THIS
GUARANTY (“ Guaranty ”) is executed as of
April 11, 2007, by ASHFORD HOSPITALITY LIMITED PARTNERSHIP and
ASHFORD HOSPITALITY TRUST INC. (hereinafter collectively referred
to as “ Guarantor ”), for the benefit of
WACHOVIA BANK, NATIONAL ASSOCIATION (“ Lender
”).
A. the
Persons set forth on Exhibit A (collectively “
Borrower ”) is indebted to Lender with respect to a
loan (“ Loan ”) pursuant to a certain promissory
note dated of even date herewith, payable to the order of Lender in
the aggregate original principal amount of
(together with all renewals, modifications, increases and
extensions thereof, the “ Note ”), which is
secured by the liens and security interests created by certain deed
of trusts, security agreements, assignments of rents and fixture
filings, and/or mortgages, security agreements, assignments of
rents and fixture filings and/or deeds to secure debt, security
agreements, assignments of rents and fixture filings (collectively,
the “ Security Instrument ”), between Lender and
Borrower, dated of even date herewith and further evidenced,
secured or governed by the other Loan Documents (as defined in the
Security Instrument); and
B. Lender is
not willing to make the Loan, or otherwise extend credit, to
Borrower unless Guarantor unconditionally guarantees payment and
performance to Lender of the Guaranteed Obligations (as hereinafter
defined); and
C. Guarantor
is the owner of a direct or indirect interest in Borrower, and
Guarantor will directly benefit from Lender’s making the Loan
to Borrower.
NOW,
THEREFORE, as an inducement to Lender to make the Loan to Borrower
thereunder, and to extend such additional credit as Lender may from
time to time agree to extend under the Loan Documents, and for
other good and valuable consideration, the receipt and legal
sufficiency of which are hereby acknowledged, the parties do hereby
agree as follows:
NATURE AND SCOPE OF
GUARANTY
Section 1.1.
Guaranty of
Obligation . Guarantor hereby absolutely, irrevocably
and unconditionally guarantees to Lender (and its successors and
assigns), jointly and severally, the payment and performance of the
Guaranteed Obligations as and when the same shall be due and
payable, whether upon demand by Lender or by lapse of time, by
acceleration of maturity or otherwise. Guarantor hereby absolutely,
irrevocably and unconditionally covenants and agrees that it is
liable, jointly and severally, for the Guaranteed Obligations as a
primary obligor, and that each Guarantor shall fully perform,
jointly and severally, each and every term and provision
hereof.
Section 1.2.
Definition of Guaranteed
Obligations . As used herein, the term “
Guaranteed Obligations ” shall mean, and Guarantor
shall be liable for, and shall indemnify, defend and hold Lender
and each other Indemnified Party harmless from and against, any and
all Losses (as hereinafter defined) incurred or suffered by Lender
or any other Indemnified Party
arising out of
or in connection with the matters listed below:
(a) fraud
or intentional misrepresentation by Borrower, Guarantor or any
Affiliate of Borrower or Guarantor or the failure to state a
material fact in the written information provided to Lender by or
on behalf of Borrower or any of its Affiliates in connection with
the Security Instrument, the Note or the other Loan
Documents;
(b) the
misappropriation by Borrower, Guarantor or any Affiliate of
Borrower or Guarantor of any tenant security deposits or
Rent;
(c) the
misapplication or conversion of Loss Proceeds;
(d) any
act of arson, intentional physical damage or waste of or to the
Property by Borrower, Guarantor or any Affiliate of Borrower or
Guarantor;
(e) Borrower’s
failure to comply with the provisions of Sections 2.02(g)
12.01, 16.01, 16.02, 18.29, 18.30 or 18.31 , inclusive, of the
Security Instrument;
(f) the
exercise of any right or remedy under any federal, state or local
forfeiture laws resulting in the loss or impairment of the lien of
the Security Instrument, or the priority thereof, against the
Property;
(g) any
modification, termination or amendment to a Ground Lease which was
not consented to by Lender;
(h) any
claims, actions or proceedings initiated by Borrower or any
Affiliate of Borrower alleging that the relationship of Borrower
and Lender is that of joint venturers, partners, tenants in common,
joint tenants or any relationship other than that of debtor and
creditor; or
(i) any
Transfer in violation of the provisions of Article XI of the
Security Instrument.
