or alterations made without a required permit?

Y

N

?

n/a

12. Are you aware of any structural problems with the improvements?

Y

N

?

n/a

?

n/a

13. To the best of your knowledge, have the improvements ever contained asbestos?

Y

N

14. Have you ever applied for and been turned down for a zoning change or subdivision?

Y

N

15. Have you received any notice or claim affecting the Property from any person or entity?

Y

N

?

n/a

16. Have you received any insurance settlements where the work has not been done?

Y

N

?

n/a

17. Are you aware of any environmental concerns on the Property or otherwise affecting the Property?

Y

N

?

n/a

18. Are you aware of any problems regarding the quantity or quality of well water? Gallons per minute (if known) _____________ Date tested ______________ 19. Are you aware of any problems with the septic system? Type: septic tank & field holding tank tank & open discharge

Depth _____________

?

n/a

Y N ? n/a Date drilled ________________ Y

N

?

n/a

20. Are you aware of any past or present flooding or drainage problems on the Property?

Y

N

?

n/a

21. Are you aware of any roof leakage or unrepaired damage? (age of roofing __________ years) Indicate type of roofing: ________________________________________________________________

Y

N

?

n/a

22. Are you aware of any moisture and/or water problems in the basement or crawl space?

Y

N

?

n/a

23. Are you aware of any problems with the heating/air conditioning/ventilation systems?

Y

N

?

n/a

24. Are you aware of any problems with the electrical system, switches or receptacles?

Y

N

?

n/a

25. Are there any hidden defects under the floor coverings or in the walls?

Y

N

?

n/a

26. Are you aware of any problems with the plumbing system?

Y

N

?

n/a

© May 2001/September 2002 The Alberta Real Estate Association

lagoon

other ________

-2-

The Seller is responsible for the completion and accuracy of the answers on this form. The Seller should indicate either Y (yes), N (no), ? (no knowledge) or n/a (not applicable). 27. Are you aware of any problems with a jetted tub, hot tub and/or swimming pool?

Y

N

?

n/a

28. Are you aware of any excessive settling, slippage, sliding or soil problems?

Y

N

?

n/a

29. Are you aware of any problems with retaining walls cracking or bulging?

Y

N

?

n/a

30. Are you aware of any damage due to weather, fire, water, insects or rodents?

Y

N

?

n/a

31. Other than those stated above, are you aware of any other latent (hidden) defects on the Property?

Y

N

?

n/a

32. Are there any rented fixtures/equipment? (e.g. water softener, iron filter, alarm system)

Y

N

?

n/a

33. Are you aware of any problems with any equipment/mechanical items to be included in this transaction?

Y

N

?

n/a

34. Are there any propane tanks on the Property? If yes, are they rented or owned? _________________________________________________________

Y

N

?

n/a

35. Is this Property of historical significance in the opinion of a government authority?

Y

N

?

n/a

If yes, explain ________________________________________________________________________

Additional Comments and/or Explanations: (Use additional pages if necessary) _____________________________________________________________________________________________________________ _____________________________________________________________________________________________________________ _____________________________________________________________________________________________________________ _____________________________________________________________________________________________________________ _____________________________________________________________________________________________________________ _____________________________________________________________________________________________________________ _____________________________________________________________________________________________________________ _____________________________________________________________________________________________________________ _____________________________________________________________________________________________________________ _____________________________________________________________________________________________________________ _____________________________________________________________________________________________________________ _____________________________________________________________________________________________________________ _____________________________________________________________________________________________________________ _____________________________________________________________________________________________________________ _____________________________________________________________________________________________________________ _____________________________________________________________________________________________________________ _____________________________________________________________________________________________________________ Acknowledgment and Limitation of Statement The Seller states that the above information is true based on the Seller’s current actual knowledge as of the above date. Any important changes to this information made known to the Seller will be disclosed by the Seller to the Buyer prior to Completion Day. The Seller acknowledges receipt of a copy of this disclosure statement and agrees that a copy may be given to prospective Buyers. Seller: _______________________________________________

Seller: _____________________________________________

The Buyer acknowledges that it has received and read a signed copy of this disclosure statement from the Seller or the Seller’s brokerage on the ___________ day of __________________________, ___________. The Buyer also acknowledges that this is not a warranty of any kind by the Seller or by any brokerage representing the Seller in this transaction, and is not a substitute for any inspection or warranties the Buyer may wish to obtain. The prudent Buyer will use this disclosure statement as the starting point for its own inquiries. Buyer: ______________________________________________

Buyer: _____________________________________________

The Seller and the Buyer understand that neither the Seller’s brokerage or Buyer’s brokerage or their representatives warrant or guarantee the above information on the Property.

STANDARD CLAUSES AND PHRASES TO ASSIST IN THE WRITING OF

COMMERCIAL AND AGRICULTURAL PURCHASE CONTRACTS AND COMMERCIAL

LEASING CONTRACTS

FEBRUARY 2001

ACKNOWLEDGEMENTS The Alberta Real Estate Association (AREA) wishes to thank the Ontario and British Columbia Real Estate Associations and the Calgary Real Estate Board for sharing their materials on standard clauses and phrases.

The Alberta Real Estate Association has created these standard phrases and clauses to assist its members in drafting clauses to meet the needs of Buyers/Tenants and Sellers/Landlords in the preparation and negotiation of the Commercial and Rural Real Estate Purchase Contracts and the Commercial Offer to Lease Contract. At no time are these clauses and phrases to be thought of as required wording, but they are to be used as examples of acceptable phrases and clauses. AREA accepts no liability for the usage of these clauses and phrases. Each transaction is unique and real estate brokers are advised to seek professional advice when they are in doubt regarding the appropriate wording.

© Copyright 2000 Revised 2001 The Alberta Real Estate Association

TABLE OF CONTENTS Page I.

Commercial Offer to Purchase 1. Deposit Clauses 1.1 Deposit – Interest Bearing 1.2 Forfeited Deposit

1 1

2. Financing Clauses 2.1 Prepayment of Mortgage Principal 2.2 Renewal of Mortgage 2.3 Postponement of Mortgage 2.4 Assumption of Existing Mortgage 2.5 Demolish Structure or Change Contours 2.6 Seller Takes Back Second Mortgage 2.7 Discharge of Existing Encumbrances 2.8 Partial Discharge of Mortgage

1 2 2 2 2 2 2 2

3. Additional Purchase Conditions 3.1 Preamble to Conditions 3.2 Conditional Sale – Increase of Deposit 3.3 Obtaining Building Permit 3.4 Acceptable Soil Test 3.5 Notice of Fulfillment of Condition by Buyer 3.6 Zoning Satisfaction 3.7 Inspection of Leases and Property 3.8 Unattached and Attached Goods

3 3 3 3 3 3 4 4

4. “Subject To” Clauses 4.1 Subject To Legal Advice 4.2 Approval of Documentation by Seller’s or Buyer’s Lawyer 4.3 Approval of Contract by Seller’s or Buyer’s Lawyer 4.4 Approval of Financial Statements by Buyer’s Accountant 4.5 Where Financial Statements Are Available But Have Not Been Delivered to Buyer

4 4 5 5 5

5. Disclosure of Interest 5.1 Industry Member Buying Property 5.2 Industry Member Selling Property

5 5

6. Safety, Health and Environmental Disclosure Conditions 6.1 Possible Safety, Health or Environmental Condition 6.2 Seller Disclosure Where Condition Has Been Removed 6.3 Seller Disclosure With Corrective Measures 6.4 Presence of Urea Formaldehyde 6.5 Flood Plain or Environmentally Protected Zone 6.6 Environmental Warranty 6.7 Environmental Condition

6 6 6 6 6 7 7

7.

Property and Building Clauses 7.1 Real Property Report 7.2 Entry onto Property for Real Property Report 7.3 Acknowledgment of Easement 7.4 Notification of Easement 7.5 New Building

7 7 8 8 8

Page 7.6 7.7 7.8 7.9 7.10 7.11 7.12 7.13 7.14 7.15 7.16 7.17 7.18 7.19 7.20 7.21 7.22 7.23 7.24 7.25 7.26 7.27 7.28

Consent to Subdivide by Mortgagee Land Titles Registration Consent to Rezoning by Mortgagee Dedication of Roads Easements Zoning Equipment in Good Working Order Purchase of Additional Equipment Seller to Repair Machinery and Equipment Mountings Real Property Report, Building Plans, Mechanical Drawings and Equipment Warranties Work Orders Conditional Upon Inspection of Property Inspection of Property Courtesy of Access to Property Services Availability of Services Services – Well and Septic Systems Cleanliness of Parking Area Lighting Fixtures Floors Cleaning Seller’s Risk

8 8 8 8 9 9 9 9 9 9 9 10 10 10 10 10 10 10 10 11 11 11 11

8. Sale of Rental Property 8.1 Vacant Possession 8.2 Assume Tenancies 8.3 Warranties

11 11 12

9. Leasing Conditions – Offer to Purchase 9.1 Subject to Buyer Arranging New Lease 9.2 Subject to Buyer Assuming Existing Lease 9.3 Subject to Approval of Landlord’s Lawyer 9.4 Approval from the Board of Directors 9.5 Subject to Landlord Approving Assumption of Existing Lease 9.6 Buyer’s Right to Terminate Agreement Due to Unacceptable Lease Details 9.7 Credit Check 9.8 Occupancy Permit 9.9 Zoning Satisfaction 9.10 Subject to Buyer Approving Franchise Agreement 9.11 Subject to Franchisor Approving Assignment of Franchise

13 13 13 13 13 13 14 14 14 14 14

10. Miscellaneous Purchase Clauses 10.1 Where There Are No Financial Statements 10.2 Sale of Small Business 10.3 Inventory 10.4 Notice of Other Offer 10.5 Offer on Property Already Sold Conditionally 10.6 Assignment of Agreement 10.7 Buyer Acting as Nominee (In Trust) 10.8 Buyer Acts for Undisclosed Principal

14 15 15 15 15 15 15 16

Page II.

Commercial Offer to Lease 1.

2.

