{"id":"court_ctb_3592_0","court":"CTB","case_no":"22-50073","doc_number":3592,"sub_number":0,"doc_type":"ORDER","filed_date":"2024-09-26","title":"UNITED STATES BANKRUPTCY COURT DISTRICT OF CONNECTICUT BRIDGEPORT DIVISION | -------------------------------------------","summary_zh":"受托人出售不动产动议 —— Ho Wan Kwok 破产案（郭文贵 / Guo Wengui / Miles Guo），CTB 22-50073 ECF #3592（2024-09-26立案）。第 11 章破产受托人 Luc A. Despins 提请法院作出裁定，批准依据 2024 年 9 月 26 日签署的买卖协议，在免除所有留置权、债权、权益及负担的前提下，出售位于康涅狄格州格林威治塔科尼克路 373 号（373 Taconic Road）的房产。","summary_en":"Trustee's Motion to Sell Real Property — In re Ho Wan Kwok (Miles Guo / Guo Wengui), CTB Case No. 22-50073, ECF #3592 (filed Sep 26, 2024). Chapter 11 Trustee Luc A. Despins moves for entry of an order authorizing and approving the sale of the real property located at 373 Taconic Road, Greenwich, Connecticut, free and clear of liens, claims, interests, and encumbrances pursuant to a purchase and sale agreement dated September 26, 2024.","body_en":"## **UNITED STATES BANKRUPTCY COURT DISTRICT OF CONNECTICUT BRIDGEPORT DIVISION**\n\n| -----------------------------------------------------------
x | | | | |\n|------------------------------------------------------------------|--------|-------------------------|--|--|\n| In re: | :
: | Chapter 11 | | |\n| | : | | | |\n| HO WAN KWOK
et al., | : | Case No. 22-50073 (JAM) | | |\n| Debtors.1 | :
: | Jointly Administered | | |\n| | : | | | |\n| ----------------------------------------------------------- | x | | | |\n\n## **TRUSTEE'S MOTION, PURSUANT TO BANKRUPTCY CODE SECTIONS 105 AND 363, BANKRUPTCY RULES 2002, 6004(c), AND 9014, AND LOCAL RULES 6004-1 AND 6004-2, SEEKING ENTRY OF ORDER: (I) AUTHORIZING AND APPROVING SALE OF GREENWICH PROPERTY FREE AND CLEAR OF LIENS, CLAIMS, INTERESTS, AND ENCUMBRANCES, (II) AUTHORIZING AND APPROVING PURCHASE AND SALE AGREEMENT, AND (III) GRANTING RELATED RELIEF**\n\nLuc A. Despins, in his capacity as the chapter 11 trustee (the \"Trustee\") appointed in the chapter 11 case of Ho Wan Kwok (the \"Debtor\"), by and through his undersigned counsel, hereby files this motion (the \"Motion\") seeking entry of an order, substantially in the form attached hereto as **Exhibit A** (the \"Proposed Sale Order\"), pursuant to sections 105, 363(b), and 363(f) of Title 11 of the United States Code (the \"Bankruptcy Code\"), Rules 2002, 6004(c), and 9014 of the Federal Rules of Bankruptcy Procedure (the \"Bankruptcy Rules\"), and Rules 6004-1 and 6004-2 of the Local Rules of Bankruptcy Procedure of the United States Bankruptcy Court for the District of Connecticut (the \"Local Rules\"), (i) authorizing and approving the Trustee's sale (the \"Sale\") of real property located at 373 Taconic Road, Greenwich, Connecticut (the \"Greenwich Property\") free and clear of all liens, claims, interests, and encumbrances to the buyer pursuant to that certain\n\n1 The Debtors in these chapter 11 cases are Ho Wan Kwok (also known as Guo Wengui, Miles Guo, and Miles Kwok, as well as numerous other aliases) (last four digits of tax identification number: 9595), Genever Holdings LLC (last four digits of tax identification number: 8202) and Genever Holdings Corporation. The mailing address for the Trustee, Genever Holdings LLC, and Genever Holdings Corporation is Paul Hastings LLP, 200 Park Avenue, New York, NY 10166 c/o Luc A. Despins, as Trustee for the Estate of Ho Wan Kwok (solely for purposes of notices and communications).\n\npurchase and sale agreement, dated September 26, 2024 (the \"Buyer\"), by and among the Buyer and the Trustee, attached hereto as **Exhibit B** (together with the related addendum, the \"PSA\"), (ii) authorizing and approving the PSA, and (iii) granting related relief. In support of the Motion, the Trustee respectfully states as follows:\n\n### **BACKGROUND**\n\n1. On March 27, 2023, the Trustee initiated an adversary proceeding by filing a Complaint [Docket No. 1, in Adv. Proc. No. 23-5005 (the \"Greenwich Land A.P.\")] against Greenwich Land, LLC (\"Greenwich Land\" and Hing Chi Ngok (\"Ms. Ngok\" and, together with Greenwich Land, collectively, the \"Defendants\"), seeking, among other things, (i) a ruling pursuant to sections 541, 542 and 544 of the Bankruptcy Code declaring that Greenwich Land is an alter ego of the Debtor and ordering turnover of its assets, including the Greenwich Property, to the Trustee, and (ii) a ruling pursuant to sections 541, 542 and 544 of the Bankruptcy Code declaring that the membership interest in Greenwich Land is property of the Estate and ordering the surrender of such membership interest to the Trustee.\n\n2. On July 2, 2024, for the reasons set forth in the Court's *Memorandum of Decision and Order Granting Motion for Summary Judgment* [Docket No. 133 in Adv. Proc. No. 23-5005], the Court granted summary judgment in favor of the Trustee in the Greenwich Land A.P. [Docket No. 134 in Adv. Proc. No. 23-5005] (the \"SJ Order\"), finding, among other things, that the Greenwich Property is property of the Estate to be administered by the Trustee, ordering the turnover of the Greenwich Property to the Trustee and authorizing the Trustee to take all actions necessary or appropriate to effectuate the Judgment.\n\n3. On July 10, 2024, the Defendants filed a notice of their appeal (the \"Appeal\") with respect to the SJ Order [Docket No. 138 in Adv. Proc. No. 23-5005]. On July 12, 2024, the\n\nDefendants filed a motion for stay pending the Appeal [Docket No. 139 in Adv. Proc. No. 23- 5005] (the \"Stay Motion\") in the Greenwich Land A.P.\n\n4. On August 16, 2024, upon the consent of the Trustee and the Defendants, the Court entered the *Consent Order Resolving Motion for Stay Pending Appeal and Enforcing Summary Judgment* [Docket No. 166 in Adv. Proc. No. 23-5005] (\"Consent Order\"), pursuant to which, among other things, on August 20, 2024, (a) the Trustee assumed possession of the Greenwich Property for the benefit of the Estate; and (b) the Defendants withdrew the Stay Motion with prejudice. On August 20, 2024, a copy of the SJ Order was recorded in the Greenwich Land Records at Volume 8354, Page 220 thereof and the Stamford Land Records at Volume 13378, Page 324 thereof.\n\n5. Pursuant to the terms of the SJ Order, Greenwich Land, acting by the Trustee, transferred title to Luc A. Despins, as Chapter 11 Trustee of the Estate of Ho Wan Kwok by Quit Claim Deed dated and recorded on August 20, 2024 at Volume 8354, page 223 of the Greenwich Land Records and Volume 13378, page 327 of the Stamford Land Records (the \"Quit Claim Deed\"). The Trustee, in his capacity as chapter 11 trustee for the Debtor's estate, is the owner of record with respect to the Greenwich Property.\n\n6. On September 4, 2024, by Order Granting Motion (I) for Authority to Employ and Retain Real Property Broker, Effective as of August 23, 2024, for Sale of Greenwich Property, (II) authority to fund expenses related to Greenwich Property and (III) for Related Relief [ECF No. 3504] (the \"Retention Order\"), the Court approved the retention of Compass, Inc., (\"Compass\") as real estate broker to market the Greenwich Property for sale.\n\n7. Based upon its experience and expertise with Fairfield County, Connecticut real estate pricing, Compass marketed the Greenwich Property at a listing price of \\$7,100,000.00.\n\nSince its retention, Compass has diligently marketed the Greenwich Property for sale. Its listing on the Greenwich Multiple Listing Service was posted with virtual staging on September 4, 2024 (the \"Listing\"). A broker open house was held on September 12, 2024. A full-page advertising article with photographs was published in the *Greenwich Times* Real Estate insert on September 13, 2024. As of September 27, 2024, the Listing has had thousands of online views. In addition, Compass has had more than twenty private showings of the Greenwich Property to potential buyers.\n\n8. As a result of the extensive marketing efforts and following a vigorous bidding process(during which several bids were received and the Buyer increased its initial offer of \\$6,200,000.00 to \\$6,900,000.00), the Trustee agreed to sell the Greenwich Property for \\$6,900,000.00 and the parties negotiated and executed the PSA.\n\n## **SUMMARY OF MATERIAL TERMS OF PSA**\n\n9. The chart below sets forth the material terms of the PSA2 between the Trustee and the Buyer.\n\n| Provision | Summary Description |\n|---------------------------------|--------------------------------------------------------------------------------------------------------------------------------------------|\n| Parties | Seller: Luc A. Despins, solely in his capacity as chapter 11
trustee for the estate of Ho Wan Kwok, and not in his personal
capacity |\n| | Buyer: Ann Richardson Knox |\n| Purchase Price | \\$6,900,000.00 |\n| Property to Be Sold
(PSA §1) | 373 Taconic Road, Greenwich, Connecticut (partially located in
Greenwich and partially in Stamford, Connecticut) |\n\n2 The terms of the PSA are summarized herein for the convenience of the Court and parties in interest. To the extent that there are any discrepancies, the terms of the PSA shall govern. Capitalized terms used in this summary that are not defined herein shall have the meanings ascribed to them in the PSA.\n\n| Provision | Summary Description |\n|----------------------------------------------------------------------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|\n| Deposit
(PSA §2) | On September 25 and 26, 2024, the Buyer paid the deposit of
\\$1,035,000.00 (15% of the Purchase Price) to the Trustee's
counsel, as a deposit toward the Purchase Price to be held in
escrow subject to the terms of the PSA. |\n| Closing
(PSA §9) | The transfer of title to Greenwich Property (the \"Closing\") will
occur on the fifteenth (15th) day after Bankruptcy Court approval
of the Sale but not sooner than forty-five days from the date of
the PSA unless agreed by the Buyer (the \"Closing Date\").
The
Closing will occur at the offices of Trustee's counsel.
At Closing, the Buyer will pay the balance of the Purchase Price
(i.e., \\$5,865,000.00), subject to customary adjustments, to the
Trustee and the Deposit will be released to the Trustee. |\n| Sellers
Representations/
Requirements for Closing
(PSA §10, Schedule A) | The Trustee represents and warrants that he will transfer to the
Buyer good and marketable title to the Greenwich Property,
subject to certain items set forth in Schedule A and paragraph
10(e) of the PSA. |\n| Risk of Loss
(PSA §14) | The Trustee will bear the risk of loss of or damage to the
Greenwich Property prior to Closing. |\n| Default
(PSA §21, 20) | If
Closing
is not consummated
due to the Buyer's
non
performance, including, without limitation, failure to pay the
Balance or execute all documents necessary for completion of
the purchase by the Closing Date: (i) the Deposit will be retained
by the Trustee, together with any carrying costs incurred for
extending the closing date, as liquidated and agreed damages in
full settlement of all claims between the parties; and (ii) the
parties will be relieved of all obligations under the PSA. |\n| | If the Closing is not consummated due to the Trustee's non
performance (which, for the avoidance of doubt, shall not include
this Court declining to approve the PSA), the Deposit, and any
other money paid or deposited by the Buyer pursuant to the PSA,
will be returned to Buyer upon demand. If the Buyer terminates
the PSA due to Trustee's refusal to timely close pursuant to the
terms of the PSA, the Deposit shall be returned to Buyer and the
buyer shall receive from the Trustee any nonrefundable expenses
actually incurred by the Buyer in the aggregate not to exceed the
costs of an ALTA Homeowner's policy based upon the Purchase
Price. |\n\n| Provision | Summary Description |\n|-----------------------------------------------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|\n| Conveyance Taxes
(PSA §7) | The Trustee shall pay all real estate conveyance taxes at Closing. |\n| Representations and
Warranties
(PSA §7, 27) | Upon Closing, the Buyer will be deemed to have accepted the
Greenwich Property in its \"as is\" condition. The Trustee and the
Brokers have given no warranty, either express or implied, and
make no representation as to the condition of the Greenwich
Property. |\n| Financing
(PSA §5) | The
Buyer's
obligations
are not contingent
upon Buyer's
obtaining financing. |\n| Costs of Enforcement
(PSA §30) | In the event any dispute between the parties hereto arising out of
the subject
matter of the PSA, the prevailing party will be
reimbursed for their reasonable costs and attorney's fees. |\n| Bankruptcy Court
Approval
(PSA §§10(e)(viii); 39) | The PSA and all terms in the PSA are subject to approval of this
Court. |\n| Exclusive Bankruptcy
Court Jurisdiction
(PSA §39B.) | Notwithstanding anything in the PSA to the contrary, this Court
will have exclusive jurisdiction over any claim or dispute in
respect of or arising out of the PSA, and the parties irrevocably
submit to the exclusive jurisdiction of this Court, waive any
objection
they now or hereafter
may have to venue or
convenience of forum, agree that all claims relating to the PSA
will be decided in this Court, and, further, not to bring any claim
relating to the PSA in any other court. |\n\n## **COMPLIANCE WITH LOCAL RULE 6004-2(c)**\n\n10. In accordance with Local Rule 6004-2(c), the Trustee further states:\n\n| Local Rule 6004-2 | Terms of Sale |\n|---------------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|\n| Disclosure | |\n| Sale to Insider | The
Buyer is not an insider
within the meaning
of section |\n| (Local Rule 6004-2(c)(1)) | 101(31)
of the Bankruptcy
Code.
Indeed,
the Buyer has
represented and warranted that she is not affiliated with or related
to the Debtor and/or is not acting on behalf of or at the behest of
the Debtor. (PSA §38) |\n\n| Local Rule 6004-2
Disclosure | Terms of Sale |\n|--------------------------------------------------------------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|\n| Agreements with
Management
(Local Rule 6004-2(c)(2)) | Not applicable. |\n| Releases
(Local Rule 6004-2(c)(3)) | The PSA contains no releases. |\n| Private Sale/No
Competitive Bidding
(Local Rule 6004-2(c)(4)) | While the Trustee is not contemplating conducting an auction,
the PSA reflects the result of a vigorous marketing process by a
real estate brokerage firm retained by the Trustee (as detailed in
this Motion). |\n| | The
Trustee
has not agreed
to refrain
from soliciting
or
considering
competing
offers for the Greenwich
Property.
Indeed, the Trustee will consider any offers made at any time
prior to or at the hearing on the Sale Motion.
Moreover, in
accordance with Local Rule 6004-2(g), the Trustee will serve a
copy of this Motion on all parties that have expressed an interest
in the Greenwich Property during the marketing process. |\n| Closing and Other
Deadlines
(Local Rule 6004-2(c)(5)) | The closing of the Sale will take place on or before the forty-fifth
(45th) day following the Contract Date. |\n| Good Faith Deposit
(Local Rule 6004-2(c)(6)) | The Buyer has made a good faith deposit of 15% of the Purchase
Price, which deposit is being held by the Trustee's counsel in
escrow subject to the terms of the PSA. |\n| Interim Arrangements
with Proposed Buyer
(Local Rule 6004-2(c)(7)) | There are no interim arrangements with the Buyer. |\n| Use of Proceeds
(Local Rule 6004-2(c)(8)) | The proceeds from the Sale will be deposited into the Trustee's
account and will be used and/or distributed by the Trustee in
accordance with the Bankruptcy Code. |\n| | To the extent there are any liens on the Greenwich Property, such
liens will attach to the proceeds.3 |\n\n3 The Trustee obtained a title search for the Greenwich Property which indicated that no liens existed other than the Trustee's attachment Order in the amount of \\$8,314,200 dated March 30, 2023 entered in the Greenwich Land A.P. ( the \"Attachment Order\").\n\n| Local Rule 6004-2
Disclosure | Terms of Sale |\n|--------------------------------------------------------------------------------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------|\n| Tax Exemption
(Local Rule 6004-2(c)(9)) | The Trustee is not seeking to have the sale declared exempt from
taxes under section 1146(a) of the Bankruptcy Code. |\n| Record Retention
(Local Rule 6004-2(c)(10)) | Not applicable. |\n| Sale of Avoidance Actions
(Local Rule 6004-2(c)(11)) | The Trustee is not seeking to sell any avoidance actions. |\n| Requested Findings and
Order as to Successor
Liability
(Local Rule 6004-2(c)(12)) | The
Trustee
is not requesting
any findings
as to successor
liability claims. |\n| Sale Free and Clear of
Unexpired Leases
(Local Rule 6004-2(c)(13)) | There are no unexpired leases affecting the Greenwich Property. |\n| Credit Bid
(Local Rule 6004-2(c)(14)) | Not applicable. |\n| Relief from Bankruptcy
Rule 6004(h)
(Local Rule 6004-2(c)(15)) | The Trustee seeks relief from the fourteen-day stay imposed by
Bankruptcy Rule 6004(h) to permit the Sale to close as soon
possible upon approval by this Court. |\n| Carve-Outs and/or \"Gifts\"
(Local Rule 6004-2(c)(16)) | Not applicable. |\n| Residual Assets
(Local Rule 6004-2(c)(17)) | The Sale is not a sale of substantially all of the assets of the estate.
