Bank of New York Mellon v. City of Richmond, California et al

Filing 20

NOTICE by Bank of New York Mellon re 18 Order on Stipulation for Filing Second Amended Complaint (Attachments: # 1 Exhibit A, # 2 Exhibit B Part 1 of 3, # 3 Exhibit B Part 2 of 3, # 4 Exhibit B Part 3 of 3)(Pollock, Bronwyn) (Filed on 8/26/2013)

EXHIBIT B, Part2 of 3

Case3:13-cv-03664-JCS Documentl"T-5 Filed)Blz2l13 Pagel of 39

Exhibit E
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CIÏY MANAGER'S OFFICE

July 31, 2013

GeneralCounsel
US Bank

One FederalStreet, Th¡rd tloor
Boston, MA 02110
Dear Sir or Madami.
This letter is beìng forwarded to you as the Trustee of the mortgage loans in the pr¡vate securitlzation
trust(s) listed ¡n Attachment A. The City of Rlchmond ("City"), has been invêstlgating the acquisition of
mortgage loans from the trust(s) as part of a public program to modify underwater mortgage loans to

reduce principal and avold foreclosures. The City is experiencing an hlstoric home mortgage cr¡sls that
harming the community ¡n many ways, includingl unprecedented rates of default and foreclosure; the
loss of jobs, homeowner equlty, family wealth and shelter; reduct¡ons ln income, consumer demand,
¡nvestment, property values, and tax revenues; and an increase ln vandalism, abandoned homes and
other decay that harm the economy and the quality of life for residents.

is

By way ofthis letter, the City hereby offers to acqu¡re all rights to the mortgage loans lìsted in
Attachment A (the "Loans"). lf you do not believe that you are the correct party to consider th¡s offer,
please notify me immediately of the party that you believe ls the correct party to consider this offer.

The City had the Loans appraised on June 30, 2013 to determine their fair market value, lvlortgage
lndustry Advisory Corporat¡on conducted the appraisal.
Based on the appraisal, the City hereby offers to purchase the Loans (free and clear of any
encumbra nces to title or other interests that the Cìty, ln ¡ts d lscret¡on, deems unacceptable) for the fa ir
market value determined by the appraisal, which ls set out ¡n Attachment B (the "Purchase Price"). The
Purchase Price is the full amount belleved by the Clty to be just compensation for the Loans and is not
less tha n the appra¡sal of the falr market value of the Loans.
The basis for this offer ls set forth in Attachment B, which summarizes the basis for the appraisal and is
made a part of this offer by reference. Thè Purchase Price amount is for all owners of any interest in the
Loans, and division ofthis amount among parties that have an interest in the Loans will be your
respon sibilily,
Thls offer is subject to the approval of the C¡ty's C¡ty Council, ¡ncluding final conditions that the Cìty

Council requires as part of its program,
lf you certify thât you a re the owner of the Loa ns with the a uthor¡ty to convey them to the City, a nd
wish to obtain your own independent appraisal ofthe Loans, lhe City may be willing to provide
reasonable relmbursement. Please contâct me ¡f you are interested in d¡scussing th¡s ¡ssue.
if the offer price ls acceptable to you, please so indicate to the undersigned, in writing. This matter will
then be presented to the C¡ty Council, which has final ratification authority. Upon City Councìl approval,
the City will prepare and forward toyou a proposed agreement to acquire the Loans.
lf for a ny reason you a re not satisfied with th is offe r of just com pe nsation, a nd have relevant
information you would like the City to consider, please contact the undersigned. ln add¡tion, you

