EXECUTION
_____________________________________________________________________________
LEHMAN BROTHERS HOLDINGS INC.,
Seller
and
STRUCTURED ASSET SECURITIES
CORPORATION,
Purchaser
MORTGAGE LOAN SALE AND ASSIGNMENT
AGREEMENT
Dated as of July 1, 2005
Structured Asset Securities Corporation
(Mortgage Pass-Through Certificates, Series
2005-S4)
_____________________________________________________________________________
TABLE OF CONTENTS
Page
ARTICLE I CONVEYANCE OF MORTGAGE
LOANS
Section 1.01. Sale of Mortgage Loans.
2
Section 1.02. Delivery of Documents.
3
Section 1.03. Review of Documentation.
4
Section 1.04. Representations and Warranties of
the Seller.
4
Section 1.05. Grant Clause.
13
Section 1.06. Assignment by Depositor.
13
ARTICLE II MISCELLANEOUS
PROVISIONS
Section 2.01. Binding Nature of Agreement;
Assignment.
13
Section 2.02. Entire Agreement.
13
Section 2.03. Amendment.
13
Section 2.04. Governing Law.
14
Section 2.05. Severability of Provisions.
14
Section 2.06. Indulgences; No Waivers.
15
Section 2.07. Headings Not to Affect
Interpretation.
15
Section 2.08. Benefits of Agreement.
15
Section 2.09. Counterparts.
15
SCHEDULES AND EXHIBITS
SCHEDULE A-1
Transferred Mortgage Loan
Schedule (including Prepayment Charge Schedule)
SCHEDULE A-2
Bank Originated Mortgage
Loan Schedule (including Prepayment Charge Schedule)
EXHIBIT A
Certain
Defined Terms
EXHIBIT B
Form
of Terms Letter
This MORTGAGE LOAN SALE AND ASSIGNMENT
AGREEMENT dated as of July 1, 2005 (the “Agreement”),
is executed by and between Lehman Brothers Holdings Inc.
(“LBH” or the “Seller”) and Structured
Asset Securities Corporation (the
“Depositor”).
All capitalized terms used but not
defined herein or in Exhibit A attached hereto shall have the same
meanings assigned to such terms in that certain trust agreement
(the “Trust Agreement”) dated as of July 1, 2005, among
the Depositor, Aurora Loan Services LLC, as master servicer
(“Aurora” or the “Master Servicer”), The
Murrayhill Company, as credit risk manager, and U.S. Bank National
Association, as trustee (the “Trustee”).
W I T N E S S
E T H :
WHEREAS, Lehman Brothers Bank, FSB (the
“Bank”), pursuant to the following specified mortgage
loan purchase and warranties agreements (each, a “Bank
Transfer Agreement” and collectively, the “Transfer
Agreements”), has purchased or received from certain
transferors identified below (each, a “Bank Transferor”
and collectively, the “Transferors”) certain mortgage
loans, each identified on the Mortgage Loan Schedule attached
hereto as Schedule A-1 (the “Transferred Mortgage
Loans”):
1.
Flow Seller's
Warranties and Servicing Agreement by and among the Bank, Option
One Mortgage Corporation, Option One Owner Trust 2001-1A, Option
One Owner Trust 2001-1B, Option One Owner Trust 2001-2, Option One
Owner Trust 2002-3, Option One Owner Trust 2003-4 and Option One
Owner Trust 2003-5 dated as of November 20, 2003;
2.
Flow Mortgage Loan
Purchase Agreement by and between the Bank and Fieldstone Mortgage
Company dated as of July 1, 2000, and Amendment No. 1 dated as of
July 20, 2001, and further amended by Amendment No. 2 dated as of
October 31, 2002;
3.
Amended and
Restated Flow Mortgage Loan Purchase and Warranties Agreement by
and between the Bank and First Franklin Financial Corporation dated
as of February 25, 2005; and
4.