Additional assets will exist following the Sale Closing. |\n\n## **RELIEF REQUESTED**\n\n11. By this Motion, the Trustee seeks entry of the Proposed Order, pursuant to sections\n\n105(a), 363(b), and 363(f) of the Bankruptcy Code, Rules 2002, 6004, and 9014 of the Bankruptcy\n\nRules and Local Rules 6004-1 and 6004-2 (i) approving and authorizing the Sale of the Greenwich\n\nProperty, (ii) authorizing and approving the PSA, and (iii) granting related relief.\n\n#### **BASIS FOR RELIEF**\n\n#### **A. Sale Should be Approved Pursuant to Section 363(b) of the Bankruptcy Code**\n\n12. Section 363(b) of the Bankruptcy Code authorizes a trustee to sell assets other than in the ordinary course of its business after notice and hearing. *See* 11 U.S.C. § 363(b). Additionally, Bankruptcy Rule 6004(f) authorizes a trustee to sell estate property outside of the ordinary course of business by private sale or public auction. Fed. R. Bankr. P. 6004(f).\n\n13. The decision to sell assets outside of the ordinary course of business is based upon the sound business judgment of the trustee. *See e.g. In re Chateaugay Corp*., 973 F.2d 141 (2d Cir. 1992); *Comm. of Equity Security Holders v. Lionel Corp (In re Lionel Corp.)*, 772 F.2d 1063, 1071 (2d Cir 1983). The trustee has broad discretion to determine the manner in which its assets are sold and private sales outside the ordinary course of business are permissible pursuant to section 363(b) of the Bankruptcy Code. *See In re Bakalis*, 220 B.R. 525, 531 (Bankr. E.D.N.Y. 1998) (noting trustee has authority to conduct a sale of estate property through private sale); *see, e.g., Palermo v. Pritam Realty, Inc. (In re Pritam Reality, Inc.)*, 233 B.R. 619 (D. P.R. 1999) (upholding the bankruptcy court's approval of a private sale conducted by a chapter 11 debtor); *In re MF Glob. Inc.*, 535 B.R. 596 608 (Bankr. S.D.N.Y. 2015) (approving a private sale of a chapter 11 debtor's assets where the standards of section 363(b) were met). Courts have approved private sales where the benefit of such outweighs the delay and expense of conducting a public sale. *See In re Dewey & Leboeuf LLP*, 2012 Bankr. LEXIS 5116 at \\*17-18 (Bankr. S.D.N.Y. Nov. 1, 2012) (finding good business justification to sell property through a private sale where public sale would be more costly).\n\n14. The Trustee respectfully submits that good cause exists to waive the requirement of a public sale under Local Rule 6004-1 in light of the particular facts and circumstances set forth herein. The Greenwich Property has been marketed through Compass' extensive efforts, the Sale is subject to higher and better offers and the Trustee has not agreed to refrain from soliciting or negotiating any such offers.\n\n15. Once a court is satisfied that there is a sound business justification for a proposed sale, the court must then determine whether (i) the trustee has provided the interested parties with adequate and reasonable notice, (ii) the sale price is fair and reasonable, and (iii) the purchaser is proceeding in good faith. *See In re Betty Owens Sch., Inc*., No. 1997 WL 188127, at \\*4 (S.D.N.Y. 1997).\n\n16. As detailed in this Motion, there is a strong business justification for the Sale of the Greenwich Property to the Buyer. The Trustee submits that, in light of the marketing process in keeping with the marketing of luxury properties in the Fairfield County, Connecticut area, and the negotiated purchase price, without financing, inspection or other contingencies common in the sale of residential real property, the proposed Sale to the Buyer is in the best interests of the Debtor's estate and should be approved.\n\n17. In addition, the Buyer is ready, willing and able to close on the Sale shortly after Court approval of the Sale. The Debtor's estate incurs substantial costs, which typically range between \\$15,000.00 and \\$20,000.00 per month (comprised of real estate taxes, insurance, utilities, security costs, property maintenance, and grounds maintenance), to maintain the Greenwich Property. To be clear, the Trustee is not suggesting that these costs justify selling the Greenwich Property without sufficient marketing; however, the substantial cost of carrying the Greenwich Property should be considered as part of the overall cost/benefit analysis of proceeding with the Sale to the Buyer compared to establishing bidding procedures and pursuing a public auction.\n\n18. Moreover, as detailed above, the Sale is the result of a public marketing process, which process resulted in a Purchase Price that the Trustee submits is fair and reasonable for the\n\nGreenwich Property. As part of that process, the Trustee retained an experienced real estate broker (*i.e.*, Compass) with knowledge of and experience with the particularities of the high-end Greenwich residential real estate market. In any event, in accordance with Local Rule 6004-2(g), the Trustee is serving copies of this Motion on the parties that have toured the Greenwich Property or expressed to Compass an interest in purchasing the Greenwich Property. Any party may submit a competing bid for the purchase of the Greenwich Property, with any such bid to be in the form of the PSA, marked to show any proposed changes, provide for a cash closing, with evidence of financial source(s) supporting the bid, be submitted to the Trustee on or before the Competing Bid Deadline4 as set by the Court and accompanied by a deposit equal to fifteen percent (15%) of the proposed cash bid..\n\n19. For the reasons stated above, the Trustee submits that the Sale of the Greenwich Property to the Buyer is in the best interest of the estate and should be approved under section 363(b) of the Bankruptcy Code.\n\n## **B. Sale of the Greenwich Property Free and Clear of Liens, Claims, Interests, and Encumbrances Should Be Authorized Pursuant to Section 363(f) of the Bankruptcy Code**\n\n20. Section 363(f) of the Bankruptcy Code authorizes a trustee to sell assets free and clear of liens, claims, interests, and encumbrances if:\n\n- a. applicable non-bankruptcy law permits sale of such property free and clear of such interests;\n- b. such entity consents;\n- c. such interest is a lien and the price at which such property is to be sold is greater than the aggregate value of all liens on such property;\n- d. such interest is in bona fide dispute; or\n\n4 The Trustee, in his *Motion to Limit Notice, Schedule Expedited Hearing and Provide Procedure for Submitting Competing Bids Regarding Chapter 11 Trustee's Motion for Order (i) Authorizing and Approving Sale of Greenwich Property Free and Clear of Liens, Claims, Interest and Encumbrances (II) Authorizing and Approving Purchase and Sale Agreement and (III) Granting Related Relief* filed concurrently with this Motion, has requested that the Court set the Competing Bid Deadline for 10:00 am the day prior to the hearing on this Sale Motion.\n\ne. such entity could be compelled, in a legal or equitable proceeding, to accept a money satisfaction of such interest.\n\n11 U.S.C. § 363(f). Because section 363(f) of the Bankruptcy Code is drafted in the disjunctive, satisfaction of any one of the five requirements will suffice to permit the sale of the Greenwich Property \"free and clear\" of liens and interests. *See In re Dundee Equity Corp*., 1992 WL 53743 at \\*4 (Bankr. S.D.N.Y. Mar. 6, 1992) (\"[S]ection 363(f) is in the disjunctive, such that the sale of the interest concerned may occur if any one of the conditions of Section 363(f) have been met\").\n\n21. The Trustee's title search has not revealed any liens or other encumbrances with respect to the Greenwich Property other than the Attachment Order and the items identified on **Schedule A** to the PSA, which the Buyer will take title subject to. However, to the extent there are any liens, claims, interests, or encumbrances against the Greenwich Property, the Trustee submits that the Sale should be approved free and clear of any such liens, claims, interests, and encumbrances, because it will be adequately protected by having its lien, claim, interest or encumbrance attach to the proceeds of the Sale, subject to any claims and defenses that the Trustee may have with respect thereto. *See MacArthur Co. v. Johns-Manville Corp*., 837 F.2d 89, 94 (2d Cir. 1988) (\"It has long been recognized that when a debtor's assets are disposed of free and clear of third-party interests, the third party is adequately protected if his interest is assertable against the proceeds of the disposition.\").\n\n22. For all these reasons, the Trustee requests that the Court authorize the Trustee to sell the Greenwich Property free and clear of any liens, claims, interests, and encumbrances.\n\n## **C. Sale of the Greenwich Property Should Be Subject to Protections of Section 363(m) of the Bankruptcy Code**\n\n23. Section 363(m) of the Bankruptcy Code protects a good faith purchaser's interest in property purchased from the estate notwithstanding that the sale conducted under section 363(b) of the Bankruptcy Code is later reversed or modified on appeal. Specifically, section 363(m) provides as follows:\n\n> The reversal or modification on appeal of an authorization under [section 363(b)] . . . does not affect the validity of a sale . . . to an entity that purchased . . . such property in good faith, whether or not such entity knew of the pendency of the appeal, unless such authorization and such sale . . . were stayed pending appeal.\n\n24. Although \"good faith\" is not defined in the Bankruptcy Code, the Second Circuit\n\nhas stated that:\n\nGood faith of a purchaser is shown by the integrity of his conduct during the course of the sale proceedings . . . A purchaser's good faith is lost by fraud, collusion between the purchaser and other bidders or the trustee, or an attempt to take grossly unfair advantage of other bidders.\n\n*In re Gucci*, 126 F.3d 380, 390 (2d Cir. 1997) (internal quotations omitted). Section 363(m) of the Bankruptcy Code \"fosters the 'policy of not only affording finality to the judgment of the bankruptcy court, but particularly to give finality to those orders and judgments upon which third parties rely.'\" *In re Chateaugay Corp*., 1993 U.S. Dist. Lexis 6130 \\*9 (S.D.N.Y. 1993) (quoting *In re Abbots Dairies of Penn., Inc*., 788 F.2d 143, 147); *see also Allstate Ins. Co. v. Hughes*, 174 B.R. 884, 888 (S.D.N.Y. 1994); *In re Stein & Day, Inc*., 113 B.R. 157, 162 (Bankr. S.D.N.Y. 1990).\n\n25. The Buyer was selected by the Trustee as having submitted the highest and best offer following an extensive marketing effort by Compass and an arm's-length negotiation to reach agreement on the PSA terms following the Buyer's offer. The Trustee has no reason to believe that the Buyer colluded with other interested parties or otherwise attempted to obtain an unfair advantage over other parties in the process. Moreover, the Buyer has no affiliation with the Debtor nor is the Buyer acting on behalf of or at the behest of the Debtor, all as reflected in the Buyer's\n\nrepresentations and warranties in the PSA. All payments to be made by the Buyer, and other agreements or arrangements entered into by the Buyer in connection with the Sale set forth in the PSA, have been disclosed. Accordingly, the Trustee submits that the Buyer is a good faith purchaser entitled to the protections pursuant to section 363(m) of the Bankruptcy Code.\n\n#### **D. Trustee Should Be Authorized to Pay Commission to Compass**\n\n26. Pursuant to the Retention Order, the Court previously approved the compensation structure for Compass, including a fixed fee of 4.5% of the purchase price (to be shared 50/50 with the broker for the Buyer) unless Compass brought the purchaser or the purchaser is not represented by a broker, in which case, the fee is to be reduced to 3% of the purchase price. As set forth in the PSA, the Buyer was represented by Sotheby's International Realty in the purchase of the Greenwich Property. The brokers' fee to be paid from the proceeds of the Sale is, thus, 4.5% (\\$310,500.00) to be split between Compass and Sotheby's International Realty (\\$155,250.00 each).\n\n### **WAIVER OF STAY UNDER BANKRUPTCY RULE 6004(h)**\n\n27. The Trustee requests that the Court waive any applicable stay imposed by Bankruptcy Rule 6004(h), which provides that \"[a]n order authorizing the use, sale, or lease of property other than cash collateral is stayed until the expiration of 14 days after entry of the order, unless the court orders otherwise.\" Fed. R. Bankr. P. 6004(h).\n\n28. As noted, it is a condition to the proposed Sale to the Buyer is that the Closing occur on or before fifteen (15) days after entry of the Proposed Sale Order. In order to allow for an earlier closing in the event it is desired by the parties, the Trustee respectfully requests that the Court waive the fourteen-day stay imposed by Bankruptcy Rule 6004(h), as the exigent nature of the relief sought herein justifies immediate relief.\n\n#### **NOTICE**\n\n29. Notice of this Motion will be served upon (i) the Office of the United States Trustee for the District of Connecticut, (ii) the Buyer, (iii) counsel for the Debtor, (iv) counsel for the Official Committee of Unsecured Creditors, (v) all entities and individuals known to have expressed to Compass an interest in purchasing the Greenwich Property, (vi) all parties who have requested notice in the Debtor's case pursuant to Bankruptcy Rule 2002, and (vii) the Defendants in the Greenwich Land A.P (collectively, the \"Notice Parties\"). The Notice Parties will receive a full copy of the Motion.\n\nWHEREFORE, for the foregoing reasons, the Trustee respectfully requests that the Bankruptcy Court enter the Proposed Sale Order granting the relief requested herein.\n\nDated: September 30, 2024 LUC A. DESPINS, TRUSTEE\n\nBy: /s/ *Douglas S. Skalka* Douglas S. Skalka (ct00616) Patrick R. Linsey (ct29437) NEUBERT, PEPE & MONTEITH, P.C. 195 Church Street, 13th Floor New Haven, Connecticut 06510 (203) 781-2847 dskalka@npmlaw.com plinsey@npmlaw.com\n\n*and*\n\nG. Alexander Bongartz (admitted *pro hac vice*) Douglass Barron (admitted *pro hac vice*) PAUL HASTINGS LLP 200 Park Avenue New York, New York 10166 (212) 318-6079 alexbongartz@paulhastings.com douglassbarron@paulhastings.com\n\n*and*\n\nNicholas A. Bassett (admitted *pro hac vice*) PAUL HASTINGS LLP 2050 M Street NW Washington, D.C., 20036 (202) 551-1902 nicholasbassett@paulhastings.com\n\n*Counsel for the Chapter 11 Trustee*\n\n## **EXHIBIT A**\n\n## **UNITED STATES BANKRUPTCY COURT DISTRICT OF CONNECTICUT BRIDGEPORT DIVISION**\n\n| ----------------------------------------------------------- | x | |\n|-------------------------------------------------------------|-------------|-------------------------|\n| In re: | :
: | Chapter 11 |\n| 1
HO WAN KWOK,
et al., | :
:
: | Case No. 22-50073 (JAM) |\n| Debtors. | :
: | (Jointly Administered) |\n| ----------------------------------------------------------- | x | |\n\n## **ORDER, PURSUANT TO BANKRUPTCY CODE SECTIONS 105 AND 363, BANKRUPTCY RULES 2002 AND 6004(c), AND LOCAL RULES 6004-1 AND 6004-2, (I) AUTHORIZING AND APPROVING SALE OF THE GREENWICH PROPERTY FREE AND CLEAR OF LIENS, CLAIMS, INTERESTS, AND ENCUMBRANCES, (II) AUTHORIZING AND APPROVING PURCHASE AND SALE AGREEMENT, AND (III) GRANTING RELATED RELIEF**\n\nUpon the motion (the \"Motion\")2 of Luc A. Despins, in his capacity as the chapter 11 trustee (the \"Trustee\") appointed in the chapter 11 case of Ho Wan Kwok (the \"Debtor\"), pursuant to pursuant to sections 105, 363(b), and 363(f) of title 11 of the United States Code (the \"Bankruptcy Code\"), Rules 2002, 6004(c), and 9014 of the Federal Rules of Bankruptcy Procedure (the \"Bankruptcy Rules\"), and Rules 6004-1 and 6004-2 of the Local Rules of Bankruptcy Procedure of the United States Bankruptcy Court for the District of Connecticut (the \"Local Rules\"), seeking entry of an order (i) authorizing and approving the Trustee's sale (the \"Sale\") of\n\n1 The Debtors in these chapter 11 cases are Ho Wan Kwok (also known as Guo Wengui, Miles Guo, and Miles Kwok, as well as numerous other aliases) (last four digits of tax identification number: 9595), Genever Holdings LLC (last four digits of tax identification number: 8202) and Genever Holdings Corporation. The mailing address for the Trustee, Genever Holdings LLC, and the Genever Holdings Corporation is Paul Hastings LLP, 200 Park Avenue, New York, NY 10166 c/o Luc A. Despins, as Trustee for the Estate of Ho Wan Kwok (solely for purposes of notices and communications).\n\n2 Capitalized terms used but not defined herein shall having the meanings set forth in the Motion or the PSA, as applicable; provided, however, no capitalized terms used herein shall in any way be modified, amended, or supplemented in the PSA after this Order becomes final.\n\nthe Greenwich Property free and clear of all liens, claims, interests and encumbrances pursuant to that certain purchase and sale agreement, dated September 26, 2024, by and among the buyer as set forth in the PSA (the \"Buyer\") and the Trustee (the \"PSA\"), (ii) authorizing and approving the PSA, and (iii) granting related relief, all as further detailed in the Motion; and a hearing on the Motion having been held (the \"Hearing\"); and this Court having reviewed and considered the Motion, and all objections thereto, and the arguments made by counsel and evidence adduced at the Hearing; and it appearing the terms of the PSA are in the best interests of the Debtor, the estate, creditors and other parties in interest; and after due deliberation thereon, and good cause appearing therefor:\n\n#### **THE COURT HEREBY FINDS THAT**: 3\n\n#### **Jurisdiction and Final Order**\n\nA. This Court has jurisdiction to hear and determine the approval of the Sale and the PSA under 28 U.S.C. §§ 1334 and 157, and the *Standing Order of Reference* from the United States District Court for the District of Connecticut. This is a core proceeding under 28 U.S.C. § 157(b). Venue of this case in this district is proper under 28 U.S.C. §§ 1408 and 1409.