450 Civic Center Plaza, Richmond, CA 94804-1630
Telephone: [phone] Fax: [phone] wwv.ci.richtnond.ca,us

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shouìd be aware that, in the event thal negotiations fail to result in agreement, and the City decides to
p roceed with the acqu is¡tion of the Loans th rough em inent domain, t he owner will have the right to
have the amount of iust compensation to be paid by the c¡ly for the Loan s fixed by a court of law.
Please be advised that, in such event, the terms of this offer and the contenls of this letter may be
excluded from consideration as an offer of settlement, under California Evidence Code sections 1152,
1L54, or other applicable provisions of law.
lncluded with this letter is a pamphlet describing the eminent domain process in California, This
pamphlet is provided for informationâlpurposes only and should not be construed as legal advice.
some parts of the pamphlet are addressed to the acquisìtion of real property and may not be applicable
to the present s¡tuat¡on.
I hope that this offer meets with your approval and that it can serve âs the basis for a quick and mutually
beneficial transaction. I look forward to hearing from you after you have had the opportunity to review
it. Aga in, if you are not the correct party with wh ich to negotiâte for th e acquis¡tion of the Loans,
please let me know immediately. In any event, please provide a response no later than August 13, 2013.
Thank you for your cooperation,

The mortgage loans listed in Attachment A are a subset of the mortga8e loans the City is interested
iri acquiring. The full list of mortgage loans the city is interested in acquiring at the present time is
provided ¡n Attachment C. The City is making offers to acquire groups of loans based on the
Trustee/Servicer information available to the City. lf you are the party wilh aulhority to consider an
offer to purchase any ofthe other mortgage ìoans listed in Attâchment c and have not received a letter
from the city offering to purchase the loans, please let me know immediately.
Sincerely,
City of Richmond

;îH*{K
City

dsay

Manager

Atta ch m ents and Enclosure

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Eur¡m¡¡r Dou¡lt'l - Infot'rnati

I.

trntloducfion

Ernineut domaill is the power of the govetllment to pltrchase private ploperty fol a
'þublic use" so lolg as the property ownel is paid "just compensation." Whsnever
possible, the City of Richmord tlies to avoid use of lhe eminent domain power,
exercising it only wher it is ttecessaty fot a publìc project. The decision to acquile
private property for a public ploject is marle by the City of Richmond only aftet' a
thorough review of the project, which often ilcludes public hearings.
This pamphlet provides general information abottt the eminettt domain ptocess and tho
rìghts of tÌre pràperiy ownel in that plocess.l

.

What is a "public use"?

A "public use" is a use that coufels public benehts, like the plovisiort of public
sorvices ol the pt'omotion of public health, safety, a¡d lvelfale, Ptrblic ltses i¡clude

a

wide variety of pt ojects such as s[reei improvemellts, constfl.lctio]1 of water pipelines
or storage facilities, conshuction of civic buildings, tedevelopment of bJighted areas,
and levee improvements to increase flood protectiott. Somc public uses are for
private entities, such as nnivelsitìes., lrospitals and public tttilities, which serve the

public,

¿

What is ".iust colnpcnsation"

?

Just compensatioll ìs the fair nralket value of lhe property beirrg acqnired by the
government. The state law definition of fail market value is "the highest price on the
date of valuation that would bc agreed to by a seller', being willirg to sell but turder no
particular ot'nrgent uecessity foì: so doirrg, nol obiiged to soll, ald a blryer, being
ready, willing, and abLe to btly ìrùt rìnder no particular ttcccssity for so doing, each
dealing rvith the othe:: with frùl krtowledge of all lhe uscs and pmposes for lvhich tbe

plopelty is reasonably adaptable alld available."