Lease Terms 1.1 Offer to Lease Only 1.2 Net Lease 1.3 Gross Lease 1.4 Gross Lease With Escalations 1.5 Net Rent Free 1.6 Gross Rent Free 1.7 Proportionate Share 1.8 Option to Purchase 1.9 Rental Paid 1.10 Increase in Rent 1.11 Condominium Bylaw Compliance 1.12 Pets 1.13 Showing of Rented Property

17 17 17 17 17 18 18 18 18 18 18 18 19

Leasing Conditions 2.1 Personal and Credit Check 2.2 Condition – Board of Director Approval

19 19

3. Services and Utilities 3.1 Utilities Paid By Tenant 3.2 Taxes/Fire Insurance

19 19

4. Maintenance of Property 4.1 Structural Penetration 4.2 Structural Repairs 4.3 Electrical and Mechanical Equipment in Good Order 4.4 Signs and Advertising 4.5 Maintenance of Grounds 4.6 Maintenance of Swimming Pool 4.7 Alterations and Improvements 4.8 Cleaning of Carpets 4.9 Consent to Decorate 4.10 Landlord’s Work 4.11 Space Layout Sketch 4.12 Restoring Leased Space to Original Condition 4.13 Workmanlike Manner 4.14 Landlord’s Contractors to be Used

20 20 20 20 20 20 21 21 21 21 21 21 22 22

5. Unattached and Attached Goods 5.1 Appliances Included 5.2 Appliances and Tenant’s/Landlord’s Responsibilities

22 22

6. Miscellaneous Leasing Clauses 6.1 Right of First Refusal on Vacant Space: Lease 6.2 Right of First Refusal: Purchase 6.3 Right of First Refusal: Non-Confidentiality of Offer 6.4 Notice to Tenants of New Owner 6.5 Rent Increase With Notices Prior to Completion of Sale 6.6 No Rent Increases 6.7 Seller Shall Not Renegotiate Leases Prior to Completion Without Buyer Instruction 6.8 Seller to Renegotiate Leases 6.9 Adjustment of Purchase Price Due to Shortfall in Rental Income 6.10 Area Measurement

22 22 23 23 23 23 23 23 23 24

Page 6.11 6.12 6.13 6.14 6.15 6.16 6.17 6.18 6.19 6.20 6.21 6.22

Lease Form Entire Agreement Expert Advice Agreement to Sign Lease Assignment Assignment Without Consent Guarantor Lease Cancellation Privilege Demolition Clause Comply With Zoning Bylaws Deposit Cheque Arbitration

24 24 24 24 24 24 25 25 25 25 25 25

III. Agricultural Offer to Purchase 1. Land Restrictions 1.1 Crown Restrictions 1.2 Road Allowance (Acknowledgment/Without Encroachments) 1.3 Road Allowance (Acknowledgment/With Encroachments) 1.4 Water Frontage – Dimension/Shore Road Allowance/Unregistered Easements 1.5 Surface Lease – Buyer to Assume 1.6 Surface Lease – Option to Purchase 1.7 Surface Lease – Conditional on Land Owner’s Approval

26 26 26 26 26 27 27

2. Buildings and Improvements 2.1 Building Permit 2.2 Location of Buildings and Driveways

27 27

3. Access 3.1 Road Access to Public Roadways 3.2 Road Access by Open Public Road 3.3 Road Access – Alternatives 3.4 Road Access – Privately Maintained Road 3.5 Road Access – Unregistered Easement (Trespass Access) 3.6 Water Access

27 28 28 28 28 28

4. Services (Water and Sewer) 4.1 Sewage Systems – Buyer’s Conditions 4.2 Sewage Systems – Seller’s Warranty 4.3 Sewage – General Compliance With Environmental Requirements 4.4 Water Supply Potability 4.5 Water Supply – Buyer’s Condition 4.6 Water Supply – Seller’s Warranty 4.7 Water Supply – Conditional on Receipt of Well Certificate

29 29 29 29 30 30 30

5. Miscellaneous Agricultural Purchase Clauses 5.1 Seller’s Permission to Remain on Property 5.2 Seller’s Permission to Remove Personal Property and Equipment

30 30

STANDARD CLAUSES AND PHRASES Note #1: For the purposes of clarity, the words “Lessee” and “Lessor” will be replaced by “Tenant” and “Landlord” throughout this document. Note #2: It is advisable that all conditions have a completion date.

I.

Commercial Offer to Purchase

1. DEPOSIT CLAUSES 1.1

DEPOSIT – INTEREST BEARING The Real Estate Act stipulates that the Deposit is to be placed into a brokerage’s trust account within two banking days after final acceptance (clause 16.1) of the Contract, or within a longer period of time as agreed to in writing by the parties. If the Deposit is to be placed in an interest bearing account with interest accruing to a specific party, then the following would be written in clause 3.1 and clause 3.4 would be deleted.

The Buyer and Seller hereby direct the brokerage holding the Deposit to place it in an interest bearing account, with any accrued interest on the Deposit to be paid to the Buyer on completion or termination of this Contract.

The brokerage paying interest to a specific party is required to have the social insurance number of that party before paying interest on Deposits. 1.2

FORFEITED DEPOSIT

In the event the Buyer fails to complete the transaction and the Deposit is forfeit, then such Deposit is to be equally shared between the Seller and its brokerage.

2. FINANCING CLAUSES 2.1

PREPAYMENT OF MORTGAGE PRINCIPAL

The ______________________________ shall have the privilege of prepaying the principal sum, in whole or in part, at any time without notice or bonus.

1

2.2

RENEWAL OF MORTGAGE

The mortgage to run for _______________ years from closing of the transaction and to be renewable by the Buyer, if not in default at the time of renewal, for a further _______________ years at the same terms and conditions, save for _________________________________ (renewal or on whatever other terms are agreed to).

2.3

POSTPONEMENT OF MORTGAGE

The Seller agrees to postpone such second mortgage to any renewal or replacement of the first mortgage at any time, provided any increase of the principal sum of the first mortgage shall be paid to the Seller in reduction of the principal sum of such second mortgage.

2.4

ASSUMPTION OF EXISTING MORTGAGE

The Buyer agrees to assume an existing first mortgage of $______________________________________ repayable $_________________________ quarterly/yearly/monthly including both principal and interest at _____________% per annum, maturing _________________________ (date). The Seller warrants these terms and conditions are correct.

2.5

DEMOLISH STRUCTURE OR CHANGE CONTOURS

The mortgage will also contain a privilege entitling the mortgagor at any time to demolish any structures on the Property, or to change the contours of the Property, to remove __________________________________ (describe) and to install services of all types for the purpose of complying with registered plans of subdivision and subdivision agreements, and to construct any buildings thereon, which are in accordance with municipal regulations, without any of the foregoing being a breach of the terms of the mortgage.

2.6

SELLER TAKES BACK SECOND MORTGAGE

The Seller agrees to take back the balance of the Purchase Price as a second mortgage, repayable $____________________________________________ quarterly/yearly/monthly including interest at the rate of _____________% per annum and to run for _____________ years. The second mortgage is to contain the privilege of prepaying all or any part of the principal amount on any interest date without notice or bonus.

2.7

DISCHARGE OF EXISTING ENCUMBRANCES

The Seller agrees to discharge, at its own expense, any existing mortgages, liens or encumbrances on or before the Completion Day.

2.8

PARTIAL DISCHARGE OF MORTGAGE

The Buyer is to have the privilege of partially discharging any acre, lot or block at any time by paying $______________________________ per acre, lot or block off the principal amount of the mortgage, and shall forthwith be given clear title to the said parcel so discharged.

2

3. ADDITIONAL PURCHASE CONDITIONS 3.1

PREAMBLE TO CONDITIONS

The conditions in this Offer are for the sole and exclusive benefit of the Buyer and may be satisfied or waived unilaterally by the Buyer at its sole discretion only in writing, signed by the Buyer, and delivered to the Seller’s brokerage. Failure to remove all of the conditions in writing by the respective condition dates will result in the return of all Deposits to the Buyer without deduction of any kind. This Contract shall then be void and neither party shall have any claim upon the other. A condition date may be extended by written agreement.

3.2

CONDITIONAL SALE – INCREASE OF DEPOSIT

Provided that, if and when the Buyer deletes the clause referring to the sale of its property, it shall increase the Deposit held by the Seller to $________________________________ and the balance due on closing shall be adjusted accordingly.

3.3

OBTAINING BUILDING PERMIT

This Offer is conditional upon the Buyer obtaining a building permit to erect a commercial/industrial/residential building on the Property in accordance with the municipal building code and other relevant bylaws.

3.4

ACCEPTABLE SOIL TEST

This Offer is conditional for 14 business days from the date of acceptance, upon the Buyer obtaining, at its own expense, soil tests of the Property satisfactory to the Buyer for the purpose of construction of a new building thereon. In the event the soil test is not satisfactory to the Buyer, then this Offer shall become null and void and the Buyer’s Deposit shall be returned to it in full without any deduction whatsoever. This condition is for the sole benefit of the Buyer and the Buyer shall have the right to waive this condition by notice in writing at any time within the 14 day period.

3.5

NOTICE OF FULFILLMENT OF CONDITION BY BUYER

The Buyer or the Buyer’s lawyer shall notify the Seller or the Seller’s lawyer in writing that the condition above has been fulfilled or satisfied within the time allowed.

3.6

ZONING SATISFACTION

The Buyer shall have _________ days from the date of acceptance of this Offer to satisfy itself that the Property is zoned in final and binding form under the relevant zoning bylaws and official plan to permit it to develop or use the Property for the purpose of ______________________________________. If the Buyer is not satisfied, it may terminate this Contract by giving notice to the Seller prior to the expiry of such period that the condition has not been fulfilled whereupon the Deposit shall be returned to the Buyer.

3

3.7

INSPECTION OF LEASES AND PROPERTY

This Contract is conditional upon the Buyer inspecting and approving the Property, the leases (or Offers to Lease if no leases are available) and improvements within ____________ days of acceptance of this Offer. This clause is inserted for the benefit of the Buyer and may be waived, by written notice, in whole or in part by the Buyer. The Seller agrees to: (a) supply the Buyer, within __________ days of acceptance of the Offer, all leases and/or Offers to Lease which are in force at time of acceptance of this Offer and a set of “as built” building plans for the development of the Property (if such are in its possession); (b) allow the Buyer, its agents and employees to inspect the improvements to the Property at a mutually convenient time; and (c) authorize all governmental and other authorities having jurisdiction over the Property to release to the Buyer all information such authorities have on file respecting the Property. Should the Buyer hire agents, the cost and responsibility of such work shall be at the expense of the Buyer. The Buyer covenants and agrees to restore the Property after inspection to its pre-existing physical condition prior to the time of the first such inspection. If the Buyer is not satisfied with the results of its inspection, it shall notify the Seller who may elect to remedy such results. If the Seller does not remedy such results by ______________________________ (date), this Contract shall be terminated and the Buyer’s Deposit shall be returned in full. The Buyer agrees to treat the results of such inspections in a strictly confidential manner and not to disclose the results to a third party except where required by law. There shall be no compulsory requirement to disclose the results to the Seller.

3.8

UNATTACHED AND ATTACHED GOODS

This Offer is conditional upon the Buyer receiving from the Seller a list of all unattached goods (specific chattels) and attached goods (fixtures) to be included in the Purchase Price, and the acceptance by the Buyer that the content of the list is satisfactory.

