Representative Transactions

Real Estate Financing Transactions

· State pension fund - construction and rehabilitation loan for theater property

· Small business borrower - industrial development bond conduit loan to purchase building and expand manufacturing operation

· Commercial bank - agent in syndication of five bank/$150 million line of credit to housing developer

· Public agency lender - restructure of loans in revitalized areas of downtown Los Angeles

· National life insurance company - assumptions of loans to national homebuilder

· Individual seller of office building - Seller financing to purchaser

· Trade association for category of commercial lenders - preparation of form loan documents for California secured-assets

· Real estate developer - financing of development under federal New Market Tax Credit program

· National life insurance company - preparation of Subordination, Nondisturbance and Attornment Agreements

· Numerous out of state lenders - local counsel for loans secured by California real estate

· Commercial lenders and borrowers - Review of loan files, preparation of one or more documents in transactions and/or advice on one or more issues in transactions

· Out of state bank - notifications/approvals to open California office

Real Estate Purchase and Sale Transactions

· Owner of industrial facility- sale of a 20-acre industrial multi-use facility

· Purchaser of 8 unit apartment complex - in tax deferred exchange

· California-based pension fund - purchase of seven building, 248 unit luxury apartment community in Atlanta, Georgia

· Individual Sole member of LLC - purchase of restaurant with triple net lease in place

· Multi-national media conglomerate - co-counsel representation of largest office building in a Southern California region

· Oil company - disposition of over twenty environmentally impaired excess properties, primarily in California and in other sections of the U.S.

· Individual - purchase of 6500 square foot building for use as recording studio

· LLCs with pension fund, REIT and celebrity members - acquisition of regional shopping centers

Real Estate Leasing Transactions

· National Bank - 32 ground leases or space leases entered into in expansion of its branch network

· Law Firm - Tenant in lease of 2000 square office in major downtown Los Angeles office building (life insurance company landlord)

· Major California utility - corporate headquarters transaction involving sublease, long term lease related to 200,000 square feet of office space, option to purchase and other transactions related to approximately 800,000 square feet office park

· National bank - substantially all of its then southern California ATM leases

· Regional child care provider - tenant representation in leasing of approximately 8500 square feet of uniquely configured space at church complex

· Regional shopping center owner - lease terminations in connection with upgrading of the center for occupancy by national tenants

· Insurance affiliate of major national bank - leases of office space

· Public utility - 50,000 square foot office lease for advanced metering facility

· Shopping center owners - negotiation and documentation of lease transactions with banks, restaurants, apparel retailers, health centers and other retail and office uses. Tenants have been national, regional and local companies

· Lenders and borrowers - ancillary lease matters related to financing including Subordination, Non-disturbance and Attornment Agreements, requirements for major leases, lender requirements for financing ground leases; priority issues and considerations in assignments of rents and leases

Loan Workout Transactions

· Major national bank - restructure of two loans (construction loan and line of credit for tenant improvements) secured by office buildings.

· Non-profit (publicly affiliated) Lender - workouts and enforcement action with regard to real estate and asset based loans

· Federal agency - receivership appointment and non-judicial foreclosure of airport ground lessee's interest in property involving 55 hangar subleases

· Major national bank: loan modification transactions and in documentation of deed in lieu of foreclosure transactions

· Federal agency - workout of largest loan in the portfolio of an institution ($80 million dollar participated loan secured by mixed use commercial and residential project

Commercial Lending Transactions

· Public agency-affiliated lender: all asset based loans to individual and entity borrowers and to all borrowers in specific retail projects

· Commercial bank: multiple interest rate options loans with accounts receivable, inventory, equipment as collateral

· Commercial bank: workout which required as additional collateral, limited partnership interests of borrower affiliate convertible to shares of stock of borrower's corporate general partner

· Financial institution: loan to borrower to enable the borrower's purchase of a real estate secured promissory note and deed of trust from an institutional real estate lender

Entity Formation and Counseling

· LLC formation for numerous parties including investors, borrowers to meet single asset ownership requirements and operators of new businesses, usually when also contemplating related real estate transactions

· LLC formation for corporation forming entity as vehicle for a creditor's investment following debt to equity conversion

· Holding Company: Advice on real property tax consequences of property transfers, entity interest transfers, name changes, mergers and other transactions among affiliates and other parties

· Entity borrowers and their principals and guarantors: Numerous resolutions/authorizations required by lenders in financing transactions

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Williams & Associates
633 West Fifth Street
26th Floor
Los Angeles, CA 90071

Phone: 213-631-9201
Fax: 213-947-1799
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