\n\nB. This Order constitutes a final order within the meaning of 28 U.S.C. § 158(a). Notwithstanding Bankruptcy Rules 6004(h), and to any extent necessary under Bankruptcy Rule 9014 and Rule 54(b) of the Federal Rules of Civil Procedure, as made applicable by Bankruptcy Rule 7054, this Court expressly finds that there is no just reason to delay the implementation of this Order, and expressly directs entry of judgment as set forth herein. The Buyer, being a good faith purchaser under section 363(m) of the Bankruptcy Code, may close the sale contemplated by\n\n3 The findings and conclusions set forth herein constitute the Court's findings of fact and conclusions of law pursuant to Bankruptcy Rule 7052, made applicable to this proceeding pursuant to Bankruptcy Rule 9014. To the extent that any of the following findings of fact constitute conclusions of law, they are adopted as such. To the extent any of the following conclusions of law constitute findings of fact, they are adopted as such.\n\nthe PSA at any time after the entry of this Order and shall not be subject to the stay provided by Bankruptcy Rules 6004(h).\n\n#### **Notice of Sale**\n\nC. Actual written notice of the Motion, the Hearing, and a reasonable opportunity to object or be heard with respect to the Motion and the relief requested therein, has been afforded to all known interested persons or entities.\n\nD. As evidenced by the certificates of service previously filed with this Court: (i) due, proper, timely, adequate and sufficient notice of the Motion, the Hearing, the entry of this Order, the Sale, and the relevant objection deadlines have been provided to all Notice Parties; (ii) such notice was, and is, good, sufficient and appropriate under the circumstances of this chapter 11 case, provided a fair and reasonable opportunity for parties-in-interest to object, and to be heard, with respect thereto, and was provided in accordance with the Bankruptcy Code, the Bankruptcy Rules, and the applicable Local Rules, and the orders of this Court; and (iii) no other or further notice of such matters is necessary or shall be required.\n\n#### **Business Judgment**\n\nE. The Trustee has demonstrated good, sufficient, and sound business purposes and justifications for, and compelling circumstances to promptly consummate, the Sale and such action is an appropriate exercise of the Trustee's business judgment and in the best interests of the Debtor, his estate, and their creditors. Such business reasons include, but are not limited to, the facts that: (i) the Purchase Price and the other terms set forth in the PSA constitute the highest or otherwise highest and best offer received for the Greenwich Property; (ii) the Sale on the terms set forth in the PSA presents the best opportunity to maximize the value of the Greenwich Property; and (iii)\n\nunless the Sale is concluded expeditiously as provided for in this Order and pursuant to the PSA, potential creditor recoveries may be diminished.\n\n#### **Marketing Process**\n\nF. As demonstrated by the Motion, the testimony and other evidence proffered or adduced at the Hearing, and the representations of the Trustee and his counsel made on the record at the Hearing: (i) the Trustee and his broker, Compass, Inc. (\"Compass\"), engaged in an extensive marketing process; (ii) the sale process was non-collusive, duly noticed, and provided a full, fair, and reasonable opportunity for any individual or entity to make an offer to purchase the Greenwich Property; and (iii) the process conducted by the Trustee obtained the highest and best value for the Greenwich Property for the Trustee and the Debtor's estate.\n\n### **Fair Consideration; Highest or Best Value**\n\nG. The consideration to be provided by the Buyer under the PSA is fair and reasonable consideration for the Greenwich Property and constitutes (i) reasonably equivalent value under the Bankruptcy Code, the Uniform Fraudulent Transfer Act, and the Uniform Voidable Transactions Act, (ii) fair consideration under the Uniform Fraudulent Conveyance Act, and (iii) reasonably equivalent value, fair consideration, and fair value under any other applicable laws of the United States, any state, territory or possession or the District of Columbia. Such consideration constitutes the highest and best bid for the Greenwich Property. No other person or entity or group of persons or entities has offered to purchase the Greenwich Property for an amount that would give equal or greater value to the Debtor's estate than the value provided by the Buyer pursuant to the PSA.\n\n### **Good Faith**\n\nH. The PSA and the Sale were negotiated, proposed, and entered into, and are being undertaken by the Trustee and the Buyer in good faith, without collusion, and from arm's-length bargaining positions. Likewise, the value that the Debtor's estate will receive on consummation of the Sale is the product of arm's-length negotiations between the Trustee, the Buyer, and their respective representatives and advisors.\n\nI. The Buyer is purchasing the Greenwich Property in good faith, and is a good faith purchaser, within the meaning of section 363(m) of the Bankruptcy Code, and is therefore entitled to the full rights, benefits, privileges, and protections of that provision and any other applicable or similar bankruptcy and non-bankruptcy law.\n\nJ. Neither the Buyer nor the Trustee have engaged in any conduct that would prevent the application of section 363(m) of the Bankruptcy Code to the PSA or to the consummation of the Sale.\n\nK. The Buyer proceeded in good faith in all respects in connection with the Sale and this proceeding in that, among other things: (a) the Buyer's offer was the result of an open marketing process; (b) all payments to be made by the Buyer, and other agreements or arrangements entered into by the Buyer in connection with the Sale set forth in the PSA, have been disclosed; and (c) the Buyer has not violated section 363(n) of the Bankruptcy Code by any action or inaction.\n\nL. The Buyer is not an insider or an affiliate (as that term is defined in sections 101(2) and 101(31) of the Bankruptcy Code) of the Debtor.\n\n### **Section 363(f) of the Bankruptcy Code Is Satisfied**\n\nM. The Trustee is authorized to sell the Greenwich Property free and clear of liens, claims, interests, and encumbrances against the Debtor or his estate, because one of more of the standards set forth in section 464(f)(1)-(5) of the Bankruptcy Code has been satisfied.\n\nN. Those holders of liens, claims, interests, or encumbrances who did not object (or who ultimately withdrew their objections, if any) to the Sale or the Motion have either consented to or are deemed to have consented to the Sale pursuant to section 363(f)(2) of the Bankruptcy Code. In addition, one or more of the other subsections of section 363(f) of the Bankruptcy Code apply and, therefore, holders of liens, claims, interests, or encumbrances in the Greenwich Property are adequately protected by having their liens, claims, interests, or encumbrances in the Greenwich Property attach solely to the proceeds of the Sale in the same order of priority and with the same extent, validity, force, and effect that such holders had prior to the Sale.\n\nO. The Buyer would not have entered into the Sale and will not consummate the transactions contemplated thereby, thus adversely affecting the Debtor's estate and his creditors, (i) if the sale of the Greenwich Property was not free and clear of all liens, claims, interests, and encumbrances except as set forth in the PSA or (ii) if the Buyer would, or in the future could, be liable for any such liens, claims, interests, and encumbrances. The total consideration to be provided under the PSA reflects the Buyer's reliance on this Order to provide her with title to and possession of the Greenwich Property free and clear of all liens, claims, interests, and encumbrances pursuant to sections 105(a) and 363(f) of the Bankruptcy Code.\n\n### **Validity of Transfer of Title**\n\nP. By Quit Claim Deed dated and recorded on August 20, 2024 at Volume 8354, Page 223 of the Greenwich Land Records and Volume 13378, Page 327 of the Stamford Land Records,\n\nGreenwich Land, LLC, acting by the Trustee, transferred all its right, title and interest in and to the Greenwich Property to the Trustee (the \"Quit Claim Transfer\"), which Quit Claim Transfer was a legal, valid and effective transfer of title, duly authorized by prior orders of this Court. The transfer of title in and to the Greenwich Property by the Trustee to the Buyer will be a legal, valid, and effective transfer of title, and will vest the Buyer with any legal, equitable and beneficial right, title, and interest in and to the Greenwich Property free and clear of all liens, claims, interests, and encumbrances, except as set forth in the PSA. The consummation of the Sale is legal, valid, and properly authorized under all applicable provisions of the Bankruptcy Code, including, without limitation, sections 105(a), 363(b), 363(f), and 363(m) of the Bankruptcy Code, and all of the applicable requirements of such sections have been complied with in respect of the Sale. Subsequent to the Closing, the Debtor's estate will be relieved of all liability or other obligation of any kind with respect to claims arising from or related to the Buyer's post-Closing ownership of the Greenwich Property.\n\n#### **Waiver of Bankruptcy Rules 6004(h)**\n\nQ. The sale of the Greenwich Property must be approved and consummated promptly. The Trustee and the Buyer intend to expeditiously close the Sale upon entry of this order. The Trustee has demonstrated compelling circumstances and a good, sufficient, and sound business purpose and justification for the immediate approval and consummation of the Sale as contemplated by the PSA. Accordingly, there is sufficient cause to lift the stay contemplated by Bankruptcy Rule 6004(h) with regard to the transactions contemplated by this Order.\n\n#### **THE COURT HEREBY ORDERS, ADJUDGES, AND DECREES:**\n\n1. The Motion is GRANTED and approved in all respects, and any objections thereto that have not been otherwise withdrawn, waived, or settled are overruled.\n\n2. The PSA is hereby approved as set forth herein.\n\n3. Pursuant to sections 363(b) and 363(f) of the Bankruptcy Code, the Sale of the Greenwich Property to the Buyer pursuant to the PSA free and clear of all liens, claims, encumbrances, and other interests is approved in all respects.\n\n4. Pursuant to sections 105(a), 363(b), 363(f) and 365 of the Bankruptcy Code, the Trustee is authorized to transfer the Greenwich Property in accordance with the terms of the PSA and this Order. The transfer of title in and to the Greenwich Property by the Trustee to the Buyer in accordance with the PSA shall: (a) be valid, legal, binding, and effective; (b) vest the Buyer with all right, title and interest in and to the Greenwich Property; and (c) be free and clear of all liens, claims, interests, and encumbrances against the Greenwich Property, in accordance with section 363(f) of the Bankruptcy Code.\n\n5. Pursuant to section 363 of the Bankruptcy Code, this Order shall and does, as of the Closing, divest the Debtor and his estate of all right, title, and interest in and to the Greenwich Property.\n\n6. The consideration provided by the Buyer for the Greenwich Property under the PSA is fair and reasonable and shall be deemed for all purposes to constitute reasonably equivalent value, fair value, and fair consideration under the Bankruptcy Code and any other applicable law, and the Sale may not be avoided or rejected, or costs or damages imposed or awarded against the Buyer, under section 363(n) or any other provision of the Bankruptcy Code.\n\n7. The Trustee is authorized and directed to take any and all actions necessary or appropriate to (a) consummate the Sale concerning the transfer of the Greenwich Property to the Buyer at a closing in accordance with the Motion, the PSA and this Order, including, without limitation, payment of usual and customary closing costs (b) perform, consummate, implement,\n\nand close the transaction pursuant to the PSA together with all additional instruments and documents that may be reasonably necessary or desirable to implement this Order, and the PSA, and (c) perform the obligations contemplated by this Order, and the PSA, including all actions reasonably requested by the Buyer in regard thereto.\n\n8. Except as set forth on Schedule A to the PSA (the \"Permitted Encumbrances\"), all liens, claims, interests, and/or encumbrances in, on, or against the Greenwich Property shall automatically attach solely to the proceeds of the Sale with the same validity, priority, force, and effect that they now have as against the Greenwich Property, subject to any claims and defenses the Trustee or the Debtor's estate may possess with respect thereto. This Order shall be effective as a determination that, except for the Permitted Encumbrances, on and as of the Closing, all liens, claims, interests, and/or encumbrances of any kind or nature whatsoever in, on, or against the Greenwich Property have been unconditionally released, discharged, and terminated. The provisions of this Order authorizing and approving the transfer of the Greenwich Property free and clear of liens, claims, encumbrances, and other interests shall be self-executing, and neither the Trustee nor the Buyer shall be required to execute or file releases, termination statements, assignments, consents, or other instruments in order to effectuate, consummate, and implement the provisions of this Order and the PSA.\n\n9. Subject to the terms, conditions, and provisions of this Order, all persons and entities are hereby forever prohibited and barred from taking any action that would adversely affect or interfere, or that would be inconsistent (a) with the ability of the Trustee to sell and transfer the Greenwich Property to the Buyer, (b) with the ability of the Buyer to acquire, take possession of, use and operate the Greenwich Property in accordance with the terms of the PSA and this Order, and (c) with the ability of the Trustee and the Buyer to perform their respective obligations\n\nthereunder; provided, however, that the foregoing restriction shall not impair the right of any party in interest with the requisite standing to appeal this Order in accordance with applicable law or opposing any appeal of this Order.\n\n10. The Purchaser is entitled to all the protections afforded by section 363(m) of the Bankruptcy Code. The Sale contemplated by the PSA and this Order are undertaken by the Buyer in good faith, as that term is used in section 363(b) of the Bankruptcy Code and, accordingly, the reversal or modification on appeal of the authorization provided herein to consummate the Sale shall not affect the validity of the Sale unless such authorization is duly stayed pending such appeal prior to the Closing. For the avoidance of doubt, the pendency of an appeal of this Order, absent a stay of this Order pending appeal, shall not constitute a basis not to consummate the Sale.\n\n11. The failure specifically to include any particular provisions of the PSA in this Order shall not diminish or impair the efficacy of such provision, it being the intent of this Court that the PSA and each and every provision, term, and condition thereof (including, for the avoidance of doubt, the addendum thereto) be, and therefore is, authorized and approved in its entirety; provided, however that the PSA may be modified, amended, or supplemented by the parties thereto, in a writing signed by all parties, without further notice to or order of this Court, provided that any such modification, amendment, or supplementation does not have a material adverse effect on the Debtor's estate, unless approved by order of this Court.\n\n12. The provisions of this Order, the PSA, and any actions taken pursuant hereto or thereto, shall survive entry of any order which may be entered confirming or consummating any chapter 11 plan, or which may be entered converting this chapter 11 case from chapter 11 to chapter 7 of the Bankruptcy Code or dismissing this chapter 11 case, and the terms and provisions of the PSA, as well as the rights and interests granted pursuant to this Order, the PSA, shall continue in\n\nthis chapter 11 case or any superseding cases and shall be specifically performable and enforceable against and binding upon the Trustee, the Debtor, his estate, all creditors, all holders of claim(s) (whether known or unknown) against the Debtor, all holders of liens, claims, interests, and/or encumbrances (whether known or unknown) against, in, or on all or any portion of the Greenwich Property, the Buyer and its respective successors and permitted assigns, and any other trustee or other fiduciary hereafter appointed or elected as a legal representative of the Debtor under chapter 7 or chapter 11 of the Bankruptcy Code, including without limitation plan fiduciaries, plan administrators, litigation or liquidation trustees appointed during the pendency of, or upon confirmation of a chapter 11 plan in this chapter 11 case.\n\n13. This Order is and shall be binding upon and govern the acts of all persons and entities (including, without limitation, all filing agents, filing officers, title agents, title companies, recorders of mortgages, recorders of deeds, registrars of deeds, administrative agencies, governmental departments, and secretaries of state, federal and local officials) who may be required by operation of law, the duties of their office, or contract to accept, file, register, or otherwise record or release any documents or instruments, or who may be required to report or insure any title or state of title in or to the Greenwich Property. Each of the foregoing persons and entities shall accept for filing any and all of the documents and instruments necessary and appropriate to release, discharge, and terminate any of the liens, claims, interests, and encumbrances against the Greenwich Property or to otherwise consummate the Sale contemplated by this Order, and the PSA.