4. “SUBJECT TO” CLAUSES 4.1

SUBJECT TO LEGAL ADVICE

Subject to the Buyer/Seller obtaining legal advice concerning ___________________________________________ (e.g. easement, builder’s lien, etc.) by ____________________________________________________________ (date). This condition is for the sole benefit of the Buyer/Seller.

4.2

APPROVAL OF DOCUMENTATION BY SELLER’S OR BUYER’S LAWYER

Subject to the Seller’s/Buyer’s lawyer approving the form of the documentation ________________________________ (date). This condition is for the sole benefit of the Seller/Buyer.

4

by

4.3

APPROVAL OF CONTRACT BY SELLER’S OR BUYER’S LAWYER

Subject to the Seller’s/Buyer’s lawyer approving the wording of the Contract ________________________________ (date). This condition is for the sole benefit of the Seller/Buyer.

4.4

by

APPROVAL OF FINANCIAL STATEMENTS BY BUYER’S ACCOUNTANT

Subject to the Buyer’s accountant approving the financial statements by ____________________________________ (date). This condition is for the sole benefit of the Buyer.

4.5

WHERE FINANCIAL STATEMENTS ARE AVAILABLE BUT HAVE NOT BEEN DELIVERED TO BUYER

Subject to the Buyer receiving, perusing and being satisfied with a complete and current set of financial statements including a profit and loss statement showing revenue and expenses for the last 12 months (not more than 120 days old), a statement of assets and liabilities and a list of unattached and attached goods, rights and other assets not included in this transaction, by _________________________________________ (date). This condition is for the sole benefit of the Buyer.

5. DISCLOSURE OF INTEREST 5.1

INDUSTRY MEMBER BUYING PROPERTY

The Seller is aware that the Buyer is licensed under the Real Estate Act (Alberta) or is associated directly or indirectly with an industry member as a shareholder, director, officer, partner or family member, and acknowledges receipt of this disclosure statement in accordance with Section 28 of the Rules of the Real Estate Act (Alberta). ______________ Initials of REALTOR Buyer

5.2

INDUSTRY MEMBER SELLING PROPERTY

The Buyer is aware that the Seller is licensed under the Real Estate Act (Alberta) or is associated directly or indirectly with an industry member as a shareholder, director, officer, partner or family member.

5

6. SAFETY, HEALTH AND ENVIRONMENTAL DISCLOSURE CONDITIONS 6.1

POSSIBLE SAFETY, HEALTH OR ENVIRONMENTAL CONDITION

The Seller discloses, and the Buyer acknowledges, that the Building/Property contains ___________________________________________________________________________ (describe the condition) and the Buyer accepts the Building/Property in this condition.

6.2

SELLER DISCLOSURE WHERE CONDITION HAS BEEN REMOVED

The Seller discloses that, although __________________________________________________________ (describe the condition) was known to have been in/on the Building/Property, such ______________________ (condition), to the best of its knowledge, was removed/remedied on ____________________________ (date). As evidence of the removal/remedy, the Seller attaches the following documents: (list attachments)

6.3

SELLER DISCLOSURE WITH CORRECTIVE MEASURES

The Seller discloses that the Building/Property did have _______________________________________ (describe the condition) but has undergone the following corrective measures: (provide description) The Buyer accepts the condition of the Building/Property in reliance on these corrective measures.

6.4

PRESENCE OF UREA FORMALDEHYDE

The Seller represents and warrants to the Buyer that during the time the Seller has owned the Property, the Seller has not caused any building on the Property to be insulated with insulation containing urea formaldehyde and that to the best of the Seller’s knowledge, no building on the Property contains insulation that contains urea formaldehyde. This warranty shall survive and not merge on the completion of this transaction. If the building is part of a multiple unit building, this warranty shall only apply to the part of the building which is subject to this transaction.

6.5

FLOOD PLAIN OR ENVIRONMENTALLY PROTECTED ZONE

This Offer is conditional upon the Buyer determining, at its own expense, that no portion of the Property has been designated as a flood plain or an environmentally protected zone. Unless the Buyer gives notice in writing delivered to the Seller by __________________________________ (date) that this condition has been fulfilled, this Offer shall become null and void and the Deposit shall be returned to the Buyer in full. This condition is included for the sole benefit of the Buyer and may be waived at its option by notice in writing to the Seller within the time period stated above.

6

6.6

ENVIRONMENTAL WARRANTY

The Seller represents and warrants to the best of its knowledge and belief that during the period of its ownership of the Property that: (a) all environmental laws and regulations have been complied with; (b) no hazardous conditions or substances exist on the Property; (c) no limitations or restrictions affecting the continued use of the Property exist, other than those specifically provided for herein; (d) no pending litigation respecting environmental matters or government investigations, charges or prosecutions regarding environmental matters exist; (e) there has been no prior use as a waste disposal site; and (f) all applicable licences are in force. The Seller agrees to provide to the Buyer upon request all documents, records and reports relating to environmental matters that are in the possession of the Seller. The parties agree that this representation and warranty shall form an integral part of this Contract and survive the completion of this transaction, but apply only to circumstances existing at the completion of this transaction.

6.7

ENVIRONMENTAL CONDITION

This Offer is conditional upon the Buyer determining, at its own expense, that: (a) all environmental laws and regulations have been complied with; (b) no hazardous conditions or substances exist on the Property; (c) no limitations or restrictions affecting the continued use of the Property exist, other than those specifically provided for herein; (d) no pending litigation respecting environmental matters or government investigations, charges or prosecutions regarding environmental matters exist; (e) there has been no prior use as a waste disposal site; and (f) all applicable licences are in force. The Seller agrees to provide the Buyer upon request all documents, records, and reports relating to the environmental matters in possession of the Seller. Unless the Buyer gives notice in writing delivered to the Seller by ____________________________ (date), that the preceding condition has been fulfilled, this Offer shall become null and void and the Deposit shall be returned to the Buyer. This condition is included for the sole benefit of the Buyer and may be waived at its option by notice in writing to the Seller within the time period stated herein.

7. PROPERTY AND BUILDING CLAUSES 7.1

REAL PROPERTY REPORT

The Buyer, or its agents, may enter upon the Property prior to Completion Day for the purpose of carrying out a real property report or to perform any other necessary inspections. Any such report made will be at the expense of the Seller/Buyer.

7.2

ENTRY ONTO PROPERTY FOR REAL PROPERTY REPORT

The Buyer and its agents shall have the right, after execution of this Contract by the parties, to enter the Property at its own cost and expense, in order to inspect it, make soil tests, complete surveying, check elevations, contours, grades and perform other such work in relation to the preparation of a real property report for the Buyer’s use.

7.3

ACKNOWLEDGMENT OF EASEMENT 7

It is understood by the Buyer that the __________________________________ (municipality/company) has a ________________ foot easement at the east/west/north/south portion of the Property.

7.4

NOTIFICATION OF EASEMENT

It is the duty of the Seller to notify the Buyer of any easements on the Property before acceptance.

7.5

NEW BUILDING

It is understood and agreed between the parties that the new building shall be completed in a good and workmanlike manner and in accordance with the building and zoning requirements of the _________________________________ (city/municipality). It is further understood and agreed that the Seller shall deliver to the Buyer on Completion Day a written guarantee for a period of one (1) year from Completion Day with respect to the heating unit, all electrical wiring and the plumbing.

7.6

CONSENT TO SUBDIVIDE BY MORTGAGEE

The mortgagee agrees to consent to any plan(s) of subdivision which the mortgagor may seek to register, from time to time, on the mortgaged Property and to execute such plan and any other municipal documentation required to permit the registration thereof. The mortgagor, its successors and assigns, shall however, provide the municipality with a performance bond to guarantee the completion of such services, as may be required. Legal costs are to be borne by the mortgagor.

7.7

LAND TITLES REGISTRATION

The mortgagee agrees that the mortgagor shall have the right to have the Property or any part registered at the Land Titles Office, and the mortgagee agrees to execute all documents required by the mortgagor with respect thereto. Legal costs are to be borne by the mortgagor.

7.8

CONSENT TO REZONING BY MORTGAGEE

The mortgagee agrees, upon written notice, to execute consents and all other documents which are required to enable the mortgagor to change the official plan, if any, and to rezone the Property to a zoning suitable to the mortgagor, or to amend any bylaws and to support such application for rezoning or amending of the bylaws and to cooperate with the mortgagor in all reasonable respects, provided that all out-of-pocket expenses shall be paid by the mortgagor.

7.9

DEDICATION OF ROADS

The mortgagee agrees to the dedication of all roads and other lands required by the municipal and provincial authorities on any proposed plan(s) of subdivision and to a discharge of such lands, as may be required, for such municipal purposes from the mortgage given back, without additional payment other than normal legal costs for the mortgagee.

8

7.10

EASEMENTS

If the mortgagor is required to grant easements of any kind to municipal authorities, other governmental authorities or utility companies for the supply and/or installation of gas, telephone, electricity, water, sewer, railroad or other similar services, the mortgagee agrees to postpone the mortgage in favour of a grant of such easement without charge other than the usual legal fees and disbursements.

7.11

ZONING

The Seller warrants that the Property is zoned _______________________________________ under bylaw _________ for the city/municipality of _________________________________________.

7.12

EQUIPMENT IN GOOD WORKING ORDER

The Seller warrants that all the mechanical, electrical, heating, air compressors, freight elevators, conveyor systems, boilers, air conditioning systems and all their related equipment on the Property shall be in good working order on Completion Day.

7.13

PURCHASE OF ADDITIONAL EQUIPMENT

The Buyer shall have the first right to negotiate on any piece of equipment that the Seller intends to sell.

7.14

SELLER TO REPAIR

The Seller agrees to repair any openings or holes in the walls, floors, ceilings or window areas left from the removal of equipment. Such repairs of openings or holes should first be discussed with the Buyer. The Seller will leave all drains in the floor in an open and working condition.

7.15

MACHINERY AND EQUIPMENT MOUNTINGS

The Seller agrees, at its own expense, to remove any machinery or equipment mountings protruding from the walls and the floors and repair any damage caused by the removal of any machine or equipment mountings.

7.16

REAL PROPERTY REPORT, BUILDING PLANS, MECHANICAL DRAWINGS AND EQUIPMENT WARRANTIES

The Seller agrees to supply, at its own expense, a real property report of the Lands and Buildings thereon. Also, the Seller agrees to supply all building plans, mechanical drawings, any other plans and all warranties and service manuals (if available) applicable to any equipment included in the Purchase Price.

9

7.17

WORK ORDERS

The Seller represents that there are no outstanding work orders against the Property by any municipal or other government authority. If there are any, the Seller agrees to comply with them forthwith, at its own expense, prior to Completion Day.

7.18

CONDITIONAL UPON INSPECTION OF PROPERTY

This Offer is subject to the Buyer performing and being satisfied with an inspection of the Property by ____________________________________ (date).

