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4/23/13 18 <br /> 20.13 Governing Law. This Agreement has been entered into and executed in the State <br />of California and shall be interpreted in accordance with the laws of said state, excluding, <br />however, the choice of law provisions in regard to conflicts. <br /> 20.14 Force Majeure. If an Owner is delayed or hindered in performing any act required <br />hereunder by reason of strikes, lockouts, labor troubles, inability to procure materials, unusually <br />severe weather, terrorism, earthquake, failure of power, restrictive governmental laws or <br />regulations, riots, insurrection, war or other substantial reason of a similar or dissimilar nature <br />that is beyond such Owner’s reasonable control, then the time for performance of such act shall <br />be extended for a period equivalent to the period of such delay (not to exceed 120 days in the <br />aggregate). The Owner delayed or hindered shall promptly notify the other Owner of the event <br />causing the delay or hindrance. The foregoing shall not excuse any Owner from securing <br />necessary financing or from making any payments due under this Agreement. <br />20.15 Attorneys’ Fees. If there is any legal action or proceeding to enforce or interpret <br />any provision of this Agreement or to protect or establish any right or remedy of any party, the <br />unsuccessful party to such action or proceeding shall pay to the prevailing party as finally <br />determined all costs and expenses, including attorneys’ fees and costs, incurred by such <br />prevailing party in such action or proceeding, in enforcing such judgment, and in connection <br />with any appeal from such judgment. Attorneys’ fees and costs incurred in enforcing any <br />judgment or in connection with any appeal shall be recoverable separately from and in addition <br />to any other amount included in such judgment. This Section is intended to be severable from <br />the other provisions of this Agreement, and the prevailing party’s rights under this Section shall <br />not merge into any judgment and this Section and any judgment shall survive until all such fees <br />and costs have been paid. <br /> 20.16 No Third Party Beneficiaries. Except as herein specifically provided, no rights, <br />privileges or immunities conferred on the Owners by this Agreement shall inure to the benefit of <br />any third party; nor shall any third party be deemed to be a third party beneficiary of any of the <br />provisions contained herein. <br /> 20.17 Further Assurances. Each Owner shall execute such other and further documents <br />and instruments reasonably requested by the other Owner (so long as it owns fee title to any <br />Parcel) to more clearly evidence and carry out the provisions of this Agreement. <br /> 20.18 Counterparts. This Agreement may be executed in counterparts, each of which <br />shall be an original and all of which taken together shall constitute one and the same agreement. <br /> 20.19. Estoppel Certificates. Any Owner (the “Certifying Party”) shall at any time and <br />from time to time upon not less than ten (10) days’ prior written notice from the other Owner <br />(the “Requesting Party”), execute, acknowledge, and deliver to the Requesting Party a <br />statement in writing, as requested by the Requesting Party or any current or prospective <br />purchaser, assignee, Lessee or lender of all or any portion of the Requesting Party’s certifying: <br />(a) that this Agreement and the applicable easements created hereby are unmodified and in full <br />force and effect (or, if modified, adequately identifying such modification and certifying that this <br />Agreement and such easements as so modified are in full force and effect), (b) whether or not to <br />the knowledge of the Certifying Party there is any material default by the Requesting Party in the