\n\n14. The terms and provisions of the PSA and this Order shall be binding in all respects upon, or shall inure to the benefit of, the Trustee, the Debtor's estate and its creditors, the Buyer and its affiliates, successors, and assigns, and any affected third parties, including all persons\n\nasserting liens, claims, interests, or encumbrances in, on, or against the Greenwich Property, notwithstanding any subsequent appointment of any other trustee, examiner, or receiver under any chapter of the Bankruptcy Code or any other law, and all such provisions and terms shall likewise be binding on such trustee, examiner, or receiver and shall not be subject to rejection or avoidance by the Debtor, his estates, his creditors or any such trustee, examiner, or receiver.\n\n15. Upon the Closing, the Trustee is authorized to pay from the proceeds of the Sale, the broker's commission (as defined in the Retention Order) equal to 4.5% of the Purchase Price, *i.e.*, \\$310,500 to be equally divided between Compass and Sotheby's International Realty.\n\n16. For the avoidance of doubt, no estate causes of action are being sold as part of the Sale.\n\n17. Notwithstanding the provisions of Bankruptcy Rules 6004(h) or any applicable provisions of the Local Rules, this Order shall not be stayed after the entry hereof, but shall be effective and enforceable immediately upon entry, and the 14-day stay provided in Bankruptcy Rules 6004(h) is hereby expressly waived and shall not apply. Any party objecting to this Order must exercise due diligence in filing an appeal and pursuing a stay within the time prescribed by law and prior to the Closing, or risk its appeal will be foreclosed as moot.\n\n18. Nothing in this Order shall modify or waive any closing conditions or termination rights in the PSA, and all such conditions and rights shall remain in full force and effect in accordance with their terms.\n\n19. As of the Closing, all agreements of any kind whatsoever and all orders of this Court entered prior to the date hereof shall be deemed amended and/or modified to the extent required to permit the consummation of the Sale, including, without limitation, the transfer of the Greenwich Property to the Buyer and the occurrence of the Closing.\n\n20. To the extent that there is a conflict between the provisions of this Order and the PSA, this Order shall prevail.\n\n21. This Court shall retain jurisdiction to, among other things, (a) interpret, enforce, and implement the terms and provisions of this Order and the PSA (including all amendments thereto, any waivers and consents thereunder, and of each of the agreements executed in connection therewith) and (b) adjudicate disputes related to this Order and the PSA (including all amendments thereto, any waivers and consents thereunder, and of each of the agreements executed in connection therewith).\n\n# **THE FAIRFIELD COUNTY BAR ASSOCIATION RESIDENTIAL REAL ESTATE SALES AGREEMENT**\n\n(Revised July 14, 2015) **\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_**\n\n**This Agreement** made as of the **26th** day of **September, 2024 between LUC A. DESPINS, AS CHAPTER 11 TRUSTEE OF THE BANKRUPTCY ESTATE OF HO WAN KWOK, c/o Paul Hastings LLP, 200 Park Avenue, New York, New York 10166** (hereinafter referred to as the SELLER, whether one or more), and **ANN RICHARDSON KNOX, of 30 Brookside Drive, Greenwich, CT 06830** (hereinafter referred to as the BUYER or PURCHASER whether one or more).\n\n## **W I T N E S S E T H:**\n\n1. **PROPERTY**. The SELLER, in consideration of the purchase price hereinafter specified, hereby agrees to sell and convey, and the BUYER hereby agrees to purchase the real property commonly known as **373 Taconic Road, Greenwich, CT 06831** and specifically described in Schedule A attached hereto, **being located partially in Greenwich and partially in Stamford, Connecticut** (the \"Premises\") subject only to the encumbrances and exceptions to title set forth or referred to in Paragraph 10(e) and Schedule A (legal description and exceptions, if any) attached hereto.\n\n## 2. **CONSIDERATION**. The purchase price is **SIX MILLION NINE HUNDRED THOUSAND & 00/100 DOLLARS (\\$6,900,000.00) DOLLARS** which the BUYER agrees to pay as follows:\n\n| (a)
As a part of the Deposit heretofore paid, receipt of which is
acknowledged, subject to collection. If a Deposit or any portion
thereof is paid to a broker or other party, Buyer directs that the
Deposit shall be sent immediately to Seller's attorney
(the \"Escrow Agent\") for handling per Paragraph 3, below; | \\$0.00 |\n|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|----------------|\n| (b)
Upon the signing of this Agreement, payable to the
SELLER'S attorney as Trustee or Escrow Agent as provided
herein, receipt of which is acknowledged, subject to collection
(\"the Deposit\"); | \\$1,035,000.00 |\n| (c)
Upon delivery of the deed by wire transfer
or by official
cashier's or bank check drawn by and upon a federally
regulated or Connecticut state-chartered bank, or a bank that is
a member of the New York Clearing House, the proceeds of
which are immediately available. | \\$5,865,000.00 |\n| TOTAL | \\$6,900,000.00 |\n\n3. **ESCROW**. SELLER'S attorney (the \"Escrow Agent\") shall hold the Deposit in Paragraph 2(a), **and/or 2(b)** above, in escrow in an IOLTA account until closing of title or sooner termination of this Agreement in accordance with its terms, and shall pay over or apply the Deposit in accordance with the terms of this paragraph. The Escrow Agent shall hold the Deposit in an attorney's IOLTA account for the benefit of the parties. At the closing of title as contemplated hereunder, the Deposit shall be paid by the Escrow Agent to or as directed by the SELLER. If for any reason the closing does not occur and either party gives Notice to the Escrow Agent pursuant to Paragraph 32 demanding payment of the Deposit, then the Escrow Agent shall give prompt Notice of such demand to the other party. If the Escrow Agent does not receive from such other party Notice of an objection to the proposed payment within seven (7) business days after giving such Notice, the Escrow Agent is hereby authorized and directed to make such payment in accordance with the Notice. If the Escrow Agent receives such Notice of objection within said seven (7) business day period, or if for any other reason the Escrow Agent in good faith shall elect not to make such payment, then the Escrow Agent may continue to hold such amount until otherwise directed by Notice from the parties to this Agreement or a final, non-appealable judgment, order or decree of a Court of competent jurisdiction **the Bankruptcy Court (as hereinafter defined)**. However, the Escrow Agent shall have the right at any time to deposit the Deposit and the interest thereon, if any, with a court of competent jurisdiction where the Premises is located and shall give Notice of such deposit to SELLER and BUYER. Upon such deposit or other disbursement in accordance with the terms of this Paragraph 3, the Escrow Agent shall be relieved and discharged of all further obligations and\n\nThe parties acknowledge that the Escrow Agent is acting solely as a stakeholder at their request and for their convenience and that the Escrow Agent shall not be liable to either party for any act or omission on its part unless taken or suffered in bad faith, on account of gross negligence, or in willful disregard of this Agreement on the part of the Escrow Agent. SELLER and BUYER agree, jointly and severally (with right of contribution) to defend (by counsel selected by the Escrow Agent), indemnify and hold the Escrow Agent harmless from and against all costs, claims and expenses (including reasonable attorney's fees) incurred in connection with the performance of the Escrow Agent's duties hereunder, except with respect to acts or omissions taken or suffered by the Escrow Agent in bad faith, on account of gross negligence, or in willful disregard of this Agreement on the part of the Escrow Agent. In the event the Deposit is deposited with a court of competent **jurisdiction the Bankruptcy Court** pursuant to the terms herein, the parties to this Agreement hereby authorize the Escrow Agent to deduct the reasonable costs and attorney's fees associated with an action of interpleader.\n\nThe Escrow Agent may act or refrain from acting in respect of any matter referred to herein in full reliance upon and with the advice of counsel which may be selected by it (including any member of its firm) and shall be fully protected in so acting or refraining from acting upon the advice of such counsel.\n\nThe Escrow Agent acknowledges receipt of the Deposit by check or wire, subject to collection and the Escrow Agent's agreement to the provisions of this paragraph by signing in the place indicated on the signature page of this Agreement.\n\nresponsibilities hereunder.\n\nEscrow Agent or any member of its firm shall be permitted to act as counsel for SELLER in any dispute as to the disbursement of the Deposit or any other dispute between the parties whether or not the Escrow Agent is in possession of the Deposit and/or continues to act as the Escrow Agent. The parties waive claim to a conflict regarding this paragraph.\n\nEscrow Agent shall have no liability for any loss of the Deposit occurring on account of FDIC limits for sums insured on deposit.\n\nIt is specifically understood and agreed that at closing, BUYER shall tender to SELLER official, cashier's or bank checks drawn on a federally-regulated or Connecticut state-chartered bank, or a bank that is a member of the New York Clearing House, the proceeds of which are immediately available, or wired funds. All checks shall be made payable to SELLER'S attorney as trustee for SELLER, unless otherwise directed in writing by SELLER or SELLER'S counsel for the balance of the purchase price due at closing as set forth in this Agreement less the amounts of all mortgage payoffs. Additionally, BUYER'S attorney shall tender separate bank or treasurer's check(s) to SELLER for payoff of SELLER'S mortgage obligations.\n\nOn or before ten calendar days (10) before closing, SELLER shall provide BUYER's attorney with written directions for each mortgage payoff stating the name of payee and the total amount of payoff together with a copy of the associated payoff statement(s). SELLER shall calculate the total payoff amount (including applicable per diems, late charges, etc.) that shall be in an amount sufficient to pay the mortgage in full. SELLER shall be responsible for preparing the mortgage payoff package(s) and transmittal(s). Immediately after closing, SELLER'S attorney shall wire or hand deliver or send via overnight carrier the payoff funds and package to the SELLER'S lender(s).\n\n**4. FIXTURES**. (a) Included in this sale, for the aforesaid purchase price, are the following items, all of which items the SELLER represents are owned by SELLER, not leased, and free from security interests, liens, and other encumbrances, insofar as any of them were located on the Premises at the time of BUYER'S inspection: heating, cooling, electrical and plumbing systems and fixtures, electric light fixtures, installed wall to wall carpeting, security system, stove, storm windows and doors, screens and screen doors, window shades, venetian blinds, curtain rods, awnings, any affixed satellite dish(es), weathervanes, mail box(es), all pool equipment, garage door openers with remotes, and existing plants and shrubbery, together with: **OUTDOOR FURNITURE, GYM EQUIPMENT, POOL TABLE, HOME THEATER FURNITURE AND EQUIPMENT, ALL TELEVISIONS AND OTHER A/V EQUIPMENT, WINDOW TREATMENTS, DRAPES, ALL APPLIANCES AS PER LISTING**\n\n(b) Specifically **excluded** from the sale are: **POOL TABLE**\n\n(c) Except as otherwise set forth herein, if any fixtures are leased, SELLER shall provide the name and contact information of the lessor as soon as possible, but not later the two (2) business days before the closing of title. The following fixtures are leased: **NONE**\n\n**5. MORTGAGE CONTINGENCY**. This Agreement is **NOT** contingent upon BUYER obtaining a written commitment for a loan without any condition(s) beyond BUYER'S\n\nreasonable ability to satisfy, to be secured by a first mortgage on the Premises, in such an amount for which BUYER shall apply which shall not be in excess of \\$\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_ from a lending institution or licensed mortgage broker, which loan shall be for a term of \\_\\_\\_\\_years and shall bear interest at a rate not to exceed \\_\\_\\_\\_\\_ or prevailing rate, at a fixed/variable rate at the institution where application is made. BUYER agrees to make prompt application for such a loan and to pursue said application with diligence. If having done so, BUYER is unable to obtain a written commitment for such a loan on or before \\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_\\_,\n\n201\\_\\_\\_\\_, and if BUYER so notifies SELLER or SELLER's attorney, as provided in Paragraph 32, at or before 6:00 p.m., on said date, then SELLER shall have the option to extend the mortgage contingency date or terminate this Agreement, which shall then be null and void, and the BUYER shall be entitled to the immediate return by SELLER of all sums paid by the BUYER on account of this Agreement except for the sum of Four Hundred Fifty (\\$450.00) Dollars towards the cost of preparation of this Agreement.\n\nIf BUYER exercises this mortgage contingency, Buyer must provide a letter from Buyer's lender that demonstrates that Buyer could not obtain a written loan commitment without conditions that are beyond Buyer's reasonable ability to satisfy. If SELLER or SELLER's attorney do not receive such notice as provided in Paragraph 32 at or before 6:00 p.m. on said date, this Agreement shall remain in full force and effect.\n\n The foregoing notwithstanding, a denial of BUYER's mortgage application based solely upon the BUYER's inability to sell other real estate or another home, or a written commitment conditioned solely on the sale of other real estate or another home, shall NOT be deemed a denial of such mortgage application under this paragraph. In either of such events the BUYER shall not be entitled to terminate this Agreement nor be entitled to the return of any sums paid by the BUYER on account of this Agreement. Should the BUYER fail to comply with the foregoing requirements, this Agreement shall continue in full force and effect, and the rights and obligations of the parties shall be as if this Paragraph 5 did not appear in this Agreement.\n\n## 6. **MUNICIPAL CONTINGENCY and TITLE CONTINGENCY**\n\n- A. BUYER's obligations are contingent upon a BUYER obtaining \"reasonably satisfactory title\" and \"reasonably satisfactory municipal searches\" to be completed no later than 6 pm on **OCTOBER 3, 2024** (\"Title and Municipal Date\"). In the event one or both such searches are not reasonably satisfactory to the BUYER, BUYER shall have the right to terminate this Agreement by giving written Notice as provided in Paragraph 32 of such termination on or prior to the Title and Municipal Date. Upon receipt of such Notice, SELLER shall return all Deposit monies as soon as practicable as paid hereunder except for the sum of Four Hundred Fifty (\\$450.00) Dollars towards the cost of preparation of this Agreement and, upon delivery of such funds, this Agreement shall terminate.\n- B. For the purposes of this Paragraph 6, \"reasonably satisfactory title\" shall mean: (i) title which conforms to Schedule A and (ii) does not contain any restrictions on the use of the property which would significantly impair BUYER's stated intended use and enjoyment of the Property. Utility easements, so long as the same are limited to bringing service to the Property, shall not be deemed to impair the use and enjoyment of the Property.\n- C. For the purposes of this Paragraph 6, a \"reasonably satisfactory municipal search\", if any,\n\nshall mean a search showing matters of public record which: (i) materially conform to the listing provided to BUYER by SELLER'S agent, (ii) conform to such facts that a physical inspection of the property shall reveal, (iii) do not reveal any unpermitted work or open permits requiring final municipal approval that are not likely to be cured by SELLER prior to closing and (iv) are internally consistent (for example, the assessor's records are consistent with health department records as to number of bedrooms in the home).\n\nD. Nothing in this Paragraph 6 shall limit the parties' remedies as otherwise provided in this Agreement.\n\n**7. CONDITION OF PREMISES [THIS AGREEMENT IS NOT SUBJECT TO ANY INSPECTION CONTINGENCIES]**. The BUYER agrees that she has inspected said Premises, is satisfied with the physical condition thereof and agrees to accept at closing the Premises in the condition that the Premises were disclosed to be or were in as of the date of BUYER's initial home inspection or, if no inspection, on the date of this Agreement, in an \"as is\" and \"where is\" condition, reasonable wear and tear excepted. Neither SELLER nor SELLER's agents have made any representations or warranties as to the Premises on which BUYER has relied other than as expressly set forth in this Agreement. **BUYER ACKNOWLEDGES AND AGREES THAT SELLER HAS NEVER OCCUPIED THE PREMISES AND HAS NO KNOWLEDGE OF THE CONDITION OF THE PREMISES. SELLER AGREES TO HAVE THE HVAC SYSTEM SERVICED PRIOR TO CLOSING UTILIZING THE SERVICES OF A LICENSED HVAC COMPANY TOGETHER WITH PAID RECEIPT**.\n\n8. **DEED**. The SELLER, on receiving the total purchase price, shall, at the SELLER's cost and expense, execute, acknowledge, and deliver to the BUYER, or BUYER's permitted assigns, the usual Connecticut full covenant Warranty Deed (or **appropriate Fiduciary's Deed and/or Bankruptcy Court Order**) in proper form, to convey to the BUYER, or BUYER's permitted assigns, the fee simple of the Premises, free of all encumbrances except as hereinafter provided. The SELLER shall thereupon pay all real estate conveyance taxes and shall complete and deliver to the BUYER the conveyance tax forms.\n\n9. **CLOSING**. The deed shall be delivered at the offices of **Neubert Pepe & Monteith, P.C., 72 Ruane Street, Fairfield, CT 06824** or at such place in Fairfield County, Connecticut, as may be designated by BUYER's lending institution on **the 15 th day after Bankruptcy Court approval** (**as defined in Paragraph 10(e) (vii))** at 10:00 A.M./P.M. or sooner by mutual agreement of the parties hereto (\"the Closing Date\"). **Closing may take place via overnight delivery of sale documents and wire transfer of closing funds. IN NO EVENT SHALL THE CLOSING BE HELD EARLIER THAN 45 DAYS FROM CONTRACT SIGNING UNLESS BUYER AGREES TO SAME.