7.19

INSPECTION OF PROPERTY

The Buyer acknowledges having inspected the Property thoroughly prior to submitting this Offer and understands that, upon the Seller accepting the Offer, there shall be a binding Purchase Contract between the Buyer and the Seller.

7.20

COURTESY OF ACCESS TO PROPERTY

Upon acceptance of this Contract, the Buyer will be allowed to enter the Property from time to time by first receiving permission from the Seller, for the purpose of speaking with and obtaining the necessary operating information from the appropriate people connected with the heating, electrical, maintenance and any other related utility service in the building.

7.21

SERVICES

The Seller covenants that all services required for a new building on the Property are to be available to the Buyer and include water mains and sanitary and storm sewer mains.

7.22

AVAILABILITY OF SERVICES

The Seller warrants that all municipal services have been installed in front of the Property and are available for the use of the Buyer upon payment of the usual connection charges. Services include electric, water, gas and sanitary and storm sewers.

7.23

SERVICES – WELL AND SEPTIC SYSTEMS

The Seller warrants that the well and septic system meet the requirements of the local health authorities. This warranty shall not merge on closing. The Buyer or its representative may obtain a water sample for the purposes of testing same prior to Completion Day.

7.24

CLEANLINESS OF PARKING AREA

The Seller agrees to remove all its equipment and storage containers and any other materials or debris now located in the parking area, and to leave this area in a clean and usable condition.

7.25

LIGHTING FIXTURES 10

All lighting fixtures throughout the Property are included in the Purchase Price and are to be left in working order.

7.26

FLOORS

The Seller agrees to clean, repair and/or remove any floor coverings damaged by the spillage of acids or any other chemicals in those sections of the building as indicated by the Buyer.

7.27

CLEANING

The Seller agrees to leave the buildings on the Property, including the floors, in a clean and broom swept condition.

7.28

SELLER’S RISK

All things being purchased shall remain at the risk of the Seller until Completion Day.

8. SALE OF RENTAL PROPERTY Note: The following rental clauses have been developed for the sale of small rental properties (e.g. duplexes and triplexes, etc.). For large multi-unit complexes, special conditions will apply and expert assistance should be sought. 8.1

VACANT POSSESSION

The Buyer hereby authorizes and directs the Seller, when this Contract becomes unconditional, to give to the Tenant(s) the requisite notices, under the Landlord and Tenant Act (Alberta), requiring vacant possession of the Property for use by the Buyer or its immediate family effective as of _____________________________________________ (date).

8.2

ASSUME TENANCIES (a)

Where a Single Tenant is Assumed With No Lease

The Seller represents and warrants that the _____________________ (Property, basement or _____ floor apartment) is occupied by ______________________________ as a monthly Tenant at the rate of $_______________________ per month, with a security deposit of $____________________________________ and ____________________________________________________________ (insert items included in rent) payable on the __________ day of each month. The Seller agrees to deliver to the Buyer, on or before Completion Day, an acknowledgement signed by the said Tenant confirming the foregoing terms. The parties agree that this representation and warranty shall survive and not merge on completion of this transaction, but apply only to those circumstances existing at completion of this transaction.

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(b)

Where There is a Single Tenant With a Lease

The ___________________________________ (Property, basement or _________ floor apartment) is occupied by ______________________________________ pursuant to a lease expiring on ________________________ (date). The Seller represents and warrants that the copy of the said lease attached hereto as Appendix ____ is a true and complete copy of the lease. The Seller shall deliver to the Buyer, on or before Completion Day, an acknowledgement signed by the Tenant confirming the terms and conditions of the foregoing lease. The parties agree that this representation and warranty shall survive and not merge on completion of this transaction, but apply only to those circumstances existing at completion of this transaction.

(c)

To Assume Multiple Existing Tenancies

The Buyer agrees to assume the existing tenancies, as set out in the attached Schedule _______, which the Seller warrants are the only tenancies affecting the Property. [the Schedule should itemize categories such as Apartment #, Tenant Name, Tenancy, Security Deposit, Expiry Date, Rent Due Date, Prepaid Rent, and Tenancy Particulars (Items Included in Rent)]

The actual lease documents should be attached as a Schedule to the Contract. If there are too many documents, consider making the Offer conditional upon inspection of the tenancy agreements. 8.3

WARRANTIES (a)

Rent – General Warranty by Seller

The Seller represents and warrants to the best of its knowledge that, during the period of its ownership, the Property has been rented in accordance with the Landlord and Tenant Act (Alberta), and that any rent increase has been effected in accordance with the legislation. The parties agree that this representation and warranty shall survive and not merge on completion of this transaction, but apply only to those circumstances existing at the completion of this transaction.

(b)

Seller Warranty Regarding Disputes

The Seller represents and warrants, to the best of its knowledge, that there are no disputes between the Seller as Landlord and any Tenant relating to the state of repair of the Leased Space, the payment of rents, or other material items concerning the Tenants’ lease agreements other than as specifically set out in this Purchase Contract. The parties agree that these representations and warranties shall survive and not merge on completion of this transaction but apply only to those circumstances existing at completion of this transaction.

The actual lease documents should be attached as a Schedule to the Contract. If there are too many documents, consider making the Offer conditional upon inspection of the tenancy agreements.

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9. LEASING CONDITIONS – OFFER TO PURCHASE 9.1

SUBJECT TO BUYER ARRANGING NEW LEASE This is used when the existing lease of the business is about to expire.

This Offer is subject to the Buyer arranging a lease for the space satisfactory to the Buyer by _________________________________________ (date). This condition is for the sole benefit of the Buyer.

9.2

SUBJECT TO BUYER ASSUMING EXISTING LEASE In almost all instances whereby the Buyer is taking over an existing lease, the Landlord will need to approve the assignment or sublease (see 9.3 below).

The Buyer will assume all payments, obligations and covenants of the existing lease covering the business being purchased. This Offer is subject to the Buyer receiving, perusing and being satisfied with the lease by ___________________________________ (date). This condition is for the sole benefit of the Buyer.

9.3

SUBJECT TO APPROVAL OF LANDLORD’S LAWYER

This Offer is conditional upon the approval of the terms by the Landlord’s lawyer. Unless the Landlord gives notice in writing delivered to the Tenant or the Tenant’s brokerage by _______________________________ (date) that this condition is fulfilled, this Offer shall be null and void and the Deposit shall be returned to the Tenant in full. This condition is included for the sole benefit of the Landlord and may be waived at its option by notice in writing to the Tenant within the time period stated above.

9.4

APPROVAL FROM THE BOARD OF DIRECTORS

The acceptance of this Offer by _____________________________________ shall be subject to written approval of the ________________ Board of Directors within _____ days of acceptance of this Offer, failing which, this Offer shall become null and void and the Deposit shall be returned without deduction.

9.5

SUBJECT TO LANDLORD APPROVING ASSUMPTION OF EXISTING LEASE

This Offer is subject to the Landlord’s written approval of the assignment of lease/sublease by ______________________________________ (date). This condition is for the benefit of the Buyer.

9.6

BUYER’S RIGHT TO TERMINATE AGREEMENT DUE TO UNACCEPTABLE LEASE DETAILS

Upon acceptance of this Offer, the Seller agrees to provide the Buyer with true copies of all leases affecting the Property. Should the leases be unacceptable to the Buyer, the Buyer shall have the right, exercisable within ______________ days, to terminate this Purchase Contract by giving written notice to the Seller. The Deposit shall be returned to the Buyer and this Contract shall be null and void.

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9.7

CREDIT CHECK

This Offer is conditional upon the Landlord satisfying itself concerning the personal and/or creditworthiness of the Tenant. The Landlord hereby notifies the Tenant that the Landlord may procure and cause to be prepared a consumer report concerning personal or credit information respecting the Tenant and that the consumer report is to be or may be referred to by the Landlord in connection with this transaction. Unless the Landlord gives notice in writing delivered to the Tenant or the Tenant’s brokerage by ________________________________________ (date) that this condition is satisfied or waived, this Offer shall become null and void and the Deposit shall be returned to the Tenant without deduction. This condition is included for the sole benefit of the Landlord and may be waived at its option by notice in writing to the Tenant within the time period stated above.

9.8

OCCUPANCY PERMIT

The Tenant shall obtain an occupancy permit from the relevant municipality prior to taking occupancy. Should an occupancy permit be unobtainable prior to the date set for occupancy, at the option of the Tenant, this Contract and the lease, if signed, shall become null and void and the Tenant’s Deposit shall be returned without delay or deduction.

9.9

ZONING SATISFACTION

The Tenant shall have __________ days from the date of acceptance of this Offer to satisfy himself that the Property is zoned in final and binding form under the relevant zoning bylaws and official plan to permit it to develop or use the Property for the purpose of _________________________. If the Tenant is not so satisfied at its sole and arbitrary discretion, it may terminate this Contract by giving notice to the Landlord prior to the expiry of such period that the condition has not been fulfilled. The Deposit shall be returned to the Tenant without deduction and the Tenant shall be deemed to have waived this condition.

9.10

SUBJECT TO BUYER APPROVING FRANCHISE AGREEMENT

Subject to the Buyer receiving, perusing and being satisfied with the franchise agreement by _________________________________________ (date). This condition is for the sole benefit of the Buyer.

9.11

SUBJECT TO FRANCHISOR APPROVING ASSIGNMENT OF FRANCHISE

Subject to the Franchisor’s written approval of the assignment of the franchise by _________________________________________ (date). This condition is for the sole benefit of both the Buyer and the Seller.

10. MISCELLANEOUS PURCHASE CLAUSES 10.1

WHERE THERE ARE NO FINANCIAL STATEMENTS

The Seller warrants that there are no financial statements and will provide to the Buyer a statement under oath setting forth the terms and conditions of the possession of the Property together with any subletting of the Property, the liabilities of the business and any books of account in its possession. Subject to the Buyer receiving, perusing and being satisfied with the statement under oath by _________________________________________ (date). This condition is for the sole benefit of the Buyer.

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10.2

SALE OF SMALL BUSINESS

The Buyer is buying solely the business known as _____________________________________________ and located at _______________________________________________________________________________________ (address). The Purchase Price includes all assets, unattached and attached goods listed as included in the sale of the business, except inventory on hand, subject to the Buyer receiving and approving such list by _______________________________________ (date). This condition is for the sole benefit of the Buyer.

10.3

INVENTORY

Inventory to be purchased separately at a price to be mutually agreed upon by the Seller and the Buyer. OR Inventory to be included in the Purchase Price at a declared value of $ ______________________________________.

10.4

NOTICE OF OTHER OFFER

Provided that the Seller may still offer the Property for sale to other prospective Buyers, and in the event of its obtaining another acceptable Offer, it may give the Buyer 2 days’ notice in writing. Within the 2 specified days, the Buyer may void the contingent clause in this Offer by notice in writing and proceed to a completion of this transaction. Unless the Buyer elects to void the contingent clause, the Seller shall be free to accept an Offer from another Buyer and refund the Deposit paid with this Contract and neither the Seller nor its brokerage shall be liable for any damages or costs.