Flow Mortgage Loan
Purchase and Warranties Agreement by and between the Bank and
Fremont Investment & Loan dated as of March 25,
2004;
WHEREAS, in addition to the Transferred
Mortgage Loans, the Bank has directly underwritten and funded
certain mortgage loans originated by Aurora Loan Services LLC and
other correspondents or otherwise purchased certain mortgage loans
identified on the Mortgage Loan Schedule attached hereto as
Schedule A-2 (the “Bank Originated Mortgage Loans,” and
together with the Transferred Mortgage Loans, the “Mortgage
Loans”);
WHEREAS, pursuant to an assignment and
assumption agreement (the “Assignment and Assumption
Agreement”) dated as of July 1, 2005, between the Bank, as
assignor, and LBH, as assignee, the Bank has assigned all of its
right, title and interest in and to the Transfer Agreements and
related Mortgage Loans as listed on Schedule A-1, in the case of
the Transferred Mortgage Loans, or Schedule A-2, in the case of the
Bank Originated Mortgage Loans, and LBH has accepted the rights and
benefits of, and assumed the obligations of the Bank under, the
Bank Transfer Agreements;
WHEREAS, LBH is a party to the following
servicing agreements (each, a “Servicing Agreement,”
and collectively, the “Servicing Agreements”) pursuant
to which the Mortgage Loans are serviced by the various servicers
(each, a “Servicer,” and collectively, the
“Servicers”):
1.
Servicing Agreement
dated as of July 1, 2005, between Aurora Loan Services LLC, in the
dual capacities of Servicer and Master Servicer, and the
Seller;
2.
Servicing Agreement
dated as of July 1, 2005, among Option One Mortgage Corporation, as
Servicer, the Seller and the Master Servicer;
3.
Securitization
Servicing Agreement dated as of July 1, 2005, among National City
Home Loan Services, Inc., as Servicer, the Seller and the Master
Servicer; and
4.
Securitization
Subservicing Agreement dated as of July 1, 2005, among GMAC
Mortgage Corporation, as Servicer, the Seller and the Master
Servicer;
WHEREAS, the Seller desires to sell,
without recourse, all of its rights, title and interest in and to
the Mortgage Loans, assign all of its rights and interest under
each Transfer Agreement and the Servicing Agreements with respect
to such Mortgage Loans and delegate all of its obligations
thereunder to the Depositor; and
WHEREAS, the Seller and the Depositor
acknowledge and agree that the Depositor will convey the Mortgage
Loans to a Trust Fund created pursuant to the Trust Agreement,
assign all of its rights and delegate all of its obligations
hereunder to the Trustee for the benefit of the Certificateholders,
and that each reference herein to the Depositor is intended, unless
otherwise specified, to mean the Depositor or the Trustee, as
assignee, whichever is the owner of the Mortgage Loans from time to
time;
NOW, THEREFORE, in consideration of the
mutual agreements herein set forth, and for other good and valuable
consideration, the receipt and adequacy of which are hereby
acknowledged, the Seller and the Depositor agree as
follows:
ARTICLE
I
CONVEYANCE OF MORTGAGE LOANS
Section 1.01.
Sale of Mortgage
Loans .
(a)
Sale of Mortgage Loans . Concurrently with the execution and delivery
of this Agreement, the Seller does hereby transfer, assign, set
over, deposit with and otherwise convey to the Depositor, without
recourse, subject to Sections 1.03 and 1.04, all the right, title
and interest of the Seller in and to the Mortgage Loans identified
on Schedules A-1 and A-2 hereto, having an aggregate principal
balance as of the Cut-off Date of $187,683,856.91. Such conveyance
includes, without limitation, the right to all distributions of
principal and interest received on or with respect to the Mortgage
Loans on or after the Cut-off Date, other than payments of
principal and interest due on or before such date, and all such
payments due after such date but received prior to such date and
intended by the related Mortgagors to be applied after such date,
all Prepayment Charges received on or with respect to the Mortgage
Loans on or after the Cut-off Date, together with all of the
Seller’s right, title and interest in and to each related
account and all amounts from time to time credited to and the
proceeds of such account, any REO Property and the proceeds
thereof, the Seller’s rights under any Insurance Policies
relating to the Mortgage Loans, the Seller’s security
interest in any collateral pledged to secure the Mortgage Loans,
including the Mortgaged Properties, and any proceeds of the
foregoing.