**\n\n10. **TITLE**. (a) If, upon the date for the delivery of the deed, the SELLER shall be unable to deliver or cause to be delivered a deed or deeds conveying marketable title to the Premises as\n\nhereinafter provided, subject only to the items set forth in Schedule A and Paragraph 10(e) hereof, then the SELLER shall be allowed a reasonable postponement of closing not to exceed thirty (30) calendar days, within which to perfect title. If at the end of said time the SELLER is still unable to deliver or cause to be delivered a deed or deeds conveying a marketable title to said Premises, subject as aforesaid, the BUYER (i) may elect to accept such title as the SELLER can convey, without modification of the purchase price, or (ii) may reject such title. Upon such rejection, all sums paid on account hereof, together with any nonrefundable expenses actually incurred by the BUYER in the aggregate not to exceed the cost of an A.L.T.A. Homeowner's Policy (or the equivalent thereof) based on the amount of the contract purchase price shall be paid to the BUYER without interest thereon. Upon receipt of such payment, this Agreement shall terminate and the parties hereto shall be released and discharged from all further claims and obligations hereunder. SELLER shall be entitled to require BUYER to provide reasonable proof of payment of said expenses.\n\n(b) The title herein required to be furnished by the SELLER shall be marketable, subject only to the items set forth in Schedule A and Paragraph 10(e) hereof, and the marketability thereof shall be determined in accordance with the Connecticut General Statutes and the Connecticut Standards of Title of the Connecticut Bar Association from time to time in effect. Any and all defects, in or encumbrances against, the title which are not deemed to impair marketability under the Connecticut General Statutes and the Connecticut Standards of Title of the Connecticut Bar Association shall not constitute valid objections on the part of the BUYER, provided the SELLER furnishes any affidavits or other instruments which may be required by the applicable Statutes or Connecticut Standards of Title. The title must be insured at standard premiums by Buyer's title insurance company.\n\n(c) The SELLER represents that **TO SELLER'S ACTUAL KNOWLEDGE, WITH NO DUTY OF INQUIRY,** the Premises and the present use thereof are not in violation of any governmental rules, codes, permits, regulations or limitations, unless same have become legally nonconforming, and there are no violations of any enforceable restrictive covenant, agreement or condition subject to which title to the Premises is to be conveyed in accordance with the terms hereof. Between the date of this Agreement and the Closing Date as set forth in Paragraph 9, the SELLER will not do anything or allow anything to be done on or about the Premises which will result in any such violation. The SELLER represents that SELLER has not received any notice of zoning or building violations and that there has been no attempt to enforce same against the SELLER during the time in which the SELLER has owned the Premises. SELLER represents that SELLER has no knowledge of any special assessments levied or to be levied against the Premises which are not yet a lien on the Premises and has no knowledge of any existing improvements or work done on the Premises which may result in special taxes or assessments to be paid thereon.\n\n(d) Notwithstanding anything to the contrary contained in this Agreement , in the event the SELLER after due diligence cannot obtain a release for any existing mortgage on the Premises at the time of the closing of title from the holder of said mortgage, or any assignee thereof, either because said holder will not release the mortgage without first receiving payment or because the holder has delayed in sending the attorney for the SELLER the release of mortgage, then BUYER and SELLER agree to close title notwithstanding the absence of the release of\n\nmortgage, provided the attorney for the SELLER furnishes the attorney for the BUYER, at the closing, with (a) a written payoff statement and a copy of the payoff check or wire form evidencing that payment of the unreleased mortgage is to be made in full at the time of the closing and (b) a fully-executed undertaking and indemnity to make said payment in the form annexed hereto, and further provided that a title insurance company reasonably satisfactory to the BUYER will issue a fee policy at no additional premium which takes no exception for said mortgage or mortgages or which provides affirmative coverage against loss or damage by reason of said unreleased mortgage or mortgages.\n\nSELLER shall exercise due diligence to obtain any such release or releases and will upon receipt thereof immediately record the same and forward a copy or copies thereof to BUYER's attorney with recording information. If SELLER has not obtained such release within sixty (60) calendar days after closing, Seller shall give to BUYER's attorney an affidavit provided for in Connecticut General Statutes Section 49-8(a), as amended, together with the necessary recording fee. This provision shall survive the closing.\n\n(e) The Premises will be conveyed to and accepted by the BUYER subject to:\n\n(i) Any and all zoning and/or building restrictions, limitations, regulations, ordinances, and/or laws; any and all building lines; and all other restrictions, limitations, regulations, ordinances and/or laws imposed by any governmental authority and any and all other provisions of any governmental restrictions, limitations, regulations, ordinances and/or laws, provided the Premises are not in violation of same at the time of closing.\n\n(ii) Real Property Taxes on the Current Grand List and any and all existing tax payments, municipal liens and assessments, coming due on or after the Closing Date; the BUYER shall by acceptance of the deed assume and agree to pay, any and all such tax payments, liens and assessments which may on or after the date hereof be assessed, levied against or become a lien on the Premises,.\n\n(iii) Any state of facts which a survey and/or physical inspection of the Premises might reveal, provided same do not render title unmarketable as determined under Paragraph 10(b) hereof (such exception is for purposes of this Agreement only and shall not be included in the deed, unless it was in the deed which SELLER received upon purchasing the property).\n\n(iv) Common law, riparian or littoral rights of others and/or other rights, if any, in and to any natural watercourse or body of water flowing through or adjoining the Premises, and all statutory and other rights of others in and to any such watercourse or body of water.\n\n(v) Unless otherwise specifically agreed between the parties in writing, any municipal assessment other than taxes (such as for sewers and the like) shall be paid on a current basis by the SELLER and the balance assumed by the BUYER at closing.\n\n(vi) Such encumbrances as shown on Schedule A, if any.\n\n# **(vii) The entry of a Bankruptcy Court Order approving this Agreement and the conveyance by SELLER to BUYER by the United States Bankruptcy Court for the District of Connecticut (the \"Bankruptcy Court\")in the pending chapter 11 proceedings of Ho Wan Kwok, case no 22-50073.**\n\n11. **LIEN**. All sums paid on account of this Agreement and the reasonable expenses as set forth in Paragraph 10, Paragraph 14 and Paragraph 20 hereof are hereby made liens on the Premises. The parties shall execute a Notice of Contract, if requested by one of the parties to this Agreement, pursuant to CGS 49-92a. **BUYER AGREES BUYER SHALL NOT LIEN THE PREMISES OR RECORD A NOTICE OF CONTRACT**.\n\n12. **BROKER(S)**. The parties hereto agree **COMPASS INC. and SOTHEBY'S INTERNATIONAL REALTY** are the broker(s) who negotiated the sale of the Premises, and the **SUBJECT TO THE OCCURRENCE OF THE CLOSING**, SELLER agrees to pay the **a** commission **OF 2.25% OF THE PURCHASE PRICE TO EACH BROKER** for such services pursuant to separate agreement. This Agreement is consummated by the SELLER in reliance on the representation of the BUYER that no other broker or agent brought the Premises to the BUYER's attention or was, in any way, a procuring cause of this sale and purchase. The SELLER represents to the BUYER that no other broker or agent has any exclusive sale or exclusive agency listing on the Premises. The parties hereto (jointly and severally, if more than one) hereby agree to indemnify and hold each other harmless against any liability by reason of the claim of any other broker or agent for a commission on account of this sale, provided that it is adjudged by a court of competent jurisdiction **THE BANKRUPTCY COURT** that a commission is due by reason of such other broker or agent being the procuring cause of this sale on behalf of the BUYER, said indemnity to include all costs of defending any such claim, including reasonable attorney's fees. In the event of any such claim, the party having notice of such claim shall promptly notify the party without notice of same who shall have the right, but not the obligation, to assume the defense of such claim. The provisions of this paragraph shall survive the closing.\n\n13. **APPORTIONMENT**. Unless otherwise agreed to in a Consumer Finance Protection Bureau (\"CFPB\") addendum, real estate taxes, fire district taxes, sewer taxes, sewer assessments and sewer use charges or other municipal assessments, water charges, rents, service contracts, dues and ordinary assessments of private associations, and common charges, if any, together with interest thereon, if any, shall be apportioned over the fiscal period for which levied. BUYER shall reimburse SELLER at closing for any fuel remaining on the Premises at then market rates. All adjustments shall be apportioned based upon a 365 day year and the actual number of days in the month in which the closing occurs. Condominium special assessments due and payable prior to closing shall be SELLER's responsibility. Any errors or omissions in computing apportionment or other adjustments at closing shall be corrected within a reasonable time following the closing, not to exceed six (6) months. Apportionment agreed to as a result of CFPB disclosures shall not constitute an \"omission\" or \"error\" for the purpose of this Paragraph 13. The provisions of this Paragraph shall survive the closing.\n\n14. **RISK OF LOSS**. The risk of loss or damage by fire or other casualty to the buildings on the Premises until the time of the delivery of the deed is assumed by the SELLER. Throughout the period between the date of this Agreement and the delivery of the deed, SELLER shall continue to carry his existing fire and extended coverage insurance on the buildings on the Premises. In the event that such loss or damage does occur prior to the delivery of the deed, the SELLER shall be allowed a reasonable time thereafter, not to exceed thirty (30) calendar days from such loss or damage, within which to repair or replace such loss or damage to BUYER's reasonable satisfaction. In the event the SELLER does not repair or replace such loss or damage to BUYER's reasonable satisfaction within said time, the BUYER shall have the option:\n\n(a) of terminating this Agreement, in which event all sums paid on account hereof, together with any nonrefundable expenses actually incurred by the BUYER in the aggregate not to exceed the cost of an A.L.T.A. Homeowner's Policy (or the equivalent thereof) based on the amount of the purchase price shall be paid to the BUYER without interest thereon. Upon receipt of such payment, this Agreement shall terminate and the parties hereto shall be released and discharged from all further claims and obligations hereunder. SELLER shall be entitled to require BUYER to provide reasonable proof of payment of said expenses; or\n\n(b) of accepting a deed conveying the Premises in accordance with all the other provisions of this Agreement upon payment of the aforesaid purchase price and of receiving an assignment of all**, if any,** insurance moneys recovered or to be recovered on account of such loss or damage, to the extent they are attributable to loss or damage to any property included in this sale together with the amount of the deductible withheld from payment, less the amount of any moneys actually expended by the SELLER on any repairs to said property.\n\nThe SELLER shall not be responsible for loss or damage to trees or other plantings due to natural causes.\n\n## 15. **AFFIDAVITS/1099 REPORTING:**\n\nA. The SELLER agrees to execute, at the time of closing of title;\n\n(1) an affidavit, (i) verifying the non-existence of mechanics' and materialmen's lien rights, (ii) verifying the non-existence of any tenants' rights, other than as set forth herein, (iii) verifying the non-existence of any security interests in personal property and fixtures being sold with the Premises, and (iv) updating to the extent of SELLER's knowledge, any available survey, together with any other affidavit reasonably requested by the BUYER's lender or title company as to facts within SELLER's knowledge; and, if true,\n\n(2) affirming that SELLER is not a \"foreign person\" pursuant to Internal Revenue Code §1445 and, if SELLER is unable to provide an affidavit affirming same, the parties agree to comply with all applicable laws including all relevant provisions under Internal Revenue Code §1445, et. seq., as amended.\n\nB. Unless otherwise provided, the BUYER agrees to execute and file a Form 1099 Report in connection with the Purchase and Sale of Real Estate as may be applicable to the transaction contemplated herein, and the SELLER must provide information relevant thereto.\n\n## 16. **STATUTORY NOTICES/WAIVER**:\n\nThe SELLER gives notice to the BUYER as follows:\n\n- A. The Commissioner of Environmental Protection must provide the Town Clerk of the town in which the Premises are located with a list of all hazardous waste facilities located within such town and a notice of the list shall be maintained by the town clerk of such town and the town clerk shall post a notice of the list in the area where the land records are kept. Pursuant to Conn. Gen. Stat. §20-327f, the SELLER hereby provides notice to the BUYER of the availability of this list.\n- B. The SELLER further provides notice to the BUYER that a list of any local properties upon which hunting or shooting sports regularly take place may be available at the Town Clerk of the municipality where the Premises are located, and the SELLER has no knowledge of any error, omission, or inaccuracy in such list.\n- C. LEAD-BASED PAINT. By signing this Agreement, BUYER acknowledges that the lead paint contingency granted pursuant to §42 USC 4852d as set forth in the Lead Paint Disclosure report attached to this Agreement has been waived or has been satisfied, and that the BUYER has no further testing period for lead paint.\n\n## 17. **SMOKE DETECTOR/CARBON MONOXIDE AFFIDAVIT**. **SMOKE**\n\n**DETECTOR/CARBON MONOXIDE AFFIDAVIT**. At closing of title, SELLER shall leave the existing smoke alarms and carbon monoxide detectors in place. Having no expertise with respect to the operation or placement of smoke alarms and carbon monoxide detectors and having made no inspection of same, SELLER represents that SELLER is not aware of any defects with respect to same. Notwithstanding the foregoing, SELLER will either provide at closing the affidavit required by Conn. Gen. Stat. § 29-453, and as same may be amended, or, if no affidavit is provided, SELLER shall give BUYER a credit in the amount of \\$250.00 **. BUYER AND SELLER AGREE THAT SELLER IS EXEMPT FROM THE REQUIREMENTS OF CONN. GEN. STAT. SEC. 29-453.**\n\n18. **MAINTENANCE**. The house, grounds and facilities shall be maintained by the SELLER between the date of BUYER's signing hereof and the closing of title, including the mowing of lawns, the raking of fallen leaves, the removal of fallen trees and large branches (except in uncultivated areas), and the removal of snow and ice from walks and driveways. In the event there is a pool that has been opened prior to the closing, SELLER shall continue to perform normal maintenance of same. **SELLER WILL CLOSE THE POOL.**\n\n19. **DELIVERY OF PREMISES**. The SELLER agrees to deliver, simultaneously with the closing of title, exclusive possession of the Premises (except as may be otherwise provided herein), broom-clean, free of all debris, litter and furnishings and shall deliver all keys, garage door openers (if any), and alarm codes (if applicable) in SELLER's possession to the BUYER. BUYER shall have the right to make a final inspection of the Premises prior to the closing of title.\n\n20. **LIABILITY FOR DELAYED CLOSING**. **EXCEPT AS PROVIDED HEREIN,** In the event of a delay in closing as set forth herein, other than as provided for under the provisions of this Agreement, through no fault of the SELLER, beyond five (5) business days, then the BUYER will reimburse the SELLER from the sixth (6th) business day to the actual date of closing for the SELLER's carrying costs of said property, including taxes, mortgage interest, utilities and per diem interest on SELLER's equity in the Premises, which amount shall be calculated at the rate of 1/30th of 1% of the purchase price for each day of delay from the sixth (6th) business day up to the actual date of closing. Further, in the event of a delay in closing by more than five (5) business days, through no fault of the BUYER, SELLER shall reimburse BUYER for carrying costs for temporary housing, temporary storage of personal property, living expenses and other miscellaneous expenses at the same per diem rate of 1/30th of 1% of the purchase price for each day of delay from the sixth (6th) business day up to the actual date of closing. For example, the per diem cost of a \\$450,000 transaction would be \\$150 per day.