10.5

OFFER ON PROPERTY ALREADY SOLD CONDITIONALLY

The Buyer is aware that there is another accepted conditional Offer on the Property. The Seller accepts this Offer from ____________________________, subject to the condition in the previous Offer not being fulfilled by ____________________ (date). If, however, the condition in the previous Offer is fulfilled, then this Offer will be null and void and the Deposit will be returned to the Buyer without deduction. The Seller shall notify the Buyer immediately, in writing, of the success or failure to fulfill the above condition within the time allowed.

10.6

ASSIGNMENT OF AGREEMENT

The Buyer shall have the privilege of assignment of this Offer and any agreement resulting from it, to any company incorporated, or to be incorporated, or to any person or firm (or combination thereof), on or after acceptance, provided that this transaction does indeed close. The Seller agrees to complete this Purchase Contract with the said assignee, as if the assignee were the Buyer. Upon closing, the Buyer shall be relieved of any covenants, obligations, and/or liabilities contained herein, subject to the assumption thereof by the said assignee. In the event that the transaction does not close due to the Seller’s default, the Buyer shall be relieved of all liability herein.

10.7

BUYER ACTING AS NOMINEE (IN TRUST)

It is understood and agreed that _________________________________________ is a licensed industry member with ____________________________________ (the brokerage) and has no personal interest in this transaction and is acting as a nominee only.

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10.8

BUYER ACTS FOR UNDISCLOSED PRINCIPAL

It is understood and agreed that _________________________ is acting in trust for an unidentified Buyer, and that _____________________________________ is a licensed industry member with _______________________________ (the brokerage) and ____________________/or other employees of __________________________ (the brokerage) may have a direct or indirect interest in the Property.

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II.

COMMERCIAL OFFER TO LEASE

1. LEASE TERMS 1.1

OFFER TO LEASE ONLY

The Tenant and the Landlord agree that an accepted Offer to Lease shall form a completed lease and no other lease will be signed between the parties.

1.2

NET LEASE

The rent is to be on an absolutely net basis to the Landlord, and the Tenant agrees to pay as additional rent, its proportionate share of the cost of operation and maintenance for the property, to include but not limited to water, heat, power, administrative costs, garbage disposal, realty taxes, outside maintenance and building insurance (except for structural repairs and items of a capital nature) including all costs of maintaining, repairing, replacing, upkeep, servicing and including, without limiting the generality of the foregoing, other costs and expenses which are defined in the Landlord’s lease. These common area costs are currently estimated to be $_______________ per square foot per year and will be adjusted annually according to actual costs. At the end of the calendar year the Landlord will itemize the common area costs, should the Tenant so request.

1.3

GROSS LEASE

It is agreed that the lease arising from this Offer shall be based on a rental rate which includes the Landlord paying realty taxes, outside maintenance, building insurance, heat, power, and water rates that pertain to the Leased Space.

1.4

GROSS LEASE WITH ESCALATIONS

It is understood and agreed that the lease arising from this Offer shall be based on a gross rental rate which shall include a net rental rate as well as the Tenant’s proportionate share of realty taxes, outside maintenance, building insurance, heat, power and water rates. The taxes, maintenance and insurance have a base year of ______________ and are subject to yearly adjustments according to actual increases. Such increases above the base year shall be paid proportionately by the Tenant.

1.5

NET RENT FREE

It is understood and agreed that, provided a formal lease has been executed by both the Landlord and the Tenant, the Tenant shall be granted possession of the Leased Space on _____________________________ (date), net rent free to ________________________________ (date), in order to prepare the Leased Space for the operation of its business, provided that the lease documents have been fully executed and the Tenant agrees to abide by all the terms and conditions set out in the lease.

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1.6

GROSS RENT FREE

The Tenant shall have possession of the Leased Space until ______________________________ (date), gross rent free until ___________________ (date) for the purpose of setting up the business, provided that the lease documents have been fully executed and the Tenant agrees to abide by all the terms and conditions set out in the lease.

1.7

PROPORTIONATE SHARE

The Tenant’s proportionate share of such common area expenses shall be defined as the area set out in this Agreement divided by the total rentable area of the project, expressed as a percentage. For purposes herein, the rentable area of the project is defined as ______________________ and the Tenant’s area shall be defined as ______________________.

1.8

OPTION TO PURCHASE

In consideration of the sum of $______________________________ paid by the Tenant to the Landlord, the receipt of which is hereby acknowledged, and in consideration of the Leased Space hereinafter recited, the Landlord gives to the Tenant an option irrevocable within the time limit herein for acceptance, to purchase, free and clear of all encumbrances, the property and Leased Space situated at _____________________________________ (address). The option shall be open for acceptance up to _________________________ (date). The Purchase Price shall contain the following terms: (insert as needed)

1.9

RENTAL PAID

The rent paid by the Tenant to the Landlord shall be ___________________ per annum, paid 1/12 monthly in advance. This rate shall be on a __________________ basis to the Landlord.

1.10

INCREASE IN RENT

The Tenant agrees that an increase of _________________ % will be in effect on the second year of this lease, in accordance with the guidelines established under the applicable legislation.

1.11

CONDOMINIUM BYLAW COMPLIANCE

The Tenant shall comply with all the bylaws of the Condominium Corporation.

1.12

PETS

The Tenant agrees to be responsible for any repair or replacement cost due to the presence of any pets on the Leased Space. The Tenant further agrees that if pets are kept, the Tenant shall, at lease termination, have the carpets professionally cleaned and make any repairs that may be necessary to restore any damages caused by pets.

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1.13

SHOWING OF RENTED PROPERTY

The Tenant agrees to allow the Landlord or its brokerage to show the property at all reasonable hours to prospective buyers or tenants, after giving the Tenant at least 24 hours written notice of such showing, and to allow the Landlord to affix a “For Sale” or “For Rent” sign on the property.

2. LEASING CONDITIONS 2.1

PERSONAL AND CREDIT CHECK

This Offer to Lease is conditional upon the Landlord satisfying itself concerning the personal and/or credit worthiness of the Tenant. The Tenant hereby consents to having the Landlord conduct or cause to be conducted a personal and/or credit investigation in respect to the Tenant. Unless the Landlord gives notice in writing delivered to the Tenant or to the Tenant’s brokerage by ____________________________________ (date) that this condition is fulfilled, this Offer shall be null and void and the Deposit shall be returned to the Tenant in full. This condition is included for the benefit of the Landlord and may be waived at its option by notice in writing to the Tenant within the time period stated above.

2.2

CONDITION – BOARD OF DIRECTOR APPROVAL

This Offer to Lease is conditional upon the approval of the Tenant’s Board of Directors until _____________________ (date) and to take effect from the date of acceptance of the Offer to Lease by both parties. Failing such approval, this Offer to Lease shall become null and void and all Deposit monies returned in full to the Tenant.

3. SERVICES AND UTILITIES 3.1

UTILITIES PAID BY TENANT

The Tenant agrees to pay the cost of all utilities required on the Leased Space during the term of the lease and any extension thereof, including but not limited to electricity, water, sewer and gas or other fuel. The Tenant further agrees to provide proof to the Landlord on or before the date of possession that the services have been transferred to the Tenant’s name.

3.2

TAXES/FIRE INSURANCE

The Landlord shall pay real estate taxes (condominium fees and parking, if applicable) and maintain fire insurance on the Leased Space. The Tenant acknowledges the Landlord’s fire insurance on the Leased Space provides no coverage on the Tenant’s personal property.

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4. MAINTENANCE OF PROPERTY 4.1

STRUCTURAL PENETRATION

It is agreed and understood that no openings may be made in the roof and/or walls of the Leased Space without the prior written consent of the Landlord. Should the Landlord consent to such work, it shall be done and maintained in a professional manner at the sole cost of the Tenant.

4.2

STRUCTURAL REPAIRS

The Landlord covenants during the term of this lease to make structural repairs, at its sole cost and expense, to the roof, exterior walls, foundations, drains and sewers of the building, caused by structural defects or weakness, and all repairs for which the Tenant is not responsible, unless caused by the misconduct or negligence of the Tenant (reasonable wear and tear and damage by fire, lightning and tempest only excepted).

4.3

ELECTRICAL AND MECHANICAL EQUIPMENT IN GOOD ORDER

The Landlord warrants that all mechanical, heating, ventilating, air conditioning equipment (HVAC), and electrical equipment will be in good working order, normal wear and tear excepted, on or before possession.

4.4

SIGNS AND ADVERTISING

The Tenant may install in, upon, or about the Leased Space any signs and advertising materials which shall remain the property of the Tenant, which the Tenant may remove upon the expiration of the lease, provided that all damage caused is repaired and the Leased Space left in good repair. All signs and location(s) are to be approved beforehand in writing by the Landlord (such consent not to be unreasonably withheld) and must conform with all municipal and local bylaws.

4.5

MAINTENANCE OF GROUNDS

The Tenant shall keep the lawns in good condition and shall not injure or remove the shade trees, shrubbery, hedges or any other tree or plant which may be in, upon or about the Leased Space, and shall keep the sidewalks in front and at the sides of the Leased Space free of snow and ice.

4.6

MAINTENANCE OF SWIMMING POOL

The Tenant agrees to provide general maintenance for the swimming pool located on the property including cleaning, use of chemicals, opening and winterizing of the pool. The Landlord shall be responsible for the upkeep of the equipment including both unattached and attached goods associated with the operation of the pool.

The Landlord may wish to reserve the right to open and/or winterize the pool.

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4.7

ALTERATIONS AND IMPROVEMENTS

The Landlord shall provide alterations and improvements as detailed in Schedule _______ attached, at its own expense, in good and workmanlike manner prior to the commencement of the lease.

An alternative would be the following: The Tenant may make any necessary alterations and improvements to the Leased Space, at its own expense, subject to the Landlord’s written consent, such consent not to be unreasonably withheld. The Tenant may, however, make any necessary minor internal improvements to the Leased Space, at its own expense, without the Landlord’s consent.

4.8

CLEANING OF CARPETS

The Landlord agrees to have the carpets professionally cleaned prior to the commencement of the lease at the Landlord’s cost, and the Tenant shall have the carpets professionally cleaned at the end of the lease term at the Tenant’s cost.

4.9

CONSENT TO DECORATE

The Tenant agrees not to make any decorating changes to the Leased Space without the express written consent of the Landlord or its authorized representative.