Concurrently with the execution and
delivery of this Agreement, the Seller hereby assigns to the
Depositor all of its rights and interest under each Transfer
Agreement (other than for any first payment default or early
payment date default rights against the related Transferor) and
each Servicing Agreement, other than any servicing rights retained
thereunder, and delegates to the Depositor all of its obligations
thereunder, to the extent relating to the Mortgage Loans. The
Seller and the Depositor further agree that this Agreement
incorporates the terms and conditions of any assignment and
assumption agreement or other assignment document required to be
entered into under any of the Transfer Agreements (any such
document, an “Assignment Agreement”) and that this
Agreement constitutes an Assignment Agreement under such Transfer
Agreements, and the Depositor hereby assumes the obligations of the
assignee under each such Assignment Agreement. Concurrently
with the execution hereof, the Depositor tenders the purchase price
set forth in that certain Terms Letter dated as of the date hereof,
a form of which is attached hereto as Exhibit B (the
“Purchase Price”). The Depositor hereby accepts
such assignment and delegation, and shall be entitled to exercise
all the rights of the Seller under each Transfer Agreement and each
Servicing Agreement, other than any servicing rights thereunder, as
if the Depositor had been a party to each such
agreement.
(b)
Schedules of Mortgage Loans . The Depositor and the Seller have agreed upon
which of the mortgage loans owned by the Seller are to be purchased
by the Depositor pursuant to this Agreement and the Seller will
prepare on or prior to the Closing Date a final schedule describing
such mortgage loans (the “Mortgage Loan Schedule”).
The Mortgage Loan Schedule shall conform to the requirements
of the Depositor as set forth in this Agreement and to the
definition of “Mortgage Loan Schedule” under the Trust
Agreement. The Mortgage Loan Schedule attached hereto as
Schedule A-1 specifies those Mortgage Loans that are Transferred
Mortgage Loans and the Mortgage Loan Schedule attached hereto as
Schedule A-2 specifies those Mortgage Loans that are Bank
Originated Loans, each of which categories of Mortgage Loans have
been assigned by the Bank to the Seller pursuant to the Assignment
and Assumption Agreement.
Section 1.02.
Delivery of
Documents .
(a)
In connection with such transfer and assignment of
the Mortgage Loans hereunder, the Seller shall, at least three (3)
Business Days prior to the Closing Date deliver, or cause to be
delivered, to the Depositor (or its designee) the documents or
instruments with respect to each Mortgage Loan (each a
“Mortgage File”) so transferred and assigned, as
specified in the related Transfer Agreement or Servicing
Agreement.
(b)
For Mortgage Loans (if any) that have been prepaid in
full on or after the Cut-off Date and prior to the Closing Date,
the Seller, in lieu of delivering the related Mortgage Files,
herewith delivers to the Depositor an Officer’s Certificate
which shall include a statement to the effect that all amounts
received in connection with such prepayment that are required to be
deposited in the Collection Account maintained by the Master
Servicer for such purpose have been so deposited.
Section 1.03.
Review of
Documentation .
The Depositor, by execution and delivery
hereof, acknowledges receipt of the Mortgage Files pertaining to
the Mortgage Loans listed on the Mortgage Loan Schedule, subject to
review thereof by LaSalle Bank National Association, U.S. Bank
National Association and Wells Fargo Bank, N.A., as custodians
(each, a “Custodian,” and collectively, the
“Custodians”) for the applicable Mortgage Loans for the
Depositor. Each Custodian is required to review, within 45
days following the Closing Date, each applicable Mortgage File.