\n\nNotwithstanding anything else in this Agreement, provided BUYER's mortgage commitment and rate lock do not expire before five (5) business days after the Closing Date, any right of the SELLER to delay closing under this Agreement (including the cure provisions in Paragraphs 10 and 14) shall not extend beyond the expiration date of BUYER's mortgage commitment or rate lock, or such extended date which is available at no cost to BUYER.\n\nIf the BUYER terminates this Agreement due to SELLER's refusal to close within the timeframe provided above, then BUYER shall receive all sums paid on account hereof, together with any nonrefundable expenses actually incurred by the BUYER in the aggregate not to exceed the cost of an A.L.T.A. Homeowner's Policy (or the equivalent thereof) based on the amount of the purchase price, which shall be paid to the BUYER without interest thereon.\n\n21. **DEFAULT**. If (a) BUYER is in material default hereunder, or, (b) on or before the Closing Date as set forth herein, BUYER indicates that BUYER is unable or unwilling to perform, and provided SELLER stands ready to perform SELLER's obligations, SELLER's sole and exclusive remedy shall be the right to terminate this Agreement by written Notice pursuant to Paragraph 32 to BUYER or BUYER's attorney and the Escrow Agent and SELLER shall retain the Deposit **AND BE ENTITLED TO RETAIN OR COLLECT ANY SUMS PAID OR DUE UNDER PARAGRAPH 20. TO THE DATE OF SUCH WRITTEN NOTICE OF TERMINATION** as reasonable liquidated damages for BUYER's inability or unwillingness to perform. In the event such written Notice of termination of this Agreement is given by SELLER, the Premises shall be free of any claims or interest of the BUYER therein by virtue of this Agreement, provided neither party objects to same within 5 business days of receipt of Notice of termination.\n\nIt is the intention of the parties hereto freely to make advance provision on the date of this Agreement for such event in order (a) to avoid controversy, delay and expense, and (b) to specify now a reasonable amount agreeable to both for compensation to the SELLER for losses which may not be readily ascertainable or quantifiable, such as any of the following which might be\n\nnecessary to place SELLER in the position SELLER would have been in had BUYER made timely performance: costs of carrying, maintaining, insuring and protecting the property; loss of interest income on the proceeds; loss of optimum market time, value and conditions; the uncertainty, delay, expense and inconvenience of finding a substitute BUYER; additional commissions, fees, taxes and borrowing expenses to meet obligations entered into in anticipation of performance.\n\nIn the event closing has not taken place within thirty (30) **NINETY (90)** calendar days following the Closing Date as it may be extended pursuant to the provisions hereof, through no fault of the non-delaying party, the delaying party shall be deemed in default. **EXCEPT AS OTHERWISE SET FORTH HEREIN,** if SELLER is in material default hereunder, BUYER shall have such remedies as BUYER shall be entitled to at law or in equity, including, but not limited to, specific performance, **PROVIDED THAT SUCH REMEDIES MUST BE PURSUED IN THE BANKRUPTCY COURT**.\n\n22. **PROPERTY CONDITION DISCLOSURE FORM**. Attached hereto as a Rider is the Property Condition Disclosure Form required by Conn. Gen. Stat. §20-327b. In the event the SELLER has not furnished BUYER with the Property Disclosure Form, if required by §20-327b of the Connecticut General Statutes, with or prior to the BUYER's execution of this Agreement, the SELLER shall give and the BUYER shall receive at closing a credit against the purchase price in the amount of \\$500.00. **BUYER AND SELLER AGREE THAT SELLER IS EXEMPT FROM THE REQUIREMENTS OF CONN. GEN. STAT. SEC. 20-327b.**\n\n23. **DELIVERY OF DOCUMENTS**. The SELLER shall deliver to the BUYER prior to closing any documents, informational materials, building plans and any surveys in the SELLER's possession pertaining to the Premises, the appliances and the systems on or within the Premises.\n\n24. **RIGHT TO WITHDRAW**. This Agreement shall not be considered or construed as an offer by the SELLER. The SELLER reserves the right to withdraw this proposed Agreement at any time prior to the signature by both parties hereto and receipt by the SELLER's attorney as the escrow agent of the full payment of the Deposit set forth herein, and delivery of a fully executed Agreement to the BUYER's Attorney at the address provided in Paragraph 32.\n\n25. **ASSIGNMENT**. This Agreement and BUYER'S rights hereunder may not be assigned by BUYER without the written consent of SELLER, and any purported assignment without such written consent shall be void and of no effect. Consent of the SELLER to assignment shall not unreasonably be withheld, conditioned or delayed. Upon any effective assignment of BUYER's rights hereunder, BUYER and BUYER's assignee shall be jointly and severally liable hereunder, unless otherwise agreed by SELLER.\n\n26. **ACCEPTANCE OF DEED**. The delivery and acceptance of the deed herein described shall be deemed to constitute full compliance with all the terms, conditions, covenants and representations contained herein, or made in connection with this transaction, except as may herein be expressly provided and except for the warranties of title.\n\n27. **REPRESENTATIONS**. Unless otherwise specified herein, none of the representations made in this Agreement including all attachments shall survive delivery of the deed, and all representations by SELLER are made to the best of SELLER's knowledge and belief and without duty of inquiry. SELLER shall have an affirmative obligation to notify BUYER if any of the representations in this Agreement or in all Attachments are no longer true. Except in the event of an intentional misrepresentation, if BUYER discovers prior to the closing of title any material representation contained in this Agreement including all Attachments to be untrue, the remedy of the parties shall be those available to them in the event of a valid defect in or objection to title, as set forth in Paragraph 10, above. In the event of an intentional misrepresentation, BUYER shall have available all rights in either law or equity.\n\n## 28. **SELLER'S REPRESENTATIONS REGARDING BANKRUPTCY**. SELLER\n\nrepresents that they are not presently, nor have they been, debtors in a bankruptcy proceeding in which the Bankruptcy Court presently has continuing jurisdiction over their assets. The SELLER further represents that the Premises is not in the hands of a receiver or other liquidating agent. These representations shall survive the closing of title. **BUYER ACKNOWLEDGES THAT SELLER IS THE CHAPTER 11 TRUSTEE OF THE HO WAN KWOK BANKRUPTCY ESTATE AND THE BANKRUPTCY COURT HAS JURISDICTION OVER THIS AGREEMENT AS FURTHER SET FORTH HEREIN**.\n\n29. **EFFECT**. This Agreement shall be binding upon and inure to the benefit of the heirs, executors, administrators, successors, and permitted assigns of the respective parties.\n\n30. **COSTS OF ENFORCEMENT**. Except as otherwise expressly provided herein, in the event of any litigation brought to enforce any material provision of this Agreement, the prevailing party shall be entitled to recover its reasonable attorneys' fees and court costs, including interest as may be provided by law, from the other party.\n\n31. **GENDER.** In all references herein to any parties, persons, entities or corporations, the use of any particular gender or the plural or singular number is intended to include the appropriate gender or number as the text of the within Agreement may require.\n\n32. **COUNTERPARTS / FACSIMILE / ELECTRONIC MAIL/NOTICES.** This Agreement may be executed in any number of counterparts, each of which when so executed shall be deemed to be an original, and all of which when taken together shall constitute one and the same Agreement. The parties hereto agree that this Agreement may be transmitted between them or their respective attorneys by facsimile or electronic mail and, upon evidence of receipt of same, shall constitute delivery of this Agreement. The parties intend that faxed or electronic signatures constitute original signatures and that an Agreement containing the signatures (original, facsimile or electronic) of all the parties is binding on the parties once sent via facsimile or via electronic mail or delivered to the other party's counsel.\n\nAll notices under this Agreement shall be in writing and shall be delivered or sent by email, facsimile transmission, certified mail, or by overnight courier, addressed to the attorney for the respective party. Notice signed by the respective attorneys shall be deemed sufficient within the meaning of this paragraph without the signature of the parties themselves. Electronic signatures of the parties and of the attorneys for the parties on this Agreement, notices, or amendments to this Agreement shall be deemed to have the full force and effect of an original signature.\n\nEach party authorizes their attorney as attorney-in-fact to execute all documents as may be required to effectuate the terms and conditions of this Purchase and Sale Agreement, once executed by the parties, including documents that may be reasonably requested and related to BUYER's lender's requirements.\n\n> Notices to the SELLER shall be sent to: William Sherman, Esq. Neubert, Pepe & Monteith, P.C. 195 Church Street, 13th Floor New Haven, CT 06510 Phone 203-781-2868 Fax 203-821-2008\n\nNotices to the BUYER shall be sent to: Robert B. Potash, Esq. 31 Brookside Drive Greenwich, CT 06830 Phone: (203) 661-7580 Fax: (203) 661-7623 Email: RBP@Potashlaw.com\n\n33. **ENTIRE AGREEMENT.** All prior understandings, agreements, representations and warranties, oral and written, between SELLER and BUYER are merged in this Agreement and specified riders or attachments hereto. This Agreement and Addendum to Agreement of Sale completely expresses the agreement of the parties, and has been entered into by the parties after discussion with their respective attorneys and after full investigation, neither party relying upon any statement made by anyone else that is not set forth in this Agreement and Addendum to Agreement of Sale. Neither this Agreement nor any provision hereof may be waived, changed or canceled except by a written instrument signed by both parties.\n\n34. **CAPTIONS**. The captions preceding the paragraphs in this Agreement are for ease of reference only and shall be deemed to have no effect whatsoever on the meaning or construction of the provisions of this Agreement.\n\n35. **SEVERABILITY**. The invalidity or unenforceability of any one or more provisions of this Agreement shall not render any other provision invalid or unenforceable. In lieu of any invalid or unenforceable provision, there shall be added automatically a valid and enforceable provision as similar in terms to such invalid or unenforceable provision as may be possible.\n\n**36. ALTERATION OF STANDARD FORM**. The BUYER and SELLER acknowledge that this is the current Residential Real Estate Sales Agreement as shown on the Fairfield County Bar Association website (the \"Standard Form\") and agree all deviations and changes made by either\n\nthe SELLER's or BUYER's attorney must be clearly marked in bold, underline and/or large font typeface, handwritten or otherwise highlighted to indicate the change(s). Should a change be made without clear marking or delineation, such provision shall be deemed not to be a part of this Agreement for any purpose, and shall be replaced with the provision of the Standard Form that has been changed or eliminated. Any eliminated sections of the Standard Form also shall be deemed to be a part of this Agreement unless a reference to its deletion is clearly marked in accordance with this paragraph or described in a separate cover letter. Addenda, exhibits, attachments and riders to this Agreement are not subject to the requirements of this paragraph.\n\n**37. BUYER agrees that Luc A. Despins is party to this Agreement solely in his capacity as Chapter 11 Trustee for the Bankruptcy Estate of Ho Wan Kwok and not his personal capacity. Accordingly, no claim whatsoever may be asserted by BUYER against Luc A. Despins in his personal capacity.**\n\n**38. BUYER represents and warrants that BUYER is not affiliated with or related to Ho Wan Kwok and/or is not acting on behalf of or at the behest of Ho Wan Kwok**\n\n**39. Notwithstanding anything herein to the contrary:**\n\n**A. BUYER and SELLER agree that this Agreement and all terms hereof are subject to the approval of the Bankruptcy Court.**\n\n**B. BUYER and SELLER agree that the Bankruptcy Court shall have exclusive jurisdiction over any claim or dispute in respect of or arising out of this Agreement, including delivery of the deed by the SELLER, and the parties irrevocably submit to the exclusive jurisdiction of the Bankruptcy Court, waive any objection they now or hereafter may have to venue or convenience of forum, agree that all claims relating to this Agreement will be decided in the Bankruptcy Court, and, further, not to bring any claim relating to this Agreement in any other court. For the avoidance of doubt, SELLER shall not be liable to BUYER for a delayed closing or be in default hereunder if the Bankruptcy Court shall not approve of this Agreement. In the event that this Agreement is not approved by the Bankruptcy Court, the BUYER shall be returned the Deposit(s) paid hereunder, then this Agreement shall terminate and the parties hereto shall be released and discharged from all further claims and obligations hereunder.**\n\n**C. For the avoidance of doubt, the order of the Bankruptcy Court approving the sale of the Premises to BUYER shall provide that the Premises are being sold free and clear of any encumbrances except as set forth herein.**\n\n## [REMAINDER OF PAGE LEFT INTENTIONALLY BLANK]\n\n9/26/2024\n\n# **SCHEDULE A**\n\nALL THAT CERTAIN piece, parcel or tract of land, together with the buildings thereon, situated partly in the Town of Greenwich and partly in the City of Stamford, both of the County of Fairfield and State of Connecticut, designated as Lot 26 on a certain map entitled, \"Property of Northwich Development Company Greenwich and Stamford, Conn.\", certified Substantially Correct by Allan S. Devaul for S.E. Minor & Co., Inc., Civil Engineers, Greenwich, Conn. Sept.26, 1962 and Revised Oct. 8, 1962, Dec. 11, 1962, on file in the Office of the Greenwich Town Clerk as the Map No. 4359, and shown and designated as Lot 26 on a certain map entitled, \"Property of Northwich Development Company Greenwich and Stamford, Conn.\", Certified Substantially Correct by Allan S. Devaul for S.E. Minor & Co., Inc., Civil Engineers, Greenwich, Conn. Apr. 3, 1963, on file in the Office of the Greenwich Town Clerk as Map No. 7604, reference thereto being had. Said premises are bounded:\n\n| NORTHERLY: | 623.14 feet by land now or formerly or Parkchester Beach Club |\n|------------|----------------------------------------------------------------------------|\n| | Corporation; |\n| EASTERLY: | 272.78 feet by Taconic Road, so-called; |\n| SOUTHERLY: | 620 feet by land now or formerly of Elizabeth Sprague Stout, being Lot 25, |\n| | as shown on said maps; and |\n| | WESTERLY: 330.53 feet by land now or formerly of Stanwich Club, Inc. |\n\nSaid premises are subject to:\n\n- 1. Building lines, if established, building and zoning ordinances, and any and all municipal and state and federal regulations including inland wetlands regulations and provisions of any public or private law affecting said premises.\n- 2. Real estate taxes to the Town of Greenwich on the Grand List of October 1, 2023, and real estate taxes due thereafter.\n- 3. Real estate taxes to the City of Stamford on the Grand List of October 1, 2023, and real estate taxes due thereafter.\n- 4. Declaration of Restrictions dated December 12, 1962 and recorded in Volume 679 at Page 513, as assigned by a deed dated December 8, 1963 and recorded in Volume 697 at Page 158, both of the Greenwich Land Records\n- 5. Declaration of Inland Wetlands and Watercourses recorded in Volume 4218 at Page 181 of the Greenwich Land Records.\n- 6. Zoning Appeals Board Certificate granted by the City of Stamford, Zoning Appeals Board dated April 28, 1963 and recorded in Volume 980 at Page 51 of the Stamford Land Records.\n- 7. Zoning Appeals Board Certificate granted by the City of Stamford, Zoning Appeals Board dated June 5, 1963 and recorded in Volume 980 at Page 494 of the Stamford Land Records.\n- 8. Permit granted by the City of Stamford, Environmental Protection Board recorded in Volume 6714 at Page 21, as amended by a Notice dated December 6, 2005 and recorded in Volume 8355 at Page 219, both of the Stamford Land Records.\n- 9. Landscape Maintenance Agreement dated May 15, 2003 and recorded in Volume 6897 at Page 32 of the Stamford Land Records","body_zh":"美国破产法院 康涅狄格州地区 布里奇波特分院\n\nx\n\n关于： ：\n： 第11章\n\nHO WAN KWOK（郭文贵）\n等， ： 案号 22-50073 (JAM)\n债务人。1 ：\n： 联合管理\n\n----------------------------------------------------------- x\n受托人根据《破产法典》第105条和第363条、《联邦破产程序规则》第2002、6004(c)和9014条以及地方法规则第6004-1和6004-2条提出的动议，请求作出命令：(I) 授权并批准无任何留置权、请求权、权益和负担地出售格林尼治房产，(II) 授权并批准购买和出售协议，以及 (III) 准予相关救济\n\nLuc A. Despins（吕克·A·德斯平斯）以其在 Ho Wan Kwok（郭文贵）（“债务人”）第11章案件中获任命的第11章受托人（“受托人”）身份，经由其下列签署的律师，特此提交本动议（“本动议”），请求根据《美国法典》第11编（“破产法典”）第105、363(b)和363(f)条、《联邦破产程序规则》（“破产程序规则”）第2002、6004(c)和9014条，以及美国破产法院康涅狄格州地区（“康涅狄格州地区破产法院”）《地方法破产程序规则》（“地方法规则”）第6004-1和6004-2条，作出一项命令，其形式实质上应与随附本动议作为附件A的命令草案（“拟议出售命令”）相同，(i) 授权并批准受托人向买方依据特定的\n\n1 本第11章案件中的债务人为 Ho Wan Kwok（郭文贵）（亦称 Guo Wengui、Miles Guo 和 Miles Kwok，以及众多其他化名）（税务识别号码后四位：9595）、Genever Holdings LLC（吉尼弗控股有限责任公司）（税务识别号码后四位：8202）及 Genever Holdings Corporation（吉尼弗控股公司）。受托人、Genever Holdings LLC 和 Genever Holdings Corporation 的邮寄地址为：Paul Hastings LLP（保罗·黑斯廷斯律师事务所），200 Park Avenue, New York, NY 10166，c/o Luc A. Despins，作为 Ho Wan Kwok 财产的受托人（仅为通知和通信之目的）。\n\n日期为 September 26, 2024、由买方与受托人签订并作为附件B随附于本动议的购买和出售协议（连同相关附录，统称“PSA”），出售位于 373 Taconic Road, Greenwich, Connecticut 的不动产（“格林尼治房产”）（“出售”），且该出售不附带任何留置权、请求权、权益和负担；(ii) 授权并批准 PSA；以及 (iii) 准予相关救济。为支持本动议，受托人谨陈述如下：\n\n背景\n\n1. 