4.10

LANDLORD’S WORK

As an inducement for the Tenant to enter into a lease contract with the Landlord, the Landlord covenants that it will carry out the following work prior to the Tenant taking possession, at no cost to the Tenant: (insert as needed)

4.11

SPACE LAYOUT SKETCH

The Tenant shall provide the Landlord within 3 days of acceptance of this Offer, a layout sketch showing the area that the Landlord is to improve for the Tenant.

4.12

RESTORING LEASED SPACE TO ORIGINAL CONDITION

The Tenant may, at its own expense, and subject to the written approval of the Landlord, install any fittings, fixtures, and partitions that may be necessary for the operation of its business, from time to time during the lease terms, provided that upon termination of the lease term or renewal thereof, the Tenant shall, at the option of the Landlord, restore the Leased Space to its original condition, at no cost to the Landlord.

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4.13

WORKMANLIKE MANNER

Any work carried out by the Landlord or the Tenant, its employees, agents or contractors shall be done in a workmanlike and professional manner.

4.14

LANDLORD’S CONTRACTORS TO BE USED

The Landlord may require that all mechanical, electrical, roofing and structural work to be done with respect to the Leased Space by the Tenant at any time, be carried out by the Landlord’s contractors and employees at the Tenant’s costs, such costs to be competitive with the prices obtained by the Tenant from its contractors.

5. UNATTACHED AND ATTACHED GOODS 5.1

APPLIANCES INCLUDED

The following appliances belonging to the Landlord are to remain on the property for the Tenant’s use: (include itemized list with description, make, model and serial number)

5.2

APPLIANCES AND TENANT’S/LANDLORD’S RESPONSIBILITIES

The Landlord represents and warrants that the appliances listed on this Offer to Lease will be in good working order at the commencement of the lease term. The Tenant agrees to maintain the appliances in a state of ordinary cleanliness at the Tenant’s cost.

6. MISCELLANOUS LEASING CLAUSES 6.1

RIGHT OF FIRST REFUSAL ON VACANT SPACE: LEASE

The Tenant shall have the right of first refusal on adjacent space if and when such space becomes available. In the event that the Landlord receives an Offer which it finds acceptable, it shall notify the Tenant in writing, and the Tenant shall have 72 hours to match the Offer, failing which the Tenant shall have lost its right of first refusal. For purposes herein, adjacent space shall be deemed to be on either of the first floor above, on the first floor below and adjoining space on the same floor as the subject unit.

6.2

RIGHT OF FIRST REFUSAL: PURCHASE

Provided that the Tenant is current in its obligations to the Landlord, it shall have the right of first refusal to purchase the property, subject to the following conditions. In the event that the Landlord shall receive a bona fide Offer to purchase the property, he shall so notify the Tenant in writing, and provide a copy of the Offer. Upon receipt of the Offer, the Tenant shall have ______________ hours to match the terms of the Offer, failing which, the said right of first refusal shall become null and void, and the Landlord shall be at liberty to accept the first Offer. In the event the Tenant does not match the first Offer, it shall be deemed to have permanently lost this right of first refusal. In the event that the Tenant does not match the first Offer, and the proposed transaction with the Buyer fails to close, this right of first refusal shall be returned to the Tenant. Should the Tenant exercise the said right of first refusal, the Landlord agrees to pay the brokerage so named in this Agreement (or its successor companies) a fee of $_______________________________________________________.

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6.3

RIGHT OF FIRST REFUSAL: NON-CONFIDENTIALITY OF OFFER

This Offer will not be confidential and will be shared with the party who has the right of first refusal.

6.4

NOTICE TO TENANTS OF NEW OWNER

Upon completion, the Seller shall provide the Buyer with a notice to all Tenants advising them of the new owner and requiring all future rents to be paid as the Buyer directs. The Seller will pay to the Buyer any rent paid to the Seller in error or in violation of the direction for a period of _________ months following completion of the sale, after which the Seller may refuse to accept rent from Tenants or return it to them.

Lawyers for parties will treat rent deposits and interest thereon as part of the adjustment process. 6.5

RENT INCREASE WITH NOTICES PRIOR TO COMPLETION OF SALE

The Seller shall, at the earliest legally permitted time prior to completion of the sale, give notices of rent increases, at the statutory rate or as otherwise agreed between the Buyer and the Seller, and provide the Buyer proof of proper service thereof.

6.6

NO RENT INCREASES

Pending completion, the Seller shall not give any notices of rent increases.

6.7

SELLER SHALL NOT RENEGOTIATE LEASES PRIOR TO COMPLETION WITHOUT BUYER INSTRUCTION

Unless otherwise agreed between the Buyer and the Seller, the Seller shall not renegotiate any leases after this Agreement becomes unconditional.

6.8

SELLER TO RENEGOTIATE LEASES

The Seller shall make reasonable attempts to renegotiate leases with current Tenants (for terms not to exceed _________ years) as agreed between the Buyer and the Seller.

6.9

ADJUSTMENT OF PURCHASE PRICE DUE TO SHORTFALL IN RENTAL INCOME

The parties agree that if the actual rent, including any planned increases as declared in this Agreement, is less than the rent warranted, including any planned increases by the Seller, then the parties agree that the Seller shall pay the Buyer as liquidated damages, the amount of the differences times a factor of _________, as either an adjustment on the Purchase Price of the property or as a separate payment at the sole discretion of the Buyer.

The factor is negotiable between the parties but is often based on the ratio between the overall purchase price and gross rent (gross rent multiplier).

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6.10

AREA MEASUREMENT

The Landlord and the Tenant agree that, should the actual square footage differ from the area stated herein, the annual rate shall be adjusted to reflect the actual square footage of the Leased Space.

6.11

LEASE FORM

Attached hereto as Schedule _____ is a copy of the Landlord’s standard lease form, which the Landlord will alter to reflect the business terms defined in this Agreement, and the Tenant agrees to sign the lease subject to reasonable changes as negotiated between the parties. In the event of a difference or contradiction between this Offer and the standard lease form, the terms of the lease as so negotiated shall prevail (save for manifest error).

6.12

ENTIRE AGREEMENT

It is understood and agreed that the contract resulting from the acceptance of this Offer shall be as expressly set out herein and in the Schedules attached hereto, and except as expressly set out herein and in the attached Schedules hereto, there are no collateral or other representations, warranties, conditions or agreements of the Landlord and none shall be implied.

6.13

EXPERT ADVICE

The parties to this Agreement acknowledge that the real estate brokerage and its representatives so named in this Offer have recommended that they obtain advice from their legal counsel prior to signing this document. The parties further acknowledge that no information provided by the real estate brokerage or its representatives is to be construed as expert legal, tax or environmental advice.

6.14

AGREEMENT TO SIGN LEASE

Prior to the Tenant taking possession of the Leased Space, the parties shall execute the lease in the form attached hereto as Schedule ____ of the Offer to Lease.

6.15

ASSIGNMENT

The Tenant shall have the right to assign its interests under this lease to a limited company, partnership or person. The Tenant agrees to send written notice of its intention to assign to the Landlord and obtain the Landlord’s written approval prior to any assignment. Such approval shall not be arbitrarily withheld or delayed.

6.16

ASSIGNMENT WITHOUT CONSENT

It is understood and agreed between the parties that the Tenant may assign the lease to a company, partnership or joint venture in which it has financial interest without consent of the Landlord, provided that the Tenant shall not be relieved of any liability it may have under this Agreement.

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6.17

GUARANTOR

The obligations created by the Tenant shall be jointly and severally assumed by the guarantor, whose name is identified at the end of this Agreement and the guarantor agrees to be bound by the terms herein. In the enforcement of its rights under this guarantee, the Landlord may proceed against the guarantor as if the guarantor were named as Tenant under this lease.

6.18

LEASE CANCELLATION PRIVILEGE

The Tenant shall have the option to cancel the lease at any time during the lease term, provided that the Tenant gives the Landlord at least 30 days written notice of its intention to cancel, and provided that the Tenant is not in default at the time of giving such notice, or at the time of termination itself. The payment for this option shall be a cancellation fee equivalent to ___________ months net rental, paid in advance, at the rates in effect at the time of cancellation, payable at the time of giving notice of the intention to cancel.

6.19

DEMOLITION CLAUSE

At any time after ___________________________ (date), should the Landlord undertake to proceed with full or partial demolition of the building, then upon ______ full calendar months’ written notice from the Landlord to the Tenant, of the Landlord’s undertaking to demolish the building, the Tenant agrees to vacate the Leased Space and surrender the unexpired portion of the lease term, at the expiry of the time period stated above. Upon surrender of the Leased Space, the Landlord shall pay to the Tenant by way of compensation for improvements an amount standing in the same proportion to the cost to the Tenant of leasehold improvements made by the Tenant pursuant to the provisions of the lease or with the consent of the Landlord as the unexpired portion of the terms stands to the period of time from the Tenant’s payment of such cost to the end of the unexpired portion of the term.

6.20

COMPLY WITH ZONING BYLAWS

The Tenant covenants that it will comply with all municipal zoning bylaws governing the use of the Leased Space.

6.21

DEPOSIT CHEQUE

It is understood and agreed by both parties that the Deposit cheque will not be cashed or certified until the Offer to Lease is accepted. After acceptance, the Deposit monies shall be put into the brokerage’s trust account or other form of security as directed on the Offer.

6.22

ARBITRATION

All disputes or differences arising in regard to the Agreement shall be settled by arbitration in accordance with the Arbitration Act (Alberta) or any subsequent legislation in effect at the date of commencement of such arbitration.

25

III. AGRICULTURAL OFFER TO PURCHASE Note: Matters involving both zoning and surveys are typically more complex and expensive with respect to agricultural properties. Professional advice should be sought when dealing with these properties.

1. LAND RESTRICTIONS 1.1

CROWN RESTRICTIONS

The Seller hereby declares to the Buyer, and the Buyer acknowledges, understands and accepts that this Property is subject to certain reservations of the Crown, specifically but not limited to ______________________________________________________ (describe the specific limitations and reservations).

1.2

ROAD ALLOWANCE (ACKNOWLEDGEMENT/WITHOUT ENCROACHMENTS)

The Buyer acknowledges that the original road allowance is not closed and consequently is not part of the Property being sold under this Purchase Contract.

1.3

ROAD ALLOWANCE (ACKNOWLEDGEMENT/WITH ENCROACHMENTS)

The Buyer acknowledges that the original road allowance is not closed and consequently is not part of the Property being sold under this Purchase Contract, and that the improvements on the Property may encroach on the unowned road allowance.

1.4

WATER FRONTAGE – DIMENSION/SHORE ROAD ALLOWANCE/UNREGISTERED EASEMENTS

This Offer is conditional upon the Buyer determining at its own expense that: (a) the Property being purchased has at least ________________ (insert appropriate frontage dimension) metres/feet of frontage on _______________ (name of waterway); (b) no road allowance, open or unopened, or other public or private lands exist which will interfere with the right of the Buyer to use and enjoy the said frontage; and (c) that there are no unregistered rights or easements. Unless the Buyer gives notice in writing delivered to the Seller by ____________________________ (date) that these conditions have been fulfilled, this Offer shall become null and void and the Deposit shall be returned to the Buyer in full. These conditions are included for the sole benefit of the Buyer and may be waived at its option by notice in writing to the Seller within the time period stated above.