If in the course of such review the related Custodian
identifies any Material Defect, the Seller shall be obligated to
cure such Material Defect or to repurchase the related Mortgage
Loan from the Depositor (or, at the direction of and on behalf of
the Depositor, from the Trust Fund), or to substitute a Qualifying
Substitute Mortgage Loan therefor, in each case to the same extent
and in the same manner as the Depositor is obligated to the Trustee
and the Trust Fund under Section 2.02(c) of the Trust
Agreement.
Section 1.04.
Representations
and Warranties of the Seller .
(a)
The Seller hereby represents and warrants to the
Depositor that as of the Closing Date:
(i)
the Seller is a corporation duly
organized, validly existing and in good standing under the laws
governing its creation and existence and has full corporate power
and authority to own its property, carry on its business as
presently conducted and enter into and perform its obligations
under the Assignment and Assumption Agreement and this
Agreement;
(ii)
the execution and delivery by the Seller of the
Assignment and Assumption Agreement and this Agreement have been
duly authorized by all necessary corporate action on the part of
the Seller; neither the execution and delivery of the Assignment
and Assumption Agreement or this Agreement, nor the consummation of
the transactions therein or herein contemplated, nor compliance
with the provisions thereof or hereof, will conflict with or result
in a breach of, or constitute a default under, any of the
provisions of any law, governmental rule, regulation, judgment,
decree or order binding on the Seller or its properties or the
certificate of incorporation or bylaws of the Seller;
(iii)
the
execution, delivery and performance by the Seller of the Assignment
and Assumption Agreement and this Agreement and the consummation of
the transactions contemplated thereby and hereby do not require the
consent or approval of, the giving of notice to, the registration
with, or the taking of any other action in respect of, any state,
federal or other governmental authority or agency, except such as
has been obtained, given, effected or taken prior to the date
hereof;
(iv)
each of the Assignment and Assumption Agreement and
this Agreement has been duly executed and delivered by the Seller
and, assuming due authorization, execution and delivery by the
Bank, in the case of the Assignment and Assumption Agreement, and
the Depositor, in the case of this Agreement, constitutes a valid
and binding obligation of the Seller enforceable against it in
accordance with its respective terms, except as such enforceability
may be subject to (A) applicable bankruptcy and insolvency laws and
other similar laws affecting the enforcement of the rights of
creditors generally and (B) general principles of equity regardless
of whether such enforcement is considered in a proceeding in equity
or at law; and
(v)
there are no actions, suits or proceedings pending
or, to the knowledge of the Seller, threatened or likely to be
asserted against or affecting the Seller, before or by any court,
administrative agency, arbitrator or governmental body (A) with
respect to any of the transactions contemplated by the Assignment
and Assumption Agreement or this Agreement or (B) with respect to
any other matter which in the judgment of the Seller will be
determined adversely to the Seller and will if determined adversely
to the Seller materially and adversely affect it or its business,
assets, operations or condition, financial or otherwise, or
adversely affect its ability to perform its obligations under the
Assignment and Assumption Agreement or this Agreement.
(b)
The representations and warranties of each Transferor
with respect to the Mortgage Loans in the applicable Transfer
Agreement were made as of the date of transfer of the related
Mortgage Loans to the Bank pursuant to such Transfer Agreement.
To the extent that any fact, condition or event with respect
to a Transferred Mortgage Loan constitutes a breach of both (i) a
representation or warranty of a Transferor under the applicable
Transfer Agreement and (ii) a representation or warranty of the
Seller under this Agreement, the sole right or remedy of the
Depositor with respect to a breach by the Seller of such
representation or warranty (except in the case of a breach by the
Seller of these representations made pursuant to Sections
1.04(b)(xiii), (xiv), (xv), (xvi) and (xvii) shall be the right to
enforce the obligations of such Transferor under any applicable
representation or warranty made by it. The representations
made by the Seller pursuant to Sections 1.04(b)(xiii), (xiv), (xv),
(xvi) and (xvii) shall be direct obligations of the Seller.