In
addition, in the event any proceeding, action, petition or filing
under the Bankruptcy Code, or any similar state or federal law now
or hereafter in effect relating to bankruptcy, reorganization or
insolvency, or the arrangement or adjustment of debts of Borrower,
Operating Tenant or Guarantor, shall be filed by, consented to or
acquiesced in by Borrower, Operating Tenant or Guarantor or any of
their Affiliates commences any proceeding, action, petition or
filing under the Bankruptcy Code or any similar state or federal
law now or hereafter in effect relating to bankruptcy,
reorganization or insolvency, or the arrangement or adjustment of
debts with respect to Borrower, Operating Tenant or Guarantor, or
if Borrower, Operating Tenant or Guarantor or any Affiliates of
Borrower, Operating Tenant or Guarantor shall institute any
proceeding for Borrower’s, Guarantor’s or Operating
Tenant’s dissolution or liquidation, or shall make an
assignment for the benefit of creditors (provided the
Guarantor’s liability under this sentence shall in no event
exceed the Cap Amount (as set forth on Exhibit B
attached hereto)), then the Guaranteed Obligations shall also
include the unpaid balance of the Debt.
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For
purposes of this Guaranty, the term “ Losses ”
includes any and all claims, suits, liabilities (including, without
limitation, strict liabilities), actions, proceedings, obligations,
debts, damages, losses, costs, expenses, diminutions in value,
fines, penalties, charges, fees, expenses, judgments, awards,
amounts paid in settlement, punitive damages, foreseeable and
unforeseeable consequential damages, of whatever kind or nature
(including but not limited to reasonable attorneys’ fees and
other costs of defense).
Section 1.3.
Nature of
Guaranty . This Guaranty is an irrevocable, absolute,
continuing guaranty of payment and performance, is joint and
several and is not a guaranty of collection. This Guaranty shall
continue to be effective with respect to any Guaranteed Obligations
arising or created after any attempted revocation by Guarantor and
after (if Guarantor is a natural Person) Guarantor’s death
(in which event this Guaranty shall be binding upon
Guarantor’s estate and Guarantor’s legal
representatives and heirs). The obligations of Guarantor under this
Guaranty shall survive any foreclosure proceeding, any foreclosure
sale and delivery of any deed in lieu of foreclosure, and any
release of record of the Security Instrument. The fact that at any
time or from time to time the Guaranteed Obligations may be
increased or reduced shall not release or discharge the obligation
of Guarantor to Lender with respect to the Guaranteed Obligations.
This Guaranty may be enforced by Lender and any subsequent holder
of the Note and shall not be discharged by the assignment or
negotiation of all or part of the Note.
Section 1.4.
Guaranteed Obligations
Not Reduced by Offset . The Guaranteed Obligations and
the liabilities and obligations of Guarantor to Lender hereunder
shall not be reduced, discharged or released because or by reason
of any existing or future offset, claim or defense of Borrower, or
any other Person, against Lender or against payment of the
Guaranteed Obligations, whether such offset, claim or defense
arises in connection with the Guaranteed Obligations (or the
transactions creating the Guaranteed Obligations) or
otherwise.
Section 1.5.
Payment by
Guarantor . If all or any part of the Guaranteed
Obligations shall not be punctually paid when due, whether at
maturity or earlier by acceleration or otherwise, Guarantor shall,
immediately upon demand by Lender, and without presentment,
protest, notice of protest, notice of non-payment, notice of
intention to accelerate the maturity, notice of acceleration of the
maturity, or any other notice whatsoever, pay in lawful money of
the United States of America, the amount due on the Guaranteed
Obligations to Lender at Lender’s address as set forth
herein. Such demand(s) may be made at any time coincident with or
after the time for payment of all or part of the Guaranteed
Obligations, and may be made from time to time with respect to the
same or different items of Guaranteed Obligations. Such demand
shall be deemed made, given and received in accordance with the
notice provisions hereof.
Section 1.6.
No Duty to Pursue
Others . It shall not be necessary for Lender (and
Guarantor hereby waives any rights which Guarantor may have to
require Lender), in order to enforce this Guaranty against
Guarantor, first to (i) institute suit or exhaust its remedies
against Borrower or others liable on the Loan or the Guaranteed
Obligations or any other Person, (ii) enforce Lender’s
rights against any collateral which shall ever have been given to
secure the Loan, (iii) enforce Lender’s rights against
any other guarantors of the Guaranteed Obligations, (iv) join
Borrower or any others liable on the Guaranteed Obligations in any
action seeking to enforce this Guaranty, (v) exhaust any
remedies available to Lender against any collateral
which
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shall ever have
been given to secure the Loan, or (vi) resort to any other
means of obtaining payment of the Guaranteed Obligations. Lender
shall not be required to mitigate damages or take any other action
to reduce, collect or enforce the Guaranteed
Obligations.