1.5

SURFACE LEASE – BUYER TO ASSUME

The Seller agrees to assign, and the Buyer agrees to assume, the existing surface lease on the Property with _____________________ (insert name of Tenant), a copy of which is attached as Schedule ________.

26

1.6

SURFACE LEASE – OPTION TO PURCHASE

During the term of this surface lease, the Buyer shall have the option of purchasing the Property for a sum of $___________________________________________ which is not included in the lease price.

1.7

SURFACE LEASE – CONDITIONAL ON LAND OWNER’S APPROVAL

This Offer is conditional upon the land owner consenting to the assignment of the surface lease to the Buyer. Unless the Buyer gives notice in writing delivered to the Seller by __________________________________ (date) that this condition has been fulfilled, this Offer shall become null and void and the Deposit shall be returned to the Buyer in full. The Buyer hereby agrees to proceed immediately to make an application and provide such material as may be required by the land owner for approval of the Buyer as tenant.

This clause is a true condition precedent and neither the Seller nor a Buyer is entitled to waive this condition at its option.

2. BUILDINGS AND IMPROVEMENTS 2.1

BUILDING PERMIT

This Offer is conditional upon the Buyer determining, at its own expense, that a building permit for the structure indicated on Schedule ______ attached is available with respect to the Property. Unless the Buyer gives notice in writing to the Seller by ______________________________ (date) that this condition has been fulfilled, this Offer shall become null and void and the Deposit shall be returned to the Buyer in full. This condition is included for the sole benefit of the Buyer and may be waived at its option by notice in writing to the Seller within the time period stated above.

2.2

LOCATION OF BUILDINGS AND DRIVEWAYS

The Seller represents and warrants, to the best of its knowledge and belief, that: (a) the buildings now located on the Property are located wholly on the Property and comply with all zoning and municipal bylaws; and (b) the driveways serving the Property are located wholly within the limits of the Property and the entrances relating to such driveways have been approved by the appropriate municipal authority.

3. ACCESS 3.1

ROAD ACCESS TO PUBLIC ROADWAYS

This Offer is conditional upon the Buyer determining, at its own expense, that all vehicular entrances to and exits from the Property onto public roadways have been approved under the appropriate legislation. Unless the Buyer gives notice in writing delivered to the Seller by __________________________________ (date) that this condition has been fulfilled, this Offer shall become null and void and the Deposit shall be returned to the Buyer in full. This condition is included for the sole benefit of the Buyer and may be waived at its option by notice in writing to the Seller within the time period stated above.

27

3.2

ROAD ACCESS BY OPEN PUBLIC ROAD

This Offer is conditional upon the Buyer determining, at its own expense, that access by vehicle to the Property is by a public road which is maintained at public expense throughout the year. Unless the Buyer gives notice in writing delivered to the Seller by ___________________________________ (date) that this condition has been fulfilled, this Offer shall become null and void and the Deposit shall be returned to the Buyer in full without interest. This condition is included for the sole benefit of the Buyer and may be waived at its option by notice in writing to the Seller within the time period stated above.

3.3

ROAD ACCESS – ALTERNATIVES

The Seller represents and warrants, to the best of its knowledge and belief, that the Property fronts on (choose the appropriate statement): (a) A road which is maintained on a year round basis at public expense. OR (b) A road which is maintained on a seasonal basis at public expense. OR (c) A road which is not maintained at public expense. The parties agree that this representation and warranty shall survive and not merge on completion of this transaction, but apply only to the state of the Property existing at the completion of this transaction.

3.4

ROAD ACCESS – PRIVATELY MAINTAINED ROAD

The Buyer acknowledges that the private road accessing the Property is maintained by the ___________________________ (insert name of appropriate authority), at an annual cost of $ ________________ for each Property.

3.5

ROAD ACCESS – UNREGISTERED EASEMENT (TRESPASS ACCESS)

The Buyer acknowledges that the _____________ (road/path/lane) to the Property may be an unregistered easement. The Seller shall provide to the Buyer, on or before Completion Day, a statutory declaration or declaration establishing that the existing ___________ (road/path/lane) has been used by the Seller and/or predecessors in title to gain access to the said Property for a period of ___________ years.

In situations involving unregistered easements, legal advice should be sought. 3.6

WATER ACCESS

The Buyer acknowledges that the Property is only accessible by water.

28

4. SERVICES (WATER AND SEWER) Note: Sale of property with a well and/or septic system involves specialized knowledge. Expert advice should be sought. 4.1

SEWAGE SYSTEMS – BUYER’S CONDITIONS

This Offer is conditional upon the Buyer determining at its own expense that: (a) all sewage systems serving the Property have received all required certificates of installation and approval pursuant to the Environmental Protection and Enhancement Act (Alberta); (b) all sewage systems serving the Property have been constructed in accordance with the said certificate of installation and approval; and (c) all sewage systems serving the Property have received all required use permits under the Act or any other legislation. Unless the Buyer gives notice in writing delivered to the Seller by __________________________________ (date) that this condition has been fulfilled, this Offer shall become null and void and the Deposit shall be returned to the Buyer in full. This condition is included for the sole benefit of the Buyer and may be waived at its option by notice in writing to the Seller within the time period stated above.

6.22

SEWAGE SYSTEMS – SELLER’S WARRANTY

The Seller represents and warrants, to the best of its knowledge and belief, that: (a) all sewage systems serving the Property are wholly within the limits of the said Property, and have received the required certificates of installation and approval pursuant to the Environmental Protection and Enhancement Act (Alberta); (b) all sewage systems serving the Property have been constructed in accordance with the said certificates of installation and approval; and (c) all sewage systems serving the Property have received all required use permits under the Act or any other legislation. The parties agree that these representations and warranties shall survive and not merge on completion of this transaction, but apply only to the state of the Property existing at the completion of this transaction.

4.3

SEWAGE – GENERAL COMPLIANCE WITH ENVIRONMENTAL REQUIREMENTS

The Seller represents and warrants, to the best of its knowledge and belief, that, during its occupancy of the dwelling, the sewage system has operated satisfactorily and was installed according to the provisions of the health authorities having jurisdiction at the time of installation. Further, the Seller agrees to provide any and all documentation within its possession relating to the sewage system to the Buyer prior to the last date set for examining title. The parties agree that this representation and warranty shall survive and not merge on completion of this transaction, but apply only to the state of the Property existing at completion of this transaction.

4.4

WATER SUPPLY POTABILITY

The Seller agrees to the supply the Buyer, prior to the Completion Day, a current certificate of potability (within the last 30 days) from the local health authority having jurisdiction over the area stating that the water is safe for human consumption.

29

4.5

WATER SUPPLY – BUYER’S CONDITION

This Offer is conditional upon the Buyer determining at its own expense that: (a) there is an adequate and potable water supply; and (b) the pump and all related equipment serving the Property are in proper operating condition. Unless the Buyer gives notice in writing delivered to the Seller by ________________________________ (date) that these conditions have been fulfilled, this Offer shall become null and void and the Deposit shall be returned to the Buyer in full. These conditions are included for the sole benefit of the Buyer and may be waived at its option by notice in writing to the Seller within the time period stated above.

4.6

WATER SUPPLY – SELLER’S WARRANTY

The Seller represents and warrants, to the best of its knowledge and belief, that during its occupancy of the Property, the pump and all related equipment serving the Property have performed adequately, and that the well is capable of supplying a water volume of not less than _______________ gallons per minute at standing level. The parties agree that this representation and warranty shall survive and not merge on completion of this transaction, but apply only to the state of the Property at completion of this transaction.

4.7

WATER SUPPLY – CONDITIONAL ON RECEIPT OF WELL CERTIFICATE

This Offer is conditional upon the Buyer receiving from the Seller a well certificate, prepared by a qualified well driller, attesting that the well is capable of supplying a water volume of not less than ___________ gallons per minute at standing level. Unless the Seller delivers this well certificate to the Buyer or the Buyer’s brokerage by __________________________ (date), this Offer shall become null and void and the Deposit shall be returned to the Buyer in full. This condition is included for the sole benefit of the Buyer and may be waived at its option by notice in writing to the Seller within the time period stated above.

5. MISCELLANEOUS AGRICULTURAL PURCHASE CLAUSES 5.1

SELLER’S PERMISSION TO REMAIN ON PROPERTY

The Seller shall be permitted the exclusive right to remain upon and continue to use the Property in its current use, free of any payment of rent for a period of ________________________ or until __________________ from the Completion Day, provided, however, that the Seller shall, during such period, maintain the lands in good and workmanlike repair and not permit waste. The Seller shall pay taxes, electricity, heat, any and all applicable utilities and insurance premiums during its tenancy. The Buyer shall have free access to the lands and reasonable access to the buildings forming part of the Property during the tenancy of the Seller, without interference to the Seller.

5.2

SELLER’S PERMISSION TO REMOVE PERSONAL PROPERTY AND EQUIPMENT

The Seller shall be permitted to remove all personal property, equipment and machinery from the Property either during or upon completion of its tenancy.

30

URBAN RESIDENTIAL PROPERTY DISCLOSURE STATEMENT Purpose of Statement This statement is a voluntary disclosure of the condition of the Property for sale and other information known by the Seller. This disclosure statement constitutes a representation under any Purchase Contract if so agreed in writing by the Seller and the Buyer. Date of Disclosure: _______________________________________________________________________________________________ Seller’s Name: __________________________________________________________________________________________________ Property Address: ________________________________________________________________________________________________ The Seller is responsible for the completion and accuracy of the answers on this form. The Seller should indicate either Y (yes), N (no), ? (no knowledge) or n/a (not applicable). 1.

Does the Property comply with the current government and municipal guidelines or constitute a lawful, non-conforming building?

Y

N

?

n/a

2.

To the best of your knowledge, are the exterior walls (above grade) insulated?

Y

N

?

n/a

3.

To the best of your knowledge, is the ceiling insulated?

Y

N

?

n/a

4.

To the best of your knowledge, are the basement walls insulated?

Y

N

?

n/a

5.

Is the basement a preserved wood foundation or concrete? ____________________________________ If preserved wood foundation, is an engineer’s certificate available?

Y

N

?

n/a

6.

Did you have a home inspection report completed when you purchased the Property? If yes, did it indicate any significant repairs needed that have not been done?

Y Y

N N

? ?

n/a n/a

7.

Do you have a real property report that reflects the current state of improvements to the Property? (e.g. detached garage, fences, decks, sheds, etc.)