于 March 27, 2023，受托人通过提交一份诉状 [Docket No. 1, in Adv. Proc. No. 23-5005（“格林尼治土地对抗程序”）]，对 Greenwich Land, LLC（格林尼治土地有限责任公司）（“Greenwich Land”）及 Hing Chi Ngok（邢志岳）女士（“Ngok 女士”，与 Greenwich Land 合称“被告”）提起对抗程序，请求包括：(i) 根据《破产法典》第541、542和544条作出裁定，认定 Greenwich Land 为债务人的另一个自我，并命令将其资产，包括格林尼治房产，移交受托人；以及 (ii) 根据《破产法典》第541、542和544条作出裁定，认定 Greenwich Land 的成员权益属于财产，并命令将该成员权益交还受托人。\n\n2. 于 July 2, 2024，基于法院《关于准许简易判决动议的决定备忘录和命令》[Docket No. 133 in Adv. Proc. No. 23-5005] 所载明的理由，法院在格林尼治土地对抗程序中作出有利于受托人的简易判决 [Docket No. 134 in Adv. Proc. No. 23-5005]（“简易判决命令”），其中认定，包括格林尼治房产在内，该房产属于应由受托人管理的财产，命令将格林尼治房产移交受托人，并授权受托人采取一切必要或适当的行动以执行该判决书。\n\n3. 于 July 10, 2024，被告就简易判决命令提交上诉通知（“上诉”）[Docket No. 138 in Adv. Proc. No. 23-5005]。于 July 12, 2024，\n\n被告在格林尼治土地对抗程序中提交了在上诉期间暂停执行的动议 [Docket No. 139 in Adv. Proc. No. 23- 5005]（“暂停执行动议”）。\n\n4. 于 August 16, 2024，经受托人和被告同意，法院作出《关于解决上诉期间暂停执行动议并执行简易判决的同意命令》[Docket No. 166 in Adv. Proc. No. 23-5005]（“同意命令”），据此，包括于 August 20, 2024，(a) 受托人为财产利益接管格林尼治房产；及 (b) 被告有偏见地撤回暂停执行动议。于 August 20, 2024，简易判决命令副本在 Greenwich Land Records（格林尼治土地登记册）第8354卷第220页及 Stamford Land Records（斯坦福土地登记册）第13378卷第324页予以登记。\n\n5. 根据简易判决命令的条款，Greenwich Land 通过受托人，以日期为 August 20, 2024 的弃权契据，将所有权转让给 Luc A. Despins，作为 Ho Wan Kwok 财产的第11章受托人；该契据已于 August 20, 2024 在 Greenwich Land Records 第8354卷第223页及 Stamford Land Records 第13378卷第327页登记（“弃权契据”）。受托人以债务人财产第11章受托人的身份，是格林尼治房产的登记所有人。\n\n6. 于 September 4, 2024，法院通过《关于批准动议的命令：(I) 授权聘用并留用不动产经纪人，自 August 23, 2024 起生效，以出售格林尼治房产，(II) 授权为格林尼治房产相关费用提供资金，以及 (III) 准予相关救济》[ECF No. 3504]（“聘任命令”），批准聘任 Compass, Inc.（康帕斯公司）（“Compass”）作为不动产经纪人，以营销出售格林尼治房产。\n\n7. 基于其在 Connecticut Fairfield County（康涅狄格州费尔菲尔德县）不动产定价方面的经验和专业知识，Compass 以 \\$7,100,000.00 的挂牌价格营销格林尼治房产。\n\n自受聘以来，Compass 一直勤勉地营销出售格林尼治房产。其在 Greenwich Multiple Listing Service（格林尼治多重挂牌服务）上的挂牌信息于 September 4, 2024 以虚拟布景方式发布（“挂牌”）。于 September 12, 2024 举行了一场经纪人开放日活动。于 September 13, 2024，在 Greenwich Times（格林尼治时报）房地产插页中刊登了一篇附有照片的整版广告文章。截至 September 27, 2024，该挂牌信息已获得数千次在线浏览。此外，Compass 已向潜在买方私下展示格林尼治房产逾二十次。\n\n8. 由于广泛的营销工作并经激烈竞价程序后（期间收到若干出价，且买方将其初始出价从 \\$6,200,000.00 提高至 \\$6,900,000.00），受托人同意以 \\$6,900,000.00 出售格林尼治房产，双方协商并签署了 PSA。\n\nPSA 重大条款摘要\n\n9. 下表列明受托人与买方之间 PSA2 的重大条款。\n\n条款 摘要说明\n\n当事人 卖方：Luc A. Despins，仅以 Ho Wan Kwok 财产第11章受托人的身份，而非以其个人身份\n\n买方：Ann Richardson Knox（安·理查森·诺克斯）\n\n购买价格 \\$6,900,000.00\n\n待售房产\n(PSA §1) 373 Taconic Road, Greenwich, Connecticut（部分位于 Greenwich，部分位于 Stamford, Connecticut）\n\n2 为便于法院和利害关系方，现对 PSA 条款作出摘要。如有任何不一致之处，应以 PSA 条款为准。本摘要中使用但未在本文定义的首字母大写术语，应具有 PSA 中赋予该等术语的含义。\n\n条款 摘要说明\n\n保证金\n(PSA §2) 于 September 25 和 26, 2024，买方向受托人的律师支付了 \\$1,035,000.00 的保证金（购买价格的15%），作为购买价格的保证金，并应依照 PSA 条款予以托管。\n\n交割\n(PSA §9) 格林尼治房产所有权的转让（“交割”）将于破产法院批准出售后的第十五（15）日进行，但除非买方同意，不得早于 PSA 日期后四十五日（“交割日”）。\n\n交割将在受托人律师的办公室进行。\n\n在交割时，买方将向受托人支付购买价格余额（即 \\$5,865,000.00），但须作惯常调整，且保证金将解除并支付给受托人。\n\n卖方的陈述/\n交割要求\n(PSA §10, Schedule A) 受托人陈述并保证，其将向买方转让对格林尼治房产的良好且可交易的所有权，但以 Schedule A 和 PSA 第10(e)款所列的若干事项为限。\n\n损失风险\n(PSA §14) 受托人在交割前承担格林尼治房产灭失或损坏的风险。\n\n违约\n(PSA §21, 20) 如因买方不履行义务而未完成交割，包括但不限于未能于交割日前支付余额或签署完成购买所必需的一切文件：(i) 受托人将保留保证金，以及因延长交割日期而产生的任何持有成本，作为清算的、约定的损害赔偿，以完全解决双方之间的全部请求权；及 (ii) 双方将解除 PSA 项下的一切义务。\n\n如因受托人不履行义务而未完成交割（为免疑义，不包括本法院拒绝批准 PSA），则保证金以及买方依据 PSA 支付或存入的任何其他款项，应在买方提出请求后退还给买方。如买方因受托人拒绝依照 PSA 条款及时交割而终止 PSA，保证金应退还买方，且买方将从受托人处获得买方实际发生的任何不可退还费用，总额不超过基于购买价格的 ALTA Homeowner's policy（ALTA 房主保险单）成本。\n\n条款 摘要说明\n\n转让税\n(PSA §7) 受托人应在交割时支付所有不动产转让税。\n\n陈述与\n保证\n(PSA §7, 27) 在交割时，买方将被视为已按“现状”接受格林尼治房产。受托人和经纪人未作出任何明示或默示保证，亦未就格林尼治房产的状况作出任何陈述。\n\n融资\n(PSA §5) 买方的义务并不以买方获得融资为条件。\n\n执行成本\n(PSA §30) 如双方之间发生因 PSA 标的事项引起的任何争议，胜诉方将获得其合理成本和律师费的偿付。\n\n破产法院\n批准\n(PSA §§10(e)(viii); 39) PSA 及 PSA 中的所有条款均须经本法院批准。\n\n破产法院专属\n管辖权\n(PSA §39B.) 尽管 PSA 中有任何相反规定，本法院对有关 PSA 或因 PSA 引起的任何请求权或争议享有专属管辖权，双方不可撤销地服从本法院的专属管辖权，放弃其现在或将来可能对审判地或法院便利性提出的任何异议，同意所有与 PSA 有关的请求权将在本法院裁决，并进一步同意不在任何其他法院提出任何与 PSA 有关的请求权。\n\n遵守地方法规则第6004-2(c)条\n\n10. 根据地方法规则第6004-2(c)条，受托人进一步陈述：\n\n地方法规则第6004-2条 出售条款\n\n披露\n向内部人出售 买方并非《破产法典》第\n（地方法规则第6004-2(c)(1)条） 101(31)\n条所定义的内部人。事实上，买方已陈述并保证，其与债务人不存在关联或亲属关系，且/或并非代表债务人或应债务人要求行事。(PSA §38)\n\n地方法规则第6004-2条\n披露 出售条款\n\n与管理层的协议\n(Local Rule 6004-2(c)(2)) 不适用。\n\n豁免\n(Local Rule 6004-2(c)(3)) PSA（购买和出售协议）不包含任何豁免条款。\n\n私下出售／不进行竞争性竞价\n(Local Rule 6004-2(c)(4)) 尽管受托人目前不考虑进行拍卖，但PSA反映了受托人聘请的一家房地产经纪公司所开展的积极营销程序的结果（详见本动议）。受托人并未同意不就格林尼治房产（Greenwich Property）征求或考虑竞争性报价。事实上，受托人将考虑在出售动议（Sale Motion）听证会之前或听证会上任何时间提出的任何报价。此外，根据Local Rule 6004-2(g)，受托人将向在营销过程中表示对格林尼治房产感兴趣的所有当事人送达本动议副本。\n\n交割及其他期限\n(Local Rule 6004-2(c)(5)) 出售的交割将于合同日期（Contract Date）后第四十五（45）日当日或之前完成。\n\n善意保证金\n(Local Rule 6004-2(c)(6)) 买方已支付相当于购买价15%的善意保证金，该保证金由受托人的律师根据PSA条款以托管方式持有。\n\n与拟议买方的临时安排\n(Local Rule 6004-2(c)(7)) 不存在与买方的临时安排。\n\n收益用途\n(Local Rule 6004-2(c)(8)) 出售所得将存入受托人账户，并由受托人依照《破产法典》（Bankruptcy Code）使用和／或分配。如格林尼治房产上存在任何留置权，该等留置权将附着于出售所得。3\n\n3 受托人已就格林尼治房产取得产权检索，该检索显示除受托人于March 30, 2023取得、金额为$8,314,200并登记于Greenwich Land A.P.的扣押令（Attachment Order）外，不存在其他留置权。\n\nLocal Rule 6004-2披露 出售条款\n\n税收豁免\n(Local Rule 6004-2(c)(9)) 受托人并未请求根据《破产法典》第1146(a)条宣布该出售免税。\n\n记录保留\n(Local Rule 6004-2(c)(10)) 不适用。\n\n撤销权诉讼的出售\n(Local Rule 6004-2(c)(11)) 受托人并未寻求出售任何撤销权诉讼。\n\n关于继受人责任的请求认定及裁定\n(Local Rule 6004-2(c)(12)) 受托人未请求就继受人责任请求作出任何认定。\n\n不受未到期租约限制的出售\n(Local Rule 6004-2(c)(13)) 不存在影响格林尼治房产的未到期租约。\n\n信用竞价\n(Local Rule 6004-2(c)(14)) 不适用。\n\n免除Bankruptcy Rule 6004(h)规定的限制\n(Local Rule 6004-2(c)(15)) 受托人寻求免除Bankruptcy Rule 6004(h)规定的十四日期限，以便在本院批准后尽快完成出售交割。\n\n保留款和／或“赠与”\n(Local Rule 6004-2(c)(16)) 不适用。\n\n剩余资产\n(Local Rule 6004-2(c)(17)) 该出售并非出售破产财产中几乎全部资产。出售交割后仍将存在其他资产。\n\n请求的救济\n\n11. 受托人通过本动议，请求本院根据《破产法典》第105(a)、363(b)及363(f)条、Bankruptcy Rules 2002、6004及9014，以及Local Rules 6004-1及6004-2，作出拟议裁定（Proposed Order），以(i)批准并授权出售格林尼治房产，(ii)授权并批准PSA，以及(iii)给予相关救济。\n\n请求救济的依据\n\nA. 应根据《破产法典》第363(b)条批准出售\n\n12. 《破产法典》第363(b)条授权受托人在通知和听证后，于非正常营业过程中出售资产。参见11 U.S.C. § 363(b)。此外，Bankruptcy Rule 6004(f)授权受托人通过私下出售或公开拍卖，于非正常营业过程中出售破产财产。Fed. R. Bankr. P. 6004(f)。\n\n13. 于非正常营业过程中出售资产的决定，基于受托人的合理商业判断。参见例如 In re Chateaugay Corp., 973 F.2d 141 (2d Cir. 1992)；Comm. of Equity Security Holders v. Lionel Corp (In re Lionel Corp.), 772 F.2d 1063, 1071 (2d Cir 1983)。受托人对确定其资产出售方式享有广泛自由裁量权，且根据《破产法典》第363(b)条，允许在非正常营业过程中进行私下出售。参见 In re Bakalis, 220 B.R. 525, 531 (Bankr. E.D.N.Y. 1998)（指出受托人有权通过私下出售进行破产财产的出售）；参见例如 Palermo v. Pritam Realty, Inc. (In re Pritam Reality, Inc.), 233 B.R. 619 (D. P.R. 1999)（维持破产法院对第11章债务人进行的私下出售的批准）；In re MF Glob. Inc., 535 B.R. 596 608 (Bankr. S.D.N.Y. 2015)（在符合第363(b)条标准的情况下，批准第11章债务人资产的私下出售）。当私下出售的利益超过进行公开出售所带来的延迟及费用时，法院已批准私下出售。参见 In re Dewey & Leboeuf LLP, 2012 Bankr. LEXIS 5116 at *17-18 (Bankr. S.D.N.Y. Nov. 1, 2012)（认定在公开出售成本更高的情况下，通过私下出售财产具有充分商业理由）。\n\n14. 鉴于本文件所列明的具体事实及情况，受托人谨陈，存在正当理由免除Local Rule 6004-1规定的公开出售要求。格林尼治房产已通过Compass（康帕斯）广泛的努力进行营销，该出售可接受更高及更优的报价，且受托人并未同意不征求或谈判任何该等报价。\n\n15. 一旦法院确信拟议出售具有合理商业理由，法院必须继而确定：(i)受托人是否已向利害关系方提供充分且合理的通知，(ii)出售价格是否公平合理，以及(iii)买方是否善意行事。参见 In re Betty Owens Sch., Inc., No. 1997 WL 188127, at *4 (S.D.N.Y. 1997)。\n\n16. 如本动议所详述，向买方出售格林尼治房产具有充分的商业理由。受托人陈述，鉴于符合康涅狄格州费尔菲尔德县（Fairfield County）地区豪华房产营销惯例的营销程序，以及经协商确定的购买价格，且不存在住宅房地产出售中常见的融资、检查或其他或有条件，向买方进行拟议出售符合债务人（Debtor）破产财产的最佳利益，且应获批准。\n\n17. 此外，买方已准备好、愿意并能够在法院批准出售后不久完成出售交割。债务人的破产财产为维持格林尼治房产，每月发生通常介于$15,000.00至$20,000.00之间的重大费用（包括房地产税、保险、公用事业费用、安保费用、房产维护及场地维护）。为明确起见，受托人并非主张这些费用足以在未进行充分营销的情况下出售格林尼治房产；但是，与建立竞价程序并进行公开拍卖相比，在对向买方进行出售的整体成本效益分析中，应考虑持有格林尼治房产的重大成本。\n\n18. 此外，如上文详述，该出售是公开营销程序的结果，该程序形成的购买价，受托人陈述，就格林尼治房产而言是公平合理的。作为该程序的一部分，受托人聘请了一名经验丰富的房地产经纪人（即Compass），其了解并具有格林尼治高端住宅房地产市场特性的经验。无论如何，根据Local Rule 6004-2(g)，受托人正在向曾参观格林尼治房产或向Compass表示有意购买格林尼治房产的当事人送达本动议副本。任何当事人均可就购买格林尼治房产提交竞争性报价，该等报价须采用PSA形式，标示任何拟议修改，规定以现金完成交割，附具支持该报价的资金来源证明，在法院规定的竞争性报价截止期限（Competing Bid Deadline）4当日或之前提交给受托人，并附带相当于拟议现金报价百分之十五（15%）的保证金。\n\n19. 基于上述理由，受托人陈述，向买方出售格林尼治房产符合破产财产的最佳利益，且应根据《破产法典》第363(b)条获准。\n\nB. 应根据《破产法典》第363(f)条授权不受留置权、请求权、权益及负担限制地出售格林尼治房产\n\n20. 《破产法典》第363(f)条授权受托人在下列情形下不受留置权、请求权、权益及负担限制地出售资产：\n\na. 适用的非破产法允许不受该等权益限制地出售该等财产；\n\nb. 该实体同意；\n\nc. 该等权益为留置权，且该等财产的出售价格高于该等财产上所有留置权的合计价值；\n\nd. 该等权益存在善意争议；或\n\n4 受托人在与本动议同时提交的《第11章受托人关于请求作出裁定以(i)授权并批准不受留置权、请求权、权益及负担限制地出售格林尼治房产，(II)授权并批准购买和出售协议，以及(III)给予相关救济之动议的限制通知、安排加急听证及规定提交竞争性报价程序的动议》中，请求法院将竞争性报价截止期限设定为本出售动议听证会前一日10:00 am。\n\ne. 在法律或衡平程序中，可强制该实体接受该等权益的金钱清偿。\n\n11 U.S.C. § 363(f)。由于《破产法典》第363(f)条采用析取表述，只要满足五项要求中的任一项，即足以允许不受留置权及权益“限制”地出售格林尼治房产。参见 In re Dundee Equity Corp., 1992 WL 53743 at *4 (Bankr. S.D.N.Y. Mar. 6, 1992)（“[S]ection 363(f)采用析取表述，因此，如已满足第363(f)条的任一条件，即可出售所涉权益。”）。\n\n21. 受托人的产权检索未发现与格林尼治房产有关的任何留置权或其他负担，扣押令以及PSA附件A中确定的项目除外；买方将受该等项目限制取得产权。然而，如格林尼治房产上存在任何留置权、请求权、权益或负担，受托人陈述，该出售应获准不受任何该等留置权、请求权、权益及负担限制，因为通过使其留置权、请求权、权益或负担附着于出售所得，并受限于受托人可能就此提出的任何请求及抗辩，该等权益将得到充分保护。参见 MacArthur Co. v. Johns-Manville Corp., 837 F.2d 89, 94 (2d Cir. 1988)（“长期以来已获承认，当债务人的资产不受第三方权益限制地被处分时，如第三方可就处分所得主张其权益，则该第三方已得到充分保护。”）。\n\n22. 基于所有上述理由，受托人请求本院授权受托人不受任何留置权、请求权、权益及负担限制地出售格林尼治房产。\n\nC. 格林尼治房产的出售应受《破产法典》第363(m)条保护\n\n23. 《破产法典》第363(m)条保护善意购买人对从破产财产中购得财产所享有的权益，即使根据《破产法典》第363(b)条进行的出售后来在上诉中被撤销或修改。具体而言，第363(m)条规定如下：\n\n“对根据[第363(b)条]作出的授权……在上诉中予以撤销或修改，不影响向善意购买该等财产的实体进行出售……的有效性，无论该实体是否知悉该上诉尚未终结，除非该授权及该出售……在上诉期间被中止。”\n\n24. 虽然《破产法典》并未界定“善意”，但第二巡回上诉法院（Second Circuit）已指出：\n\n购买人的善意通过其在出售程序过程中的行为诚信予以证明……购买人如存在欺诈、与其他竞买人或受托人串通，或试图从其他竞买人处获取明显不公平优势的行为，即丧失其善意。\n\nIn re Gucci, 126 F.3d 380, 390 (2d Cir. 1997)（省略内部引文）。《破产法典》第363(m)条“促进了这样一种‘政策，即不仅应当赋予破产法院的判决终局性，尤其应当赋予第三方所依赖的命令和判决终局性。’”In re Chateaugay Corp., 1993 U.S. Dist. Lexis 6130 *9 (S.D.N.Y. 1993)（引自 In re Abbots Dairies of Penn., Inc., 788 F.2d 143, 147）；另见 Allstate Ins. Co. v. Hughes, 174 B.R. 884, 888 (S.D.N.Y. 1994)；In re Stein & Day, Inc., 113 B.R. 157, 162 (Bankr. S.D.N.Y. 1990)。\n\n25. 在 Compass（康帕斯）进行了广泛的营销工作，并在买方提出要约后经公平交易谈判就《购买和销售协议》（PSA）条款达成一致后，受托人选定买方，认定其提交了最高且最佳的要约。受托人没有理由认为买方曾与其他利害关系方串通，或以其他方式试图在该过程中相对于其他方获得不公平优势。此外，买方与债务人不存在关联，买方亦非代表债务人或应债务人要求行事，均如买方在PSA中作出的陈述和保证所反映。买方应支付的所有款项，以及买方就PSA所载出售而订立的其他协议或安排，均已披露。因此，受托人主张，买方为有权依据《破产法典》第363(m)条获得保护的善意购买人。\n\nD. 应授权受托人向Compass支付佣金\n\n26. 根据聘用命令（Retention Order），法院此前批准了Compass的报酬结构，包括按购买价的4.5%收取固定费用（与买方经纪人各分50%）；但如Compass引介购买人，或购买人未由经纪人代理，则该费用应降至购买价的3%。如PSA所载，买方在购买格林尼治房产（Greenwich Property）时由 Sotheby's International Realty（苏富比国际地产）代理。因此，应从出售所得款项中支付的经纪费为4.5%（$310,500.00），由Compass和Sotheby's International Realty分配（各$155,250.00）。\n\n根据破产规则6004(h)条放弃中止\n\n27. 受托人请求法院放弃《破产规则》6004(h)条施加的任何适用中止，该条规定：“授权使用、出售或租赁非现金担保物的命令，除非法院另有命令，否则在该命令作出后14日期满前暂停执行。”Fed. R. Bankr. P. 6004(h)。\n\n28. 如前所述，向买方进行拟议出售的条件之一是，交割须于拟议出售命令（Proposed Sale Order）作出后十五（15）日当日或之前完成。为在当事人希望提前交割时允许提前交割，受托人恭请法院放弃《破产规则》6004(h)条施加的十四日期中止，因为本案所请求救济的紧急性质足以证明应立即给予救济。\n\n通知\n\n29. 本动议的通知将送达给：(i) United States Trustee for the District of Connecticut（康涅狄格地区美国受托人办公室），(ii) 买方，(iii) 债务人代理律师，(iv) 无担保债权人官方委员会（Official Committee of Unsecured Creditors）代理律师，(v) 已知曾向Compass表示有意购买格林尼治房产的所有实体及个人，(vi) 根据《破产规则》2002条请求就债务人案件获得通知的所有当事人，以及(vii) 格林尼治土地对抗程序（Greenwich Land A.P.）中的被告（统称“通知当事人”）。通知当事人将收到本动议的完整副本。\n\n因此，基于上述理由，受托人恭请破产法院作出拟议出售命令，准许本案所请求的救济。\n\n日期：September 30, 2024 LUC A. DESPINS（卢克·A.·德斯平斯），受托人\n\n签署人：/s/ Douglas S. Skalka\nDouglas S. Skalka（道格拉斯·S.·斯卡尔卡）(ct00616)\nPatrick R. Linsey（帕特里克·R.·林赛）(ct29437)\nNEUBERT, PEPE & MONTEITH, P.C.\n195 Church Street, 13th Floor\nNew Haven, Connecticut 06510\n(203) 781-2847\ndskalka@npmlaw.com\nplinsey@npmlaw.com\n\n及\n\nG. Alexander Bongartz（G. 亚历山大·邦加茨）(admitted pro hac vice)\nDouglass Barron（道格拉斯·巴伦）(admitted pro hac vice)\nPAUL HASTINGS LLP\n200 Park Avenue\nNew York, New York 10166\n(212) 318-6079\nalexbongartz@paulhastings.com\ndouglassbarron@paulhastings.com\n\n及\n\nNicholas A. Bassett（尼古拉斯·A.·巴塞特）(admitted pro hac vice)\nPAUL HASTINGS LLP\n2050 M Street NW\nWashington, D.C., 20036\n(202) 551-1902\nnicholasbassett@paulhastings.com\n\n第11章受托人代理律师\n\n附件A\n\n美国破产法院（United States Bankruptcy Court）\n康涅狄格地区（District of Connecticut）\n布里奇波特分院（Bridgeport Division）\n\n----------------------------------------------------------- x\n\n关于： ：\n： 第11章\n\nHO WAN KWOK（郭文贵），\n等， ：\n：\n： 案号：22-50073 (JAM)\n债务人。 ：\n： （合并管理）\n----------------------------------------------------------- x\n\n根据《破产法典》第105条和第363条、《破产规则》第2002条和第6004(c)条以及地方法规第6004-1条和第6004-2条作出的命令：(I) 授权并批准出售格林尼治房产，不附带任何留置权、债权、权益及负担；(II) 授权并批准购买和销售协议；以及(III) 准予相关救济\n\n经Luc A. Despins（卢克·A.·德斯平斯）以其作为在 Ho Wan Kwok（郭文贵）（“债务人”）第11章案件中获任命的第11章受托人（“受托人”）的身份，根据《美国法典》第11编（“破产法典”）第105、363(b)和363(f)条，《联邦破产程序规则》（“破产规则”）第2002、6004(c)和9014条，以及康涅狄格地区美国破产法院《地方法院破产程序规则》（“地方法规”）第6004-1条和第6004-2条提出的动议（“动议”）2，寻求作出一项命令：(i) 授权并批准受托人根据买方（如PSA所载）（“买方”）与受托人于September 26, 2024订立的特定购买和销售协议（“PSA”），出售（“出售”）格林尼治房产，不附带任何留置权、债权、权益及负担；(ii) 授权并批准PSA；以及(iii) 准予相关救济，具体均如动议中进一步详述；且已就该动议举行听证（“听证会”）；且本院已审阅并考虑该动议、对此提出的全部异议、以及律师在听证会上提出的论点和提交的证据；且PSA条款显属符合债务人、破产财产、债权人及其他利害关系方的最佳利益；并经适当审议，且有充分理由支持：\n\n本院特此认定如下：3\n\n管辖权及终局命令\n\nA. 本院依据28 U.S.C. §§ 1334和157，以及康涅狄格地区美国地区法院（United States District Court for the District of Connecticut）作出的移送常设命令，对出售及PSA的批准拥有审理和裁决管辖权。本案为28 U.S.C. § 157(b)项下的核心程序。根据28 U.S.C. §§ 1408和1409，本案在本地区的审判地适当。\n\nB. 本命令构成28 U.S.C. § 158(a)含义内的终局命令。尽管有《破产规则》6004(h)条的规定，并在《破产规则》9014条及经《破产规则》7054条适用的《联邦民事诉讼规则》第54(b)条所要求的任何范围内，本院明确认定不存在延迟执行本命令的正当理由，并明确指示按本命令所载登记判决。作为《破产法典》第363(m)条项下善意购买人的买方，可在本命令作出后随时完成PSA所拟定的出售，且不受《破产规则》6004(h)条规定的中止约束。\n\n3. 本命令所载事实认定和法律结论构成本院根据《破产规则》7052条作出的事实认定和法律结论，该规则经《破产规则》9014条适用于本程序。以下任何被认定为构成法律结论的事实认定，均据此作为法律结论予以采纳。以下任何被认定为构成事实认定的法律结论，均据此作为事实认定予以采纳。\n\n出售通知\n\nC. 已向所有已知利害关系人或实体提供关于动议、听证会以及就动议和其中所请求救济提出异议或陈述意见的合理机会的实际书面通知。\n\nD. 如此前向本院提交的送达证明所证实：(i) 已向所有通知当事人适时、适当、及时、充分且足够地提供关于动议、听证会、本命令的作出、出售及相关异议期限的通知；(ii) 该等通知在本第11章案件情形下过去及现在均属良好、充分且适当，向利害关系方提供了就此提出异议和陈述意见的公平合理机会，并且依照《破产法典》、《破产规则》、适用地方法规及本院命令作出；以及(iii) 无需且不应要求就该等事项另行或进一步通知。\n\n商业判断\n\nE. 受托人已证明，迅速完成出售具有良好、充分且合理的商业目的和正当理由，并存在紧迫情形；该行动是受托人商业判断的适当行使，且符合债务人、其破产财产及其债权人的最佳利益。该等商业理由包括但不限于：(i) PSA所载购买价及其他条款构成就格林尼治房产所收到的最高或以其他方式而言最高且最佳的要约；(ii) 按PSA所载条款进行出售，是最大化格林尼治房产价值的最佳机会；以及(iii) 除非依本命令规定并根据PSA迅速完成出售，潜在债权人受偿可能减少。\n\n营销过程\n\nF. 如本动议、在听证会上提出或采纳的证词及其他证据，以及受托人及其律师在听证会记录中所作的陈述所表明：(i) 受托人及其经纪人 Compass, Inc.（康帕斯公司，以下简称“Compass”）开展了广泛的营销程序；(ii) 出售程序不存在串通，已适当通知，并为任何个人或实体就购买格林尼治房产（Greenwich Property）提出要约提供了充分、公平及合理的机会；以及 (iii) 受托人所开展的程序为受托人及债务人遗产取得了格林尼治房产的最高及最佳价值。\n\n公平对价；最高或最佳价值\n\nG. 买方根据 PSA 提供的对价，就格林尼治房产而言属公平且合理的对价，并构成：(i) 根据《破产法典》《统一欺诈性转让法》及《统一可撤销交易法》所称的合理等值；(ii) 根据《统一欺诈性让与法》所称的公平对价；以及 (iii) 根据美国、任何州、领地、属地或哥伦比亚特区任何其他适用法律所称的合理等值、公平对价及公平价值。该等对价构成格林尼治房产的最高及最佳出价。没有任何其他个人、实体、个人团体或实体团体提出购买格林尼治房产的要约，其金额能为债务人遗产带来与买方根据 PSA 所提供价值相等或更高的价值。\n\n善意\n\nH. PSA 及该出售系由受托人与买方基于善意、无串通且处于独立交易地位进行谈判、提出并订立，且正由其实施。同样，债务人遗产在完成该出售时将获得的价值，系受托人、买方及其各自代表和顾问之间独立交易谈判的结果。\n\nI. 买方系善意购买格林尼治房产，且为《破产法典》第 363(m) 条所称的善意购买人，因此有权享有该条规定及任何其他适用或类似的破产法和非破产法所赋予的全部权利、利益、特权及保护。\n\nJ. 买方和受托人均未实施任何会妨碍《破产法典》第 363(m) 条适用于 PSA 或该出售完成的行为。\n\nK. 买方在与该出售及本程序有关的一切方面均系善意行事，其中包括：(a) 买方的要约系公开营销程序的结果；(b) 买方将作出的所有付款，以及买方就该出售订立且载于 PSA 的其他协议或安排，均已披露；以及 (c) 买方未因任何作为或不作为违反《破产法典》第 363(n) 条。\n\nL. 买方并非债务人的内部人或关联方（该等术语定义见《破产法典》第 101(2) 条及第 101(31) 条）。\n\n《破产法典》第 363(f) 条已获满足\n\nM. 受托人获授权出售格林尼治房产，且该出售不附带针对债务人或其遗产的任何留置权、债权、权益及负担，因为《破产法典》第 464(f)(1)-(5) 条所列标准中的一项或多项已获满足。\n\nN. 对该出售或本动议未提出异议的留置权、债权、权益或负担持有人（或最终撤回其异议者，如有），已根据《破产法典》第 363(f)(2) 条同意或被视为已同意该出售。此外，《破产法典》第 363(f) 条的一项或多项其他款项适用，因此，格林尼治房产的留置权、债权、权益或负担持有人，其留置权、债权、权益或负担仅附着于出售所得款项，并享有该等持有人在出售前所具有的相同优先顺位、范围、效力及效果，因而获得充分保护。\n\nO. 如出现下列情形，买方本不会订立该出售，且不会完成据此拟议的交易，从而对债务人遗产及其债权人产生不利影响：(i) 格林尼治房产的出售并非不附带 PSA 规定以外的所有留置权、债权、权益及负担；或 (ii) 买方将会或将来可能对任何该等留置权、债权、权益及负担承担责任。根据 PSA 提供的全部对价反映了买方对本裁定的依赖，即本裁定将根据《破产法典》第 105(a) 条及第 363(f) 条，向其提供不附带任何留置权、债权、权益及负担的格林尼治房产所有权及占有权。\n\n所有权转移的有效性\n\nP. 根据日期为 2024 年 8 月 20 日并登记于 Greenwich Land Records（格林尼治土地登记簿）第 8354 卷第 223 页及 Stamford Land Records（斯坦福德土地登记簿）第 13378 卷第 327 页的放弃权利契据（Quit Claim Deed），Greenwich Land, LLC（格林尼治土地有限责任公司）通过受托人行事，向受托人转让其对格林尼治房产所享有的一切权利、所有权及权益（以下简称“放弃权利转让”），该放弃权利转让为经本院先前裁定适当授权的合法、有效且具有效力的所有权转让。受托人向买方转让格林尼治房产的所有权将构成合法、有效且具有效力的所有权转让，并将使买方取得对格林尼治房产的一切法定权利、衡平权利及受益权利、所有权及权益，且不附带任何留置权、债权、权益及负担，但 PSA 另有规定者除外。该出售的完成在《破产法典》的所有适用规定下均属合法、有效且已获适当授权，包括但不限于《破产法典》第 105(a)、363(b)、363(f) 及 363(m) 条，且就该出售而言，该等条款的所有适用要求均已获遵守。交割后，债务人遗产将免除因买方交割后拥有格林尼治房产而产生或与之有关的任何性质的所有责任或其他义务。\n\n豁免《破产规则》第 6004(h) 条\n\nQ. 格林尼治房产的出售必须迅速获得批准并完成。受托人与买方拟于本裁定作出后迅速完成该出售的交割。受托人已证明，就 PSA 所设想的该出售立即获得批准并完成而言，存在令人信服的情形以及良好、充分且合理的商业目的及正当理由。因此，就本裁定所设想的交易而言，存在充分理由解除《破产规则》第 6004(h) 条所设想的中止。\n\n本院特此命令、裁判并裁定：\n\n1. 本动议在各方面均获准并获批准，任何未以其他方式撤回、放弃或和解的异议均予驳回。\n\n2. PSA 特此按本裁定所述获批准。\n\n3. 根据《破产法典》第 363(b) 条及第 363(f) 条，特此在各方面批准依 PSA 向买方出售格林尼治房产，且该出售不附带任何留置权、债权、负担及其他权益。\n\n4. 根据《破产法典》第 105(a)、363(b)、363(f) 及 365 条，受托人获授权依照 PSA 及本裁定的条款转让格林尼治房产。受托人依照 PSA 向买方转让格林尼治房产的所有权应当：(a) 有效、合法、具有约束力且具有效力；(b) 使买方取得对格林尼治房产的一切权利、所有权及权益；以及 (c) 根据《破产法典》第 363(f) 条，不附带针对格林尼治房产的任何留置权、债权、权益及负担。\n\n5. 根据《破产法典》第 363 条，自交割时起，本裁定应且确实使债务人及其遗产丧失其对格林尼治房产的一切权利、所有权及权益。\n\n6. 买方根据 PSA 为格林尼治房产提供的对价属公平且合理，并就一切目的而言应被视为构成《破产法典》及任何其他适用法律下的合理等值、公平价值及公平对价，且该出售不得依据第 363(n) 条或《破产法典》的任何其他规定被撤销或拒绝，亦不得据此对买方施加或裁定任何费用或损害赔偿。\n\n7. 受托人获授权并被指示采取为下列事项所必需或适当的一切行动：(a) 依照本动议、PSA 及本裁定，在交割时完成有关向买方转让格林尼治房产的出售，包括但不限于支付通常及惯常的交割费用；(b) 根据 PSA 履行、完成、实施及完成交割该交易，并签署为实施本裁定及 PSA 而可能合理必要或适宜的一切补充文书和文件；以及 (c) 履行本裁定及 PSA 所设想的义务，包括买方就此合理要求的所有行动。\n\n8. 除 PSA 附表 A 所列者（以下简称“允许负担”）外，格林尼治房产中、上或针对格林尼治房产的一切留置权、债权、权益及／或负担，应仅自动附着于出售所得款项，并具有其现时针对格林尼治房产所具有的相同有效性、优先顺位、效力及效果，但以受托人或债务人遗产可能就此享有的任何债权及抗辩为限。本裁定应作为一项认定而具有效力，即除允许负担外，于交割时及自交割时起，格林尼治房产中、上或针对格林尼治房产的任何种类或性质的一切留置权、债权、权益及／或负担，均已无条件解除、清偿及终止。本裁定中授权及批准不附带留置权、债权、负担及其他权益地转让格林尼治房产的规定，应自行执行；受托人或买方均无须为实现、完成及实施本裁定及 PSA 的规定而签署或提交解除文件、终止声明、转让文件、同意书或其他文书。\n\n9. 在遵守本裁定的条款、条件及规定的前提下，特此永久禁止并阻止所有个人和实体采取任何会产生不利影响、干扰或不一致的行动，该等行动涉及：(a) 受托人向买方出售及转让格林尼治房产的能力；(b) 买方依照 PSA 及本裁定的条款取得、占有、使用及经营格林尼治房产的能力；以及 (c) 受托人与买方履行其各自在其项下义务的能力；但前述限制不得损害任何具有必要资格的利害关系方依适用法律对本裁定提起上诉，或反对任何对本裁定提出的上诉的权利。\n\n10. 买受人有权享有《破产法典》第363(m)条所赋予的一切保护。买方依诚信原则进行《购销协议》及本命令所设想的出售，该术语的含义与《破产法典》第363(b)条中的用法一致；因此，除非在交割前就该上诉适当取得对本命令所载出售授权的中止执行，否则在上诉中撤销或修改该出售授权，不影响该出售的效力。为免生疑问，在未就本命令取得上诉期间中止执行的情况下，对本命令提起上诉尚在审理中，不构成不完成该出售的依据。\n\n11. 本命令未明确载入《购销协议》的任何特定条款，不应减损或损害该条款的效力；本法院的意图是，兹授权并批准《购销协议》及其全部条款、术语和条件（包括但不限于其附录）的整体内容；但前提是，《购销协议》各方可经全体当事人签署书面文件，对《购销协议》作出修改、修订或补充，而无须另行通知本法院或取得本法院命令，惟任何该等修改、修订或补充，除非经本法院命令批准，不得对债务人财产造成重大不利影响。\n\n12. 本命令、《购销协议》以及据此采取的任何行动，应在确认或完成任何第11章计划的任何命令作出后继续有效，亦应在将本第11章案件从《破产法典》第11章转换为第7章或驳回本第11章案件的任何命令作出后继续有效；《购销协议》的条款和规定，以及根据本命令和《购销协议》授予的权利和权益，应在本第11章案件或任何继受案件中继续有效，并可被具体履行、强制执行，且对受托人、债务人、其财产、全体债权人、对债务人享有债权的一切持有人（无论已知或未知）、对格林尼治房产（Greenwich Property）全部或任何部分享有或主张留置权、债权、权益及/或负担的一切持有人（无论已知或未知）、买方及其各自继受人和获准受让人，以及此后根据《破产法典》第7章或第11章被任命或选举为债务人法定代表人的任何其他受托人或其他受托责任人，均具有约束力，包括但不限于在本第11章案件中第11章计划审理期间或第11章计划获确认时任命的计划受托责任人、计划管理人、诉讼受托人或清算受托人。\n\n13. 本命令对所有可能因法律实施、其职务职责或合同而须接受、提交、登记或以其他方式记录或解除任何文件或文书，或可能须报告或承保格林尼治房产中或相关所有权或产权状态的个人和实体（包括但不限于所有备案代理人、备案官员、产权代理人、产权公司、抵押登记官、契据登记官、契据注册官、行政机构、政府部门以及州、联邦和地方官员）具有约束力，并规范其行为。前述每一名个人和实体均应接受提交一切为解除、清偿及终止针对格林尼治房产的任何留置权、债权、权益和负担，或以其他方式完成本命令及《购销协议》所设想出售所必需且适当的文件和文书。