The Depositor acknowledges and agrees that the
representations and warranties of the Seller in this Section
1.04(b) (except in the case of those representations and warranties
made pursuant to Sections 1.04(b)(xiii), (xiv), (xv), (xvi) and
(xvii)) are applicable only to facts, conditions or events that do
not constitute a breach of any representation or warranty made by
the related Transferor in the applicable Transfer Agreement.
The Seller shall have no obligation or liability with respect
to any breach of a representation or warranty made by it with
respect to the Transferred Mortgage Loans (except in the case of
these representations and warranties made pursuant to Sections
1.04(b)(xiii), (xiv) and (xv)) if the fact, condition or event
constituting such breach also constitutes a breach of a
representation or warranty made by the related Transferor in such
Transfer Agreement, without regard to whether the related
Transferor fulfills its contractual obligations in respect of such
representation or warranty; provided, however , that if the
related Transferor fulfills its obligations under the provisions of
such Transfer Agreement by substituting for the affected Mortgage
Loan a mortgage loan which is not a Qualifying Substitute Mortgage
Loan, the Seller shall, in exchange for such substitute mortgage
loan, provide the Depositor (a) with the applicable Purchase Price
for the affected Mortgage Loan or (b) within the two-year period
following the Closing Date, with a Qualified Substitute Mortgage
Loan for such affected Mortgage Loan.
Subject to the foregoing, the Seller
represents and warrants upon delivery of the Transferred Mortgage
Loans to the Depositor hereunder, as to each, that, as of the
Closing Date:
(i)
The information set forth with respect to
the Transferred Mortgage Loans on the Mortgage Loan Schedule
provides an accurate listing of the Transferred Mortgage Loans, and
the information with respect to each Transferred Mortgage Loan on
the Mortgage Loan Schedule is true and correct in all material
respects at the date or dates respecting which such information is
given;
(ii)
There are no defaults (other than delinquency in
payment) in complying with the terms of any Mortgage, and the
Seller has no notice as to any taxes, governmental assessments,
insurance premiums, water, sewer and municipal charges, leasehold
payments or ground rents which previously became due and owing but
which have not been paid;
(iii)
[Reserved];
(iv)
Each Mortgage has not been satisfied, cancelled,
subordinated or rescinded, in whole or in part, and the Mortgaged
Property has not been released from the lien of the Mortgage, in
whole or in part, nor has any instrument been executed that would
effect any such release, cancellation, subordination or
rescission;
(v)
Each Mortgage evidences a valid, subsisting,
enforceable and perfected junior lien on the related Mortgaged
Property (including all improvements on the Mortgaged Property).
The lien of the Mortgage is subject to: (1) senior liens of
such Mortgage, (2) liens of current real property taxes and
assessments not yet due and payable and, if the related Mortgaged
Property is a condominium unit, any lien for common charges
permitted by statute, (3) covenants, conditions and restrictions,
rights of way, easements and other matters of public record as of
the date of recording of such Mortgage acceptable to mortgage
lending institutions in the area in which the related Mortgaged
Property is located and (4) such other matters to which like
properties are commonly subject which do not, individually or in
the aggregate, materially interfere with the benefits of the
security intended to be provided by the Mortgage. Any
security agreement, chattel mortgage or equivalent document related
to, and delivered to the Trustee in connection with, a Transferred
Mortgage Loan establishes a valid, subsisting and enforceable
second lien on the property described therein and the Depositor has
full right to sell and assign the same to the Trustee;
(vi)
Immediately prior to the transfer and assignment of
the Transferred Mortgage Loans to the Depositor, the Seller was the
sole owner of record and holder of each Transferred Mortgage Loan,
and the Seller had good and marketable title thereto, and has full
right to transfer and sell each Transferred Mortgage Loan to the
Depositor free and clear, except as described in paragraph (v)
above, of any encumbrance, equity, participation interest, lien,
pledge, charge, claim or security interest, and has full right and
authority, subject to no interest or participation of, or agreement
with, any other party, to sell and assign each Transferred
M