Y

N

?

n/a

Does the real property report have a stamp of compliance? If yes, date __________________________

Y

N

?

n/a

Has the wood stove/fireplace insert been inspected and approved by local authorities?

Y

N

?

n/a

Are all items to be included in the transaction free and clear of all encumbrances?

Y

N

?

n/a

Y

N

?

n/a

11. Are you aware of any additions or alterations made without a required permit?

Y

N

?

n/a

12. Are you aware of any structural problems with the house and/or improvements?

Y

N

?

n/a

13. To the best of your knowledge, have any improvements ever contained asbestos?

Y

N

?

n/a

14. To the best of your knowledge, have any improvements ever contained urea formaldehyde insulation?

Y

N

?

n/a

15. Are you aware of any unregistered encroachments, easements or rights-of-way on this Property?

Y

N

?

n/a

16. Are you aware of any unregistered encroachments, easements or rights-of-way by your Property on neighbouring properties?

Y

N

?

n/a

17. Have you received any notice or claim affecting the Property from any person or entity?

Y

N

?

n/a

18. Have you received any insurance settlements where the work has not been done?

Y

N

?

n/a

19. Are you aware of any roof leakage or unrepaired damage? (age of roofing _______ years) Indicate type of roofing: ________________________________________________________________

Y

N

?

n/a

20. Are you aware of any problems with the heating/air conditioning/ventilation systems?

Y

N

?

n/a

21. Are you aware of any problems with the electrical system, switches or receptacles?

Y

N

?

n/a

22. Are there any extension cords stapled to baseboards or under carpets/rugs?

Y

N

?

n/a

23. Are there any hidden defects under the floor coverings or in the walls?

Y

N

?

n/a

24. Are you aware of any problems with the plumbing system?

Y

N

?

n/a

25. Are you aware of any problems with a jetted tub, hot tub and/or swimming pool?

Y

N

?

n/a

8. 9.

If no, list items _______________________________________________________________________ 10. Does the Property contain unauthorized accommodation? If yes, alter Listing and Purchase Contracts.

© May 2001/September 2002 The Alberta Real Estate Association

-2-

The Seller is responsible for the completion and accuracy of the answers on this form. The Seller should indicate either Y (yes), N (no), ? (no knowledge) or n/a (not applicable). 26. Are you aware of problems with any appliances or mechanical items to be included in this transaction?

Y

N

?

n/a

27. Are you aware of any moisture and/or water problems in the house or any other part of the Property?

Y

N

?

n/a

28. Are you aware of any past or present flooding or drainage problems on the Property?

Y

N

?

n/a

29. Are you aware of any excessive settling, slippage, sliding or soil problem?

Y

N

?

n/a

30. Does the Property have any problems with retaining walls cracking or bulging?

Y

N

?

n/a

31. Are you aware of any damage due to weather, fire, water, insects or rodents?

Y

N

?

n/a

32. Other than those stated above, are you aware of any other latent (hidden) defects on the Property?

Y

N

?

n/a

33. Are you aware of any environmental concerns on the Property or otherwise affecting the Property? If yes, has an environmental audit been completed? (if yes, attach copy)

Y Y

N N

? ?

n/a n/a

34. Are you aware of any fees for usage of parks, lakes, community centres, etc.? (amount $_____________)

Y

N

?

n/a

35. Is this Property of historical significance in the opinion of a government authority?

Y

N

?

n/a

36. Are there any conditional sales contracts or equipment leases? (e.g. water softener, alarm system) If yes, what is the payout? _____________________ Number of months remaining _______________

Y

N

?

n/a

Additional Comments and/or Explanations: (Use additional pages if necessary) ____________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ Acknowledgement and Limitation of Statement The Seller states that the above information is true based on the Seller’s current actual knowledge as of the above date. Any important changes to this information made known to the Seller will be disclosed by the Seller to the Buyer prior to Completion Day. The Seller acknowledges receipt of a copy of this disclosure statement and agrees that a copy may be given to prospective Buyers. Seller: _____________________________________________ Seller: ________________________________________________ The Buyer acknowledges that it has received and read a signed copy of this disclosure statement from the Seller or the Seller’s brokerage on the ___________ day of __________________________, ___________. The Buyer also acknowledges that this is not a warranty of any kind by the Seller or by any brokerage representing the Seller in this transaction, and is not a substitute for any inspection or warranties the Buyer may wish to obtain. The prudent Buyer will use this disclosure statement as the starting point for its own inquiries. Buyer: _____________________________________________ Buyer: _______________________________________________ The Seller and the Buyer understand that neither the Seller’s brokerage or Buyer’s brokerage or their representatives warrant or guarantee the above information on the Property.

Rural Code 0002 0603 0003 0606 0607 0005 0608 0611 0010 0987 0387 0363 0013 0017 0618 0620 0022 0622 0623 0024 0027 0625 0028 0030 0031 0032 0629 0038 0988 0039 0040 0631 0632 0043 0633 0045 0414 0642 0048 0050 0051 0052 0054 0055 0651 0056 0964 0058 0059 0060 0654 0061 0655 0656 0356 0659 0660 0065 0066 0067 0069

Acme Aetna Airdrie Aldersyde Alhambra Alix Altario Ardley Arrowwood Balzac Banff Barnwell Barons Bassano Beaver Mines Beazer Beiseker Benalto Benchlands Bentley Big Valley Bindloss BirchCliff Black Diamond Blackfalds Blackie Bluffton Botha Bottrel Bow Island Bowden Bragg Creek Brant Brooks Brownfield Burdett Burnstick Lake Byemoor Camrose Canmore Carbon Cardston Carmangay Caroline Carseland Carstairs Carway Castor Cayley Cereal Cessford Champion Chancellor Cheadle Chestermere Chin Chinook Claresholm Clive Cluny Coaldale

0360 0070 0665 0669 0670 0672 0073 0075 0076 0077 0673 0078 0079 0361 0675 0676 0678 0681 0989 0083 0084 0682 0683 0088 0089 0685 0532 0093 0687 0689 0095 0102 0103 0692 0693 0695 0696 0697 0698 0106 0706 0112 0115 0121 0712 0123 0126 0128 0135 0136 0138 0358 0140 0141 0724 0981 0725 0971 1051 0148 0728

Coalhurst Cochrane Cochrane Lake Compeer Condor Conrich Consort Coronation Coutts Cowley Craigmyle Cremona Crossfield Crowsnest Pass Dalemead Dalroy De Winton Del Bonita Delacour Delburne Delia Diamond City Dickson Didsbury Donalda Dorothy Drumheller Duchess Dunmore Eagle Hill Eckville Elnora Empress Enchant Endiang Ensign Erskine Etzikom Exshaw Fairview Fleet Foremost Fort Macleod Gadsby Gem Ghost Lake Gleichen Glenwood Granum Grassy Lake Gull Lake Half Moon Bay Halkirk Hanna Harvie Heights Haynes Hays Heritage Pointe Herronton High River Hilda

0149 0984 0730 0154 0731 0733 0734 0180 0735 0183 0184 0990 0379 0739 0740 0999 0743 0747 0965 1052 0751 0755 0194 0757 0758 0966 0985 0760 0203 0205 0986 0207 0208 0768 0769 0770 0771 0773 0211 0776 0778 0217 0785 0218 0786 0220 0223 0787 0788 1059 0789 0225 0790 0791 0228 0795 0232 0797 0798 0799 0236

Hill Spring Hoadley Hobbema Hussar Huxley Iddesleigh Indus Innisfail Iron Springs Irricana Irvine Janet Jarvis Bay Jenner Joffre Johnson’s Addition Kathryn Keoma Kimball Kirkcaldy Kirriemuir Lac des Arcs Lacombe Lake Louise Langdon Leavitt Leedale Leslieville Lethbridge Linden Linn Valley Lomond Lonview Lousana Lowland Heights Lundbreck Lyalta Madden Magrath Manyberries Markerville Medicine Hat Michichi Milk River Millarville Milo Mirror Monarch Monitor Moon River Estates Morningside Morrin Mossleigh Mountain View Munson Namaka Nanton Nevis New Brigden New Dayton Nobleford

0969 0237 0238 0239 0974 1060 0241 1061 0374 0897 0248 0249 0250 0804 0254 0972 0973 0807 0808 0809 0810 0261 0262 0813 0264 0816 0266 0267 0268 0270 0825 0827 0272 0992 0274 9164 9382 9053 9377 9361 9376 9111 9118 9373 9191 9194 9204 9226 9235 9235 9251 9255 9501 9263 9269 9142 9464 9465 9296 9299 9312

Nordegg Norglendwold Okotoks Olds Orion Orton Oyen Parkland Parkland Beach Patricia Penhold Picture Butte Pincher Creek Pincher Station Ponoka Priddis Priddis Greens Purple Springs Queenstown Rainier Ralston Raymond Red Deer Red Willow Redcliff Richdale Rimbey Rochon Sands Rocky Mountain House

Rockyford Rolling Hills Rosebud Rosemary Rowley Rumsey Rural Banff I.D. Rural Bighorn M.D. Rural Cardston County Rural Clearwater County

Rural Crowsnest Pass Rural Cypress County Rural Foothills M.D. Rural Forty Mile County Rural Kananaskis I.D. Rural Kneehill County Rural Lacombe County Rural Lethbridge County Rural Mountain View County

Rural Newell County Rural Newell County Rural Pincher Creek M.D. Rural Ponoka County Rural Ranchland M.D. Rural Red Deer County Rural Rocky View MD Rural Special Area 2 Rural Special Area 3 Rural Special Area 4 Rural Starland County Rural Stettler County

Rural Taber M.D.

9334 9340 9159 9349 9353 0317 0832 0833 0834 0835 0836 0837 1053 0838 0975 0842 0900 0843 0849 0295 0297 0298 0300 0303 0852 0388 0307 0854 0855 0310 0311 0857 0316 0831 0319 1054 0320 0864 0321 0326 0866 0330 0333 0380 0870 0872 0339 0873 0874 0877 0967 0879 0365 0881 0970 1062 0968 0886 0355

Rural Vulcan County Rural Warner County Rural Waterton I.D. Rural Wheatland County Rural Willow Creek M.D.

Scandia Schuler Sedalia Seebe Seven Persons Shaughnessy Shepard Shouldice Sibbald Skiff Spring Coulee Springbrook Spruce View Stand Off Standard Stavely Stettler Town Stirling Strathmore Suffield Sunbreaker Cove Sundre Sunnynook Swalwell Sylvan Lake Taber Tees Three Hills Tilley Torrington Travers Trochu Turin Turner Valley Vauxhall Veinerville Veteran Vulcan Waiparous Walsh Wardlow Warner Water Valley Waterton Park Welling Welling Station Westward Ho White Sands Wimborne Withrow Woodhouse Woolford Wrentham Youngstown