Section 1.7.
Waivers .
Guarantor agrees to the provisions of the Loan Documents, and
hereby waives notice of (i) any loans or advances made by
Lender to Borrower, (ii) acceptance of this Guaranty,
(iii) any amendment or extension of the Note or of any other
Loan Documents, (iv) the execution and delivery by Borrower
and Lender of any other loan or credit agreement or of
Borrower’s execution and delivery of any promissory notes or
other documents arising under the Loan Documents or in connection
with the Property, (v) the occurrence of any breach by
Borrower or Event of Default, (vi) Lender’s transfer or
disposition of the Guaranteed Obligations, or any part thereof,
(vii) sale or foreclosure (or posting or advertising for sale
or foreclosure) of any collateral for the Guaranteed Obligations,
(viii) protest, proof of non-payment or default by Borrower,
or (ix) any other action at any time taken or omitted by
Lender, and, generally, all demands and notices of every kind in
connection with this Guaranty, the Loan Documents, any documents or
agreements evidencing, securing or relating to any of the
Guaranteed Obligations and the obligations hereby
guaranteed.
Section 1.8.
Payment of
Expenses .
In the event that Guarantor should breach or fail to timely perform
any provisions of this Guaranty, Guarantor shall, immediately upon
demand by Lender, pay Lender all costs and expenses (including
court costs and reasonable attorneys’ fees) incurred by
Lender in the enforcement hereof or the preservation of
Lender’s rights hereunder. The covenant contained in this
section shall survive the payment and performance of the Guaranteed
Obligations.
Section 1.9.
Effect of
Bankruptcy . In the event that, pursuant to any
insolvency, bankruptcy, reorganization, receivership or other
debtor relief law, or any judgment, order or decision thereunder,
Lender must rescind or restore any payment, or any part thereof,
received by Lender in satisfaction of the Guaranteed Obligations,
as set forth herein, any prior release or discharge from the terms
of this Guaranty given to Guarantor by Lender shall be without
effect, and this Guaranty shall remain in full force and effect. It
is the intention of Borrower and Guarantor that Guarantor’s
obligations hereunder shall not be discharged except by
Guarantor’s performance of such obligations and then only to
the extent of such performance.
Section 1.10.
Deferral of Rights of
Subrogation, Reimbursement and Contribution .
(a) Notwithstanding
any payment or payments made by any Guarantor hereunder, unless and
until payment in full of the Debt (and including interest accruing
on the Note after the commencement of a proceeding by or against
Borrower under the Bankruptcy Code which interest the parties agree
shall remain a claim that is prior and superior to any claim of
Guarantor notwithstanding any contrary practice, custom or ruling
in cases under the Bankruptcy Code) (i) no Guarantor will
assert or exercise any right of Lender or of such Guarantor against
Borrower to recover the amount of any payment made by such
Guarantor to Lender by way of subrogation, reimbursement,
contribution, indemnity, or otherwise arising by contract or
operation of law, and such Guarantor shall not have any right of
recourse to or any claim against assets or property of Borrower;
and (ii) each Guarantor agrees not to seek
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contribution or
indemnity or other recourse from any other Guarantor.
(b) Until
payment in full of the Debt (and including interest accruing on the
Note after the commencement of a proceeding by or against Borrower
under the Bankruptcy Code which interest the parties agree shall
remain a claim that is prior and superior to any claim of Guarantor
notwithstanding any contrary practice, custom or ruling in cases
under the Bankruptcy Code), Guarantor agrees not to accept any
payment or satisfaction of any kind of indebtedness of Borrower to
Guarantor and hereby assigns such indebtedness to Lender, including
the right to file proof of claim and to vote thereon in connection
with any such proceeding under the Bankruptcy Code, including the
right to vote on any plan of reorganization. If any amount of the
type more particularly described in the first sentence of this
Section 1.10(b) shall nevertheless be paid to a Guarantor by
Borrower or another Guarantor prior to payment in full of all sums
owed to Lender under the Loan Documents (the “
Obligations ”), such amount shall be held in trust for
the benefit of Lender and shall forthwith be paid to Lender to be
credited and applied to the Guaranteed Obligations, whether matured
or unmatured.
(c) The
provisions of this Section 1.10 shall survive the termination
of this Guaranty, and any satisfaction and discharge of Borrower by
virtue of any payment, court order or any applicable
law.
Section 1.11.
“ Borrower
” . The term “ Borr
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