\n\n14. 尽管其后根据《破产法典》任何章节或任何其他法律任命任何其他受托人、审查人或接管人，《购销协议》和本命令的条款和规定在一切方面均对受托人、债务人财产及其债权人、买方及其关联方、继受人和受让人，以及任何受影响第三方具有约束力，或使其受益，包括一切就格林尼治房产中、其上或针对其主张留置权、债权、权益或负担之人；所有该等规定和条款同样对该等受托人、审查人或接管人具有约束力，且不得被债务人、其财产、其债权人或任何该等受托人、审查人或接管人拒绝或撤销。\n\n15. 交割时，受托人获授权从出售所得款项中支付经纪佣金（定义见《聘用命令》），即购买价款的4.5%，即$310,500，由 Compass（康帕斯）与 Sotheby's International Realty（苏富比国际地产）平均分配。\n\n16. 为免生疑问，作为出售的一部分，未出售任何财产诉因。\n\n17. 尽管《破产规则》6004(h)或任何适用《地方法规》另有规定，本命令于作出后不应中止执行，而应于作出后立即生效并可强制执行；《破产规则》6004(h)规定的14日期间中止执行，特此明确放弃且不适用。任何反对本命令的一方，必须在法律规定的期限内并于交割前尽到适当勤勉义务以提起上诉并寻求中止执行，否则其上诉可能因已无实际意义而被排除。\n\n18. 本命令中的任何内容均不修改或放弃《购销协议》中的任何交割条件或终止权利，所有该等条件和权利均应依其条款继续完全有效。\n\n19. 自交割之时起，为允许完成出售所必需的范围内，包括但不限于将格林尼治房产转让给买方及发生交割，任何种类的一切协议以及本法院在本命令日期前作出的所有命令，均应视为已作出修订及/或修改。\n\n20. 如本命令的规定与《购销协议》发生冲突，应以本命令为准。\n\n21. 本法院保留管辖权，以便除其他事项外，(a) 解释、执行和实施本命令及《购销协议》的条款和规定（包括其所有修订、据此作出的任何豁免和同意，以及与之相关签署的每一份协议）；以及 (b) 裁决与本命令及《购销协议》有关的争议（包括其所有修订、据此作出的任何豁免和同意，以及与之相关签署的每一份协议）。\n\nFAIRFIELD COUNTY BAR ASSOCIATION（费尔菲尔德县律师协会）住宅房地产销售协议\n\n（2015年7月14日修订）\n\n本协议于2024年9月26日由以下双方订立：LUC A. DESPINS，作为 HO WAN KWOK（郭文贵）破产财产的第11章受托人，地址 c/o Paul Hastings LLP（保尔·黑斯廷律师事务所）, 200 Park Avenue, New York, New York 10166（以下称“卖方”，无论为一人或数人）；以及 ANN RICHARDSON KNOX，地址为 30 Brookside Drive, Greenwich, CT 06830（以下称“买方”或“购买人”，无论为一人或数人）。\n\n兹证明：\n\n1. 房产。卖方鉴于下文规定的购买价款，特此同意出售及转让，而买方特此同意购买通常称为 373 Taconic Road, Greenwich, CT 06831、并在随附附表A中具体描述的房地产，该房地产部分位于康涅狄格州格林尼治，部分位于康涅狄格州斯坦福德（以下简称“该房产”），但仅受第10(e)款及随附附表A（法律描述及例外情形，如有）所列明或提及的产权负担和例外事项约束。\n\n2. 对价。购买价款为 SIX MILLION NINE HUNDRED THOUSAND & 00/100 DOLLARS ($6,900,000.00) DOLLARS，买方同意按以下方式支付：\n\n(a) 作为先前已支付的定金的一部分，现确认已收讫，但以收款实现为条件。如定金或其任何部分支付给经纪人或其他当事方，买方指示应立即将该定金发送给卖方律师（以下简称“监管代理人”），以便按照下文第3款处理；$0.00\n\n(b) 于签署本协议时，支付给卖方律师，作为本协议规定的受托人或监管代理人，现确认已收讫，但以收款实现为条件（以下简称“定金”）；$1,035,000.00\n\n(c) 于交付契据时，通过电汇，或通过由受联邦监管或经康涅狄格州特许的银行，或纽约清算所成员银行开具并由其付款的正式银行本票或银行支票支付，其款项应可立即使用。$5,865,000.00\n\n总计 $6,900,000.00\n\n3. 监管。卖方律师（以下简称“监管代理人”）应将上文第2(a)款及/或第2(b)款所述定金存放于 IOLTA 账户中进行监管，直至产权交割或依本协议条款提前终止本协议，并应根据本款条款支付或处置该定金。监管代理人应为双方利益将定金存放于律师 IOLTA 账户中。在本协议所设想的产权交割时，监管代理人应将定金支付给卖方或依卖方指示支付。如因任何原因未完成交割，且任何一方根据第32款向监管代理人发出通知要求支付定金，则监管代理人应立即将该要求通知另一方。如监管代理人在发出该通知后七（7）个营业日内未收到另一方对拟议付款提出异议的通知，监管代理人特此获授权并被指示依照该通知作出付款。如监管代理人在上述七（7）个营业日期间内收到该等异议通知，或如监管代理人基于任何其他原因秉持诚信选择不作出该等付款，则监管代理人可继续持有该金额，直至本协议各方通过通知另行指示，或直至有管辖权的法院或破产法院（如下定义）作出最终、不可上诉的判决、命令或裁定。然而，监管代理人有权随时将定金及其利息（如有）存入该房产所在地有管辖权的法院或破产法院，并应将该等存款通知卖方和买方。于依本第3款条款作出该等存款或其他支付后，监管代理人应解除并免除一切进一步义务及责任。\n\n双方确认，监管代理人仅应其要求并为其便利而作为保管人行事，且除非监管代理人存在恶意、重大过失，或故意不遵守本协议，否则监管代理人不应就其任何作为或不作为向任何一方承担责任。卖方和买方同意，连带地（并享有分担权）为监管代理人进行抗辩（由监管代理人选定的律师进行）、赔偿监管代理人并使其免受因履行本协议项下监管代理人职责而产生的一切成本、索赔及费用（包括合理律师费）的损害，但监管代理人存在恶意、重大过失，或故意不遵守本协议的作为或不作为除外。如根据本协议条款将定金存入有管辖权的法院或破产法院，本协议双方特此授权监管代理人扣除与提存诉讼有关的合理成本和律师费。\n\n托管代理人可就本协议所述任何事项采取行动或不采取行动，并完全依赖其所选任律师（包括其律所的任何成员）的意见行事；托管代理人依该等律师意见采取行动或不采取行动时，应受到充分保护。\n\n托管代理人确认已通过支票或电汇收到保证金，但须以款项收妥为条件，并以托管代理人在本协议签字页指定位置签字同意本段规定为条件。\n\n本协议项下的责任。\n\n托管代理人或其律所的任何成员均可在有关保证金支付的任何争议，或当事人之间的任何其他争议中担任卖方的律师，无论托管代理人是否持有保证金及/或是否继续担任托管代理人。当事人放弃就本段提出利益冲突主张的权利。\n\n对于因联邦存款保险公司（FDIC）存款保险金额限额而发生的任何保证金损失，托管代理人不承担责任。\n\n双方特别理解并同意，在交割时，买方应向卖方交付由受联邦监管或由康涅狄格州特许的银行，或纽约清算所成员银行开具的、款项可即时使用的正式支票、银行本票或出纳支票，或电汇资金。除非卖方或卖方律师另行书面指示，所有支票均应以卖方律师作为卖方受托人的名义支付，用于支付本协议规定的交割时到期购房价款余额，扣除全部抵押贷款清偿金额。此外，买方律师应向卖方交付单独的银行支票或财务支票，以清偿卖方的抵押贷款债务。\n\n在交割日前十（10）个日历日或之前，卖方应就每笔抵押贷款清偿向买方律师提供书面指示，说明收款人姓名及清偿总额，并附相关清偿结算单副本。卖方应计算足以全额清偿抵押贷款的清偿总额（包括适用的按日费用、滞纳金等）。卖方负责准备抵押贷款清偿文件包及转送文件。交割后立即，卖方律师应将清偿资金及文件包电汇、亲手递送或通过隔夜承运人寄送给卖方的贷款人。\n\n4. 固定装置。 (a) 本次出售以上述购房价款为对价，包括以下项目；就买方检查时位于该房产内的任何该等项目而言，卖方声明均归卖方所有，未经租赁，且不存在担保权益、留置权及其他权利负担：供暖、制冷、电气及管道系统和固定装置，电灯固定装置，已安装的满铺地毯，安防系统，炉具，防风窗和门，纱窗和纱门，窗帘，百叶窗，窗帘杆，遮阳篷，任何固定的卫星天线，风向标，邮箱，所有泳池设备，带遥控器的车库门开启器，以及现有的植物和灌木，连同：户外家具、健身设备、台球桌、家庭影院家具和设备、所有电视机及其他音频/视频设备、窗饰、窗帘、所有电器，均按房源清单所列。\n\n(b) 明确不包括在本次出售中的项目为：台球桌。\n\n(c) 除非本协议另有规定，如有任何固定装置系租赁取得，卖方应尽快但不迟于产权交割前两个（2）营业日提供出租人的姓名和联系信息。以下固定装置为租赁取得：无。\n\n5. 抵押贷款条件。本协议不以买方取得书面贷款承诺为条件；该贷款不得包含超出买方合理履行能力的任何条件，应以该房产上的第一顺位抵押作为担保，买方应向贷款机构或持牌抵押贷款经纪人申请的贷款金额不得超过 $__________________，贷款期限为 ____ 年，利率不得超过 _____ 或申请机构的现行利率，且为固定/浮动利率。买方同意立即申请该贷款，并勤勉推进该申请。若买方已如此办理，但未能在 ____________________________，201_____ 当日或之前取得该贷款的书面承诺，且买方依第32段规定，在该日当日或之前下午6:00通知卖方或卖方律师，则卖方有权延长抵押贷款条件日期或终止本协议；届时本协议应失效，且买方有权立即从卖方处返还其就本协议支付的全部款项，但为编制本协议成本支付的四百五十（$450.00）美元除外。\n\n如买方援引本抵押贷款条件，买方必须提供买方贷款人的函件，以证明买方无法获得不含超出买方合理履行能力条件的书面贷款承诺。如卖方或卖方律师未依第32段规定于该日当日或之前下午6:00收到该通知，本协议应继续完全有效。\n\n尽管有前述规定，如买方的抵押贷款申请被拒仅因买方无法出售其他不动产或另一处住宅，或书面承诺仅以出售其他不动产或另一处住宅为条件，则不得视为本段项下该抵押贷款申请被拒。在上述任一情形下，买方均无权终止本协议，亦无权返还其就本协议支付的任何款项。如买方未遵守前述要求，本协议应继续完全有效，且当事人的权利和义务应如同本协议中未出现本第5段一样。\n\n6. 市政条件及产权条件\n\nA. 买方的义务以买方于不迟于2024年10月3日下午6时完成并取得“合理满意的产权”和“合理满意的市政查询”为条件（“产权和市政日期”）。如其中一项或两项查询结果未令买方合理满意，买方有权依第32段规定，于产权和市政日期当日或之前就该终止发出书面通知，以终止本协议。收到该通知后，卖方应在合理可行的情况下尽快返还依本协议支付的全部保证金，但为编制本协议成本支付的四百五十（$450.00）美元除外；交付该等资金后，本协议即告终止。\n\nB. 就本第6段而言，“合理满意的产权”指：(i) 符合附表A的产权；且(ii) 不含会严重妨碍买方所述对该房产的预定使用和享用的任何房产使用限制。公共设施地役权，只要限于向该房产提供服务，不得视为妨碍对该房产的使用和享用。\n\nC. 就本第6段而言，“合理满意的市政查询”（如有）指显示以下公共记录事项的查询：(i) 在实质上符合卖方代理人向买方提供的房源信息，(ii) 符合对房产进行实地检查所能显示的事实，(iii) 未显示任何未经许可的工程或需要市政部门最终批准、且不大可能由卖方在交割前补救的未结许可，及(iv) 内部一致（例如，评估员记录与卫生部门关于住宅卧室数量的记录一致）。\n\nD. 本第6段的任何规定均不限制当事人依本协议其他规定享有的救济。\n\n7. 房产状况［本协议不受任何检查条件约束］。买方同意，其已检查该房产，对其实体状况感到满意，并同意在交割时按该房产在买方首次房屋检查之日披露或实际存在的状况接受该房产；如未进行检查，则按本协议日期的状况，以“现状”和“现址”条件接受，但合理损耗除外。除本协议明确规定外，卖方及卖方代理人未就买方所依赖的该房产作出任何陈述或保证。买方确认并同意，卖方从未居住于该房产，且不了解该房产的状况。卖方同意在交割前聘用持牌暖通空调公司对暖通空调系统进行维护，并提供已付款收据。\n\n8. 契据。卖方在收到全部购房价款后，应自行承担费用，签署、确认并向买方或买方获准受让人交付格式适当的通常康涅狄格州完整保证契据（或适当的受托人契据及/或破产法院命令），以将该房产的完全所有权转让给买方或买方获准受让人，除下文规定者外，不附带任何权利负担。卖方随后应支付全部不动产转让税，并完成并向买方交付转让税表格。\n\n9. 交割。契据应于Neubert Pepe & Monteith, P.C.（纽伯特·佩佩与蒙蒂斯专业公司）位于72 Ruane Street, Fairfield, CT 06824的办公室，或买方贷款机构指定的康涅狄格州费尔菲尔德县内其他地点，于破产法院批准后第15日（定义见第10(e)(vii)段）上午/下午10:00，或由本协议当事人经共同同意提前举行交割（“交割日期”）。交割可通过隔夜递送出售文件及电汇交割资金的方式进行。在任何情况下，除非买方同意，交割不得早于合同签署后45日举行。\n\n10. 产权。 (a) 如于交付契据之日，卖方无法交付或促成交付一份或多份契据，以按下文规定将该房产的可出售产权转让，但仅受附表A及本协议第10(e)段所列事项约束，则卖方应获准给予不超过三十（30）个日历日的合理交割延期，以完善产权。如在该期限届满时，卖方仍无法交付或促成交付一份或多份契据，以按前述约束条件转让该房产的可出售产权，则买方(i) 可选择接受卖方能够转让的该等产权，而不调整购房价款；或(ii) 可拒绝该等产权。作出该等拒绝后，依本协议支付的全部款项，连同买方实际发生的任何不可退还费用，合计不超过按合同购房价款金额计算的A.L.T.A.房主保险单（或其等同保险单）成本，均应无息支付给买方。收到该等付款后，本协议即告终止，本协议当事人应免除并解除本协议项下所有进一步的请求权和义务。卖方有权要求买方提供已支付该等费用的合理证明。\n\n(b) 卖方依本协议应提供的产权应为可转让产权，仅受附表 A 和本协议第 10(e) 款所列事项的限制，其可转让性应根据不时有效的 Connecticut General Statutes（《康涅狄格州一般法典》）和 Connecticut Standards of Title of the Connecticut Bar Association（康涅狄格州律师协会产权标准）予以确定。任何根据 Connecticut General Statutes 和 Connecticut Standards of Title of the Connecticut Bar Association 不被视为损害产权可转让性的产权瑕疵或产权负担，均不构成买方的有效异议，但前提是卖方提供适用法令或 Connecticut Standards of Title 所可能要求的任何宣誓书或其他文书。买方的产权保险公司必须能够按标准保费为该产权承保。\n\n(c) 卖方声明，据卖方实际所知，且无调查义务，房产及其目前用途并未违反任何政府规则、规范、许可、条例或限制，除非其已在法律上成为不合规状态，且对于根据本协议条款将被转让的房产产权所受制的任何可执行限制性契约、协议或条件，均不存在任何违反情形。在本协议日期与第 9 款规定的交割日之间，卖方不会实施或允许在房产上或与房产有关实施任何将导致任何此类违反的行为。卖方声明，卖方未收到任何关于分区或建筑违规的通知，并且在卖方拥有该房产期间，未曾有人试图针对卖方执行该等规定。卖方声明，卖方不知道任何已征收或将征收但尚未成为房产留置权的特别摊派，且不知道房产上现有的任何改良或已完成的工程可能导致应就该房产支付特别税费或摊派。\n\n(d) 尽管本协议中有任何相反规定，如卖方经尽职努力后，无法在产权交割时从房产上任何现有抵押权的持有人或其任何受让人处取得解除抵押权文件，原因是该持有人在未先收到付款前不愿解除抵押权，或该持有人延迟向卖方律师发送抵押权解除文件，则买方和卖方同意，即使没有该抵押权解除文件，仍进行产权交割，前提是卖方律师在交割时向买方律师提供：(a) 书面偿清款项说明及偿清支票或电汇表格副本，证明将在交割时全额支付尚未解除的抵押权；以及 (b) 一份已完整签署的承诺及赔偿文件，以按本协议所附格式作出该等付款；并且进一步前提是，买方合理满意的产权保险公司将以不另收保费的方式出具产权保险单，不对该抵押权或抵押权项作出例外处理，或就因该未解除抵押权或抵押权项导致的损失或损害提供积极承保。\n\n卖方应尽职努力取得任何该等解除文件，并将在收到后立即将其登记，并将其副本连同登记信息转交给买方律师。如卖方在交割后六十 (60) 个日历日内尚未取得该等解除文件，卖方应向买方律师提供经修订的 Connecticut General Statutes Section 49-8(a) 规定的宣誓书，以及必要的登记费用。本条款在交割后继续有效。\n\n(e) 该房产将按下列条件转让给买方并由买方接受：\n\n(i) 任何及所有分区和/或建筑限制、限度、规章、条例和/或法律；任何及所有建筑线；以及任何政府机关施加的所有其他限制、限度、规章、条例和/或法律，以及任何政府限制、限度、规章、条例和/或法律的任何及所有其他规定，但前提是该房产在交割时未违反上述规定。\n\n(ii) 现行 Grand List 上的不动产税，以及于交割日当日或之后到期的任何及所有现有税款、市政留置权及摊派；买方接受契据即承担并同意支付任何及所有可能于本协议日期当日或之后被评定、征收于该房产或成为该房产留置权的该等税款、留置权及摊派。\n\n(iii) 测量和/或对房产进行实地检查可能揭示的任何事实状态，但前提是该等事实状态不会使产权根据本协议第 10(b) 款的规定成为不可转让产权（该例外仅为本协议之目的，且不得载入契据，除非其已载于卖方购买该房产时收到的契据中）。\n\n(iv) 他人对流经或毗邻该房产的任何天然水道或水体所享有的普通法河岸权、滨水权和/或其他权利（如有），以及他人对任何该等水道或水体所享有的一切法定及其他权利。\n\n(v) 除非双方另有书面明确约定，任何税项以外的市政摊派（例如下水道及类似项目）应由卖方按当期支付，余额由买方在交割时承担。\n\n(vi) 附表 A 所示的产权负担（如有）。\n\n(vii) United States Bankruptcy Court for the District of Connecticut（康涅狄格州联邦破产法院）（“破产法院”）在 Ho Wan Kwok（郭文贵）正在进行的 Chapter 11 程序中就案号 case no 22-50073 作出批准本协议及卖方向买方转让的破产法院命令。\n\n11. 留置权。根据本协议支付的所有款项，以及本协议第 10 款、第 14 款和第 20 款所载的合理费用，特此构成对该房产的留置权。如本协议任何一方提出请求，双方应依照 CGS 49-92a 签署一份合同通知书。买方同意，买方不得对该房产设定留置权或登记合同通知书。\n\n12. 经纪人。双方同意，COMPASS INC.（康帕斯公司）和 SOTHEBY'S INTERNATIONAL REALTY（苏富比国际地产）是促成该房产出售的经纪人，并且以交割发生为条件，卖方同意根据另行协议，就该等服务向每位经纪人支付购房价款 2.25% 的佣金。卖方订立本协议系依赖买方的陈述，即没有其他经纪人或代理人将该房产告知买方，或以任何方式成为本次买卖的促成原因。卖方向买方声明，没有其他经纪人或代理人对该房产享有任何独家销售或独家代理挂牌权。双方（如超过一方，则共同及分别）特此同意，就任何其他经纪人或代理人因本次出售而提出的佣金请求所导致的任何责任，互相赔偿并使对方免受损害，但前提是具有管辖权的法院，即破产法院，裁定该等其他经纪人或代理人作为代表买方促成此次出售的原因而应获得佣金；该赔偿应包括抗辩任何该等请求的所有费用，包括合理的律师费。如发生任何该等请求，收到该请求通知的一方应立即通知未收到该等通知的一方，后者有权但无义务承担对此请求的抗辩。本款规定在交割后继续有效。\n\n13. 分摊。除非 Consumer Finance Protection Bureau（消费者金融保护局，简称“CFPB”）附录另有约定，不动产税、消防区税、下水道税、下水道摊派及下水道使用费或其他市政摊派、水费、租金、服务合同费用、私人协会会费和通常摊派，以及共同费用（如有），连同其利息（如有），应在其征收所对应的财政期间内予以分摊。买方应在交割时按当时市场价格向卖方偿付房产上剩余燃料的费用。所有调整应以一年 365 日及交割所在月份的实际天数为基础予以分摊。交割前到期应付的公寓特别摊派由卖方负责。在交割时计算分摊或其他调整中的任何错误或遗漏，应于交割后合理时间内予以更正，但不得超过六 (6) 个月。因 CFPB 披露而约定的分摊，就本第 13 款而言不构成“遗漏”或“错误”。本款规定在交割后继续有效。\n\n14. 损失风险。在交付契据之前，房产上建筑物因火灾或其他意外事故造成的损失或损害风险由卖方承担。在本协议日期至交付契据期间，卖方应继续维持其对房产上建筑物现有的火灾及扩展承保保险。如该等损失或损害在交付契据前发生，卖方应在此后合理期间内修复或更换该等损失或损害，以合理满足买方要求，该期间自该等损失或损害发生之日起不得超过三十 (30) 个日历日。如卖方未在上述期间内修复或更换该等损失或损害以合理满足买方要求，买方有权选择：\n\n(a) 终止本协议；在此情况下，根据本协议已支付的所有款项，以及买方实际发生的不可退还费用，其总额不超过根据购房价款金额计算的 A.L.T.A. Homeowner's Policy（或其等同保险）的费用，应无息支付给买方。收到该等付款后，本协议即告终止，双方均解除并免除本协议项下所有进一步请求和义务。卖方有权要求买方提供已支付该等费用的合理证明；或\n\n(b) 在支付上述购房价款后，接受根据本协议所有其他规定转让该房产的契据，并受让因该等损失或损害已获得或将获得的所有保险金（如有），该等保险金限于可归因于本次出售所包括任何财产的损失或损害，连同从付款中扣留的免赔额金额，减去卖方实际用于修复该等财产的任何款项。\n\n卖方不对因自然原因造成的树木或其他植物损失或损害负责。\n\n15. 宣誓书/1099 报告：\n\nA. 卖方同意在产权交割时签署：\n\n(1) 一份宣誓书，(i) 证明不存在机械工及材料供应商留置权，(ii) 证明不存在任何租户权利，但本协议所列者除外，(iii) 证明随该房产出售的动产和固定装置不存在任何担保权益，以及 (iv) 在卖方所知范围内更新任何可获得的测量资料，并签署买方贷款人或产权保险公司就卖方所知事实合理要求的任何其他宣誓书；并且，如属实，\n\n（2）确认 SELLER 并非根据经修订的 Internal Revenue Code §1445 规定的“外国人”；如 SELLER 无法提供确认上述事实的宣誓书，则双方同意遵守所有适用法律，包括经修订的 Internal Revenue Code §1445, et. seq. 项下所有相关规定。\n\nB. 除非另有规定，BUYER 同意就本协议所设想的不动产买卖交易，在适用的情况下签署并提交 Form 1099 报告，且 SELLER 必须提供与此相关的信息。\n16. 法定通知／弃权：\n\nSELLER 向 BUYER 通知如下：\n\nA. 环境保护专员必须向标的房产所在城镇的 Town Clerk（城镇书记员）提供该城镇内所有危险废物设施的清单，并且该清单通知应由该城镇的 Town Clerk 保存，Town Clerk 应在保存土地记录的区域张贴该清单通知。根据 Conn. Gen. Stat. §20-327f，SELLER 特此向 BUYER 通知该清单可供查阅。\n\nB. SELLER 进一步通知 BUYER，标的房产所在市镇的 Town Clerk 处可能备有当地任何经常进行狩猎或射击运动的房产清单，且 SELLER 不知悉该清单中存在任何错误、遗漏或不准确之处。\n\nC. 含铅油漆。BUYER 签署本协议，即确认根据 §42 USC 4852d 授予的、载于本协议所附 Lead Paint Disclosure（含铅油漆披露）报告中的含铅油漆或有事项已被放弃或已获满足，且 BUYER 不再享有任何含铅油漆检测期限。\n17. 烟雾探测器／一氧化碳宣誓书。烟雾探测器／一氧化碳宣誓书。在产权交割时，SELLER 应保留现有烟雾报警器和一氧化碳探测器。SELLER 不具备有关烟雾报警器和一氧化碳探测器操作或安置的专业知识，且未对其进行检查，故 SELLER 声明其并不知悉其存在任何缺陷。尽管有上述规定，SELLER 将在交割时提供 Conn. Gen. Stat. § 29-453 及其经修订版本所要求的宣誓书，或者如未提供宣誓书，SELLER 应向 BUYER 给予 $250.00 的抵扣。BUYER 和 SELLER 同意，SELLER 不受 CONN. GEN. STAT. SEC. 29-453 要求的约束。\n\n18. 维护。在 BUYER 签署本协议之日与产权交割之间，SELLER 应维护房屋、场地和设施，包括修剪草坪、耙除落叶、清除倒下的树木和大型树枝（未经耕作区域除外），以及清除人行道和车道上的积雪和冰。如在交割前游泳池已开放，SELLER 应继续对其进行正常维护。SELLER 将关闭游泳池。\n\n19. 交付标的房产。SELLER 同意在产权交割的同时交付标的房产的专有占有权（除非本协议另有规定），并使其达到扫帚清洁状态，不留任何碎屑、垃圾和家具；SELLER 还应向 BUYER 交付其持有的所有钥匙、车库门开启器（如有）及报警代码（如适用）。BUYER 有权在产权交割前对标的房产进行最终检查。\n\n20. 延迟交割的责任。除本协议另有规定外，如发生本协议所述、且并非因 SELLER 过错所致、超过五（5）个工作日的交割延迟，而该延迟并非本协议条款所规定的情形，则 BUYER 应自第六（6）个工作日起至实际交割之日，向 SELLER 偿还该房产的持有成本，包括税款、抵押贷款利息、公用事业费用以及 SELLER 对标的房产权益的每日利息；该金额应按自第六（6）个工作日起至实际交割之日止每延迟一日为购价的 1% 的 1/30 计算。进一步地，如发生超过五（5）个工作日、且并非因 BUYER 过错所致的交割延迟，SELLER 应按同样的每日费率，即自第六（6）个工作日起至实际交割之日止每延迟一日为购价的 1% 的 1/30，向 BUYER 偿还临时住房、个人财产临时存储、生活费用及其他杂项费用的持有成本。例如，$450,000 交易的每日费用为 $150。\n\n尽管本协议有任何其他规定，只要 BUYER 的抵押贷款承诺和利率锁定期不会在交割日后五（5）个工作日之前届满，SELLER 根据本协议延迟交割的任何权利（包括第 10 和第 14 段中的补救条款）不得延至 BUYER 的抵押贷款承诺或利率锁定期届满之日之后，或不得延至 BUYER 可免费获得的任何延长期之后。\n\n如 BUYER 因 SELLER 拒绝在上述期限内交割而终止本协议，则 BUYER 应收回其根据本协议支付的全部款项，以及 BUYER 实际发生的不可退还费用；该等费用合计不得超过按照购价金额计算的 A.L.T.A. Homeowner's Policy（或其等同保单）的费用，并应无息支付给 BUYER。\n\n21. 违约。如（a）BUYER 严重违反本协议，或（b）在本协议所述交割日或之前，BUYER 表示其无法或不愿履行，且 SELLER 已准备好履行其义务，则 SELLER 唯一且排他的救济为：根据第 32 段，以书面通知 BUYER 或 BUYER 的律师以及 Escrow Agent（托管代理人）的方式终止本协议；SELLER 应保留 Deposit（保证金），并有权保留或收取截至该终止书面通知之日根据第 20 段已支付或应付的任何款项，作为对 BUYER 无法或不愿履行的合理约定损害赔偿。如 SELLER 发出该终止本协议的书面通知，则标的房产不再因本协议而受 BUYER 对其提出的任何权利主张或权益的约束，但任何一方均未在收到终止通知后 5 个工作日内对此提出异议的除外。\n\n本协议双方意图在本协议签订之日自由地就该等事件预先作出约定，以便（a）避免争议、延误和费用；以及（b）现时明确一项双方同意的合理金额，用以赔偿 SELLER 可能不易确定或量化的损失，例如为使 SELLER 恢复至 BUYER 及时履行时 SELLER 本应处于的状况而可能需要承担的下列损失：持有、维护、投保和保护该房产的费用；出售所得利息收入的损失；最佳市场时机、价值和条件的损失；寻找替代 BUYER 的不确定性、延误、费用和不便；以及为履行预期履行而订立的义务所需支付的额外佣金、费用、税款和借款费用。\n\n如在依本协议规定可延长的交割日后九十（90）个日历日内仍未完成交割，且并非因未延迟方的过错所致，则延迟方应视为违约。除本协议另有规定外，如 SELLER 严重违反本协议，BUYER 应享有其在法律上或衡平法上有权获得的救济，包括但不限于强制履行，前提是该等救济必须在 Bankruptcy Court（破产法院）中寻求。\n\n22. 房产状况披露表。本协议所附的附加条款中载有 Conn. Gen. Stat. §20-327b 所要求的 Property Condition Disclosure Form（房产状况披露表）。如 SELLER 未在 BUYER 签署本协议时或之前，依 Connecticut General Statutes（康涅狄格州一般法规）§20-327b 的要求向 BUYER 提供 Property Disclosure Form（房产披露表），则 SELLER 应在交割时向 BUYER 给予 $500.00 的购价抵扣，且 BUYER 应接受该抵扣。BUYER 和 SELLER 同意，SELLER 不受 CONN. GEN. STAT. SEC. 20-327b 要求的约束。\n\n23. 文件交付。SELLER 应在交割前向 BUYER 交付 SELLER 持有的、与标的房产、标的房产上或其中的电器及系统有关的任何文件、资料、建筑图纸和任何测绘图。\n\n24. 撤回权。本协议不应被视为或解释为 SELLER 提出的要约。在本协议双方签署、SELLER 的律师作为托管代理人收到本协议所述保证金的全额付款，以及向 BUYER 的律师交付一份已完整签署的协议至第 32 段所载地址之前，SELLER 保留随时撤回本拟议协议的权利。\n\n25. 转让。未经 SELLER 书面同意，BUYER 不得转让本协议及其项下权利；任何未经该书面同意而声称作出的转让均为无效且不具有任何效力。SELLER 不得无理拒绝、附加条件或延迟同意转让。在 BUYER 项下权利发生任何有效转让时，除非 SELLER 另有同意，BUYER 和 BUYER 的受让人应就本协议项下义务承担连带责任。\n\n26. 接受契据。本协议所述契据的交付和接受，应视为已完全遵守本协议所载或与本交易有关作出的所有条款、条件、约定和陈述，但本协议明确规定的情形以及产权担保除外。\n\n27. 陈述。除非本协议另有规定，本协议中作出的任何陈述，包括所有附件中的陈述，均不在契据交付后继续有效；SELLER 作出的所有陈述均系基于 SELLER 所知和所信，且 SELLER 无调查义务。如本协议或所有附件中的任何陈述不再真实，SELLER 应主动通知 BUYER。除故意不实陈述外，如 BUYER 在产权交割前发现本协议所载任何重大陈述，包括所有附件中的任何重大陈述，不真实，则双方的救济应为其在第 10 段所述有效产权瑕疵或产权异议情形下可获得的救济。如存在故意不实陈述，BUYER 可享有法律上或衡平法上的所有权利。\n28. SELLER 关于破产的陈述。SELLER 声明，其目前并非、且过去亦未曾是某一破产程序中的债务人，而 Bankruptcy Court（破产法院）目前对其资产在该程序中持续享有管辖权。SELLER 进一步声明，标的房产并未由接管人或其他清算代理人控制。该等陈述在产权交割后继续有效。BUYER 确认，SELLER 是 Ho Wan Kwok Bankruptcy Estate（郭文贵破产财产）的 Chapter 11 Trustee（第 11 章受托人），且破产法院对本协议享有如下文进一步规定的管辖权。\n\n29. 效力。本协议对双方各自的继承人、遗嘱执行人、遗产管理人、继受人和获准受让人均具有约束力，并使其受益。\n\n30．执行费用。除非本协议另有明确规定，如为执行本协议任何实质性条款而提起诉讼，胜诉方有权向另一方追偿其合理的律师费和诉讼费用，包括法律可能规定的利息。\n\n31．性别。在本协议中对任何一方、个人、实体或公司的所有提述中，使用任何特定性别或复数或单数形式，均旨在包括本协议文本可能要求的相应性别或数目。\n\n32．副本／传真／电子邮件／通知。本协议可签署任何数量的副本，每一副本经如此签署后均视为正本，所有副本合并后构成同一份协议。本协议双方同意，本协议可由双方或其各自律师通过传真或电子邮件相互传送，并在有收到该等文件的证据后，即构成本协议的交付。双方意图使传真签名或电子签名构成原始签名，并且载有所有各方签名（原始、传真或电子签名）的协议，一经通过传真、电子邮件发送或交付给另一方律师，即对双方具有约束力。\n\n本协议项下的所有通知均应采用书面形式，并应通过电子邮件、传真、挂号信或隔夜快递交付或发送，并寄送给相应一方的律师。相应律师签署的通知，无需各方本人签署，即应视为符合本段含义下的充分通知。各方及各方律师在本协议、通知或本协议修正案上的电子签名，应视为具有原始签名的完全效力。\n\n各方授权其律师作为事实代理人，在双方签署后，签署为实现本《购买及销售协议》条款和条件所可能需要的所有文件，包括可能被合理要求且与买方贷款人的要求相关的文件。\n\n向卖方发出的通知应发送至：William Sherman, Esq.（威廉·舍曼律师）\nNeubert, Pepe & Monteith, P.C.（纽伯特、佩佩与蒙泰思专业公司）\n195 Church Street, 13th Floor\nNew Haven, CT 06510\n电话 203-781-2868\n传真 203-821-2008\n\n向买方发出的通知应发送至：Robert B. Potash, Esq.（罗伯特·B·波塔什律师）\n31 Brookside Drive\nGreenwich, CT 06830\n电话：(203) 661-7580\n传真：(203) 661-7623\n电子邮箱：RBP@Potashlaw.com\n\n33．完整协议。卖方与买方之间此前所有口头及书面的谅解、协议、陈述和保证，均并入本协议及本协议所载明的附加条款或附件中。本协议及《销售协议补充条款》完整表达了双方的协议，双方是在与各自律师讨论后并经充分调查后订立本协议及《销售协议补充条款》的，任何一方均未依赖任何其他人作出的、未载于本协议及《销售协议补充条款》中的陈述。除非经双方签署书面文书，本协议或其任何条款均不得放弃、变更或取消。\n\n34．标题。本协议各段前的标题仅为便于查阅，对本协议条款的含义或解释不应视为具有任何效力。\n\n35．可分割性。本协议任何一项或多项条款无效或不可执行，不应使任何其他条款无效或不可执行。任何无效或不可执行的条款，应自动以在条款内容上尽可能与该无效或不可执行条款相似的有效且可执行条款替代。\n\n36．标准格式的变更。买方和卖方确认，这是Fairfield County Bar Association（费尔菲尔德县律师协会）网站所示的现行《住宅房地产销售协议》（以下简称“标准格式”），并同意卖方或买方律师作出的所有偏离和变更，必须以粗体、下划线及／或大字号字体、手写或以其他方式清楚突出显示，以表明该等变更。如作出的变更未予清楚标示或界定，则该条款无论出于何种目的均应视为不构成本协议的一部分，并应以被变更或删除的标准格式条款替代。标准格式中任何被删除的章节，也应视为本协议的一部分，除非根据本段规定清楚标明对其删除的提述，或在单独的附函中说明。本协议的附录、证物、附件和附加条款不受本段要求的约束。\n\n37．买方同意，Luc A. Despins（吕克·A·德斯潘）仅以Ho Wan Kwok（郭文贵）破产财产第11章受托人的身份成为本协议一方，而非以其个人身份。因此，买方不得以Luc A. Despins的个人身份对其提出任何性质的索赔。\n\n38．买方陈述并保证，买方与Ho Wan Kwok没有关联或关系，且／或并非代表Ho Wan Kwok或应Ho Wan Kwok之请求行事。\n\n39．尽管本协议有任何相反规定：\n\nA．买方和卖方同意，本协议及其所有条款均须经Bankruptcy Court（破产法院）批准。\n\nB．买方和卖方同意，破产法院对与本协议有关或因本协议引起的任何索赔或争议，包括卖方交付契据，享有专属管辖权；双方不可撤销地接受破产法院的专属管辖权，放弃其目前或今后可能对审判地或法院便利性提出的任何异议，同意所有与本协议有关的索赔均应由破产法院裁决，并进一步同意不在任何其他法院提出任何与本协议有关的索赔。为免疑义，如破产法院不批准本协议，卖方不应就延迟交割向买方承担责任，亦不应构成本协议项下的违约。如本协议未获破产法院批准，应向买方返还其根据本协议支付的保证金，随后本协议应终止，本协议双方应解除并免除其在本协议项下的一切进一步索赔和义务。\n\nC．为免疑义，破产法院批准将该不动产出售给买方的命令应规定，该不动产的出售不附带任何产权负担，但本协议所载者除外。\n\n［本页其余部分特意留白］\n\n9/26/2024\n\n附表A\n\n位于Connecticut（康涅狄格州）Fairfield County（费尔菲尔德县）内、部分坐落于Greenwich Town（格林尼治镇）且部分坐落于Stamford City（斯坦福德市）的某一宗特定土地、地块或地段，连同其上建筑物；该土地在一张题为“Property of Northwich Development Company Greenwich and Stamford, Conn.”的地图上标示为第26号地块，该地图由Allan S. Devaul（艾伦·S·德沃尔）代表S.E. Minor & Co., Inc.（S.E. Minor公司）、Connecticut州Greenwich的土木工程师认证为基本正确，日期为Sept.26, 1962，并于Oct. 8, 1962、Dec. 11, 1962修订，存档于Greenwich Town Clerk（格林尼治镇书记官）办公室，地图编号为4359；并且在另一张题为“Property of Northwich Development Company Greenwich and Stamford, Conn.”的地图上显示并标示为第26号地块，该地图由Allan S. Devaul代表S.E. Minor & Co., Inc.、Connecticut州Greenwich的土木工程师认证为基本正确，日期为Apr. 3, 1963，存档于Greenwich Town Clerk办公室，地图编号为7604，特此援引。上述不动产的界限如下：\n\n北界：沿现为或曾为Parkchester Beach Club Corporation（帕克切斯特海滩俱乐部公司）所有的土地，长623.14英尺；\n\n东界：沿所谓Taconic Road（塔科尼克路），长272.78英尺；\n\n南界：沿现为或曾为Elizabeth Sprague Stout（伊丽莎白·斯普拉格·斯托特）所有的土地，即上述地图所示第25号地块，长620英尺；以及\n\n西界：沿现为或曾为Stanwich Club, Inc.（斯坦维奇俱乐部公司）所有的土地，长330.53英尺。\n\n上述不动产受限于：\n\n1．如已设立的建筑线、建筑及分区条例，以及任何及所有影响上述不动产的市、州及联邦法规，包括内陆湿地法规和任何公共或私人法律的规定。\n\n2．向Greenwich Town缴纳的、列入October 1, 2023 Grand List的房地产税，以及此后到期的房地产税。\n\n3．向Stamford City缴纳的、列入October 1, 2023 Grand List的房地产税，以及此后到期的房地产税。\n\n4．日期为December 12, 1962并记录于Greenwich Land Records（格林尼治土地记录）Volume 679第513页的限制声明，该声明经日期为December 8, 1963并记录于Volume 697第158页的契据转让。\n\n5．记录于Greenwich Land Records Volume 4218第181页的《内陆湿地和水道声明》。\n\n6．由Stamford City Zoning Appeals Board（斯坦福德市分区上诉委员会）授予、日期为April 28, 1963并记录于Stamford Land Records（斯坦福德土地记录）Volume 980第51页的分区上诉委员会证明。\n\n7．由Stamford City Zoning Appeals Board授予、日期为June 5, 1963并记录于Stamford Land Records Volume 980第494页的分区上诉委员会证明。\n\n8．由Stamford City Environmental Protection Board（斯坦福德市环境保护委员会）授予并记录于Volume 6714第21页的许可，经日期为December 6, 2005并记录于Volume 8355第219页的通知修订，两者均载于Stamford Land Records。\n\n9．日期为May 15, 2003并记录于Stamford Land Records Volume 6897第32页的《景观维护协议》。","key_entities":["Je","Kwok","Ho Wan Kwok","CIPA","Despins","Paul Hastings","Guo","Miles Guo"],"ecf_references":[{"doc_number":3504,"court":"CTB"}],"word_count":17045,"status":"published","published_at":"2024-09-26 00:00:00","created_at":"2024-09-26","updated_at":"2026-08-23 21:54:53"}