II

'fhe Dminent Domain Pl'ocess and the Plo¡lerty Owner'rs Rights
The eminent domain ptocess begins with a public use project. When selectilg a
project locatiou, the goal is to roÌtdor tho greâtest public good ancl the least prìvate

I

This DBrnphlet Ìeflecfs tlte curlent lalv as of Jatruat'y 1,2008. Horvever, tlte infbl'¡nâti0n in
tlìis pônrphlct is not, llot' should itbecolìstÌtìcd as,legal advice' Ad(litionîllY' soùle
s,¡¡1¡9,1p!,!r[ lhjù)¡ùqtr¡qlgsitrlticrrl.¡lp orrìv lo t lrc
be âpplicrìl;le i¡l other sitn:ìtions. You slroukl col)srrlt \viflì qù¿ìlified legal counseI t egardittg
youl specilïc situatiou latltet tlran lcìying on this ¡rarnphlet as Iegal advicc, I'he stâterllelìls
in this parnpìrlet nte I gellel'aÌ sulntnâry of tlìo elnillelìt tlolnaìn ploccss altd ale not bintlitg
ol the Cify of Richl¡rond,

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iljttry or incouveniencô, lf it ìs detel mined that all or a poltion of youl ploperty may
be necessiuy for a pr.tblic use ploject, the City of Richrnond wiil begin the applaisal
plocess to determille the property's
market vahrc.

fa

.

How is tlte fair nrarket value of my propelty deter'¡nined?

The City of Richmond will letain al appraiser to applaise your ploperty, In the case
of real plopcrty, the applaiser will ilvite you to accompâny him ol hel during al
inspection of yonl ploperty. You may give the apptaiser any information abou t
implovemeuts and any special feat[les lhat you believe may affect the value of your
propelty. It is in yonl best interest to plovide the appraisel with all the useful
information yon can in order to ensure that nothing ofvalue will be ovellooked. If
you me nnab.le to meet with the apprzriser, you may wish to have a person who is
familiar with yonl property meel with the applaiscr instead,

After the inspection, the applaiser will complete an app|aisal that wili include the
appraìscr''s determination of youl plopolty's fâil mårket valùe and the infolmatiol
upon which the fair malket value is bascd. The applaiser will provìdc the City of
Richrnond with tho appraisal. The City of Richmond will ther make a wrílten offel to
pruchase the property. The offel will also ìnclude a snmrnary of the appraisaÌ, The
offer will t2e for no less than tho amouDt of the appraisal.

o

What factols does the applaiser consider in detelmining fail mallçet value?

Each palcel ofreaì propeily is diffelent and, thelef'olo, no silgle formula can be used
to applaiso all propelties. Amolg the factols ân âppl'aisel typically considels in
estimâling fail malket vâlue are:
o The locatior of the propertyl
o The age ard cordition of impÌovements oìr the property;
o How the property has beer r.tsed;
o Whethel thele are any lease ageements relating to the plopertyl
o Whether therc a.r'e aly envilonmeltal issnes, such as contarnilated soiì;
o Applicable cLrnent ¿rnd potel'ìtial ftrtule zouing and.land use reqr.riremerts;
o How the ploperly compares with similal plopolries in the zuea that havc
been sold t eceltly;
o Howmuchitvr'o ld cost lo reploduce the buildings aud othel stnìchu'ôs,
less any depreciatiol;

o

ald

I-Jow much reutal incorne the

plopelty produces, or coltld ploduce ìfput to

its lìighest and best
lhe plopclty to be app.r:aised is )rot leal propelly, the applaiser- wor,tld cousìder'
fhctols commonly consideled
determìrìng thc r¡arl<ct value of lhat type of
r.rse.

If

il

pfopelty.

u

Wiìl I leceive a copy of the ap¡rlaisal?

2

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will plovide yon with its pur-chasc offer, a snmmaty of [he
opinion, ald the l¡asis for thc Cìty of Richrnond's offer' Among other'
appraiser's
things, tlie ofÏel lotter will illclndc:
o A gencral stâlemetlt of the City of Richmond's pr-oposed ltse for.. thc

The City of Richmoucl

PrcPertY;

o Aì ¿rcclìLate dcscripLion of the propetty lo be acquired;
o A list of the improve.mclìts covered l¡y the offe¡¡;
o The amouut of the offer'; and
o The amonnt consideied to be.jtrst compensation for each impr-ovement
which is owned by a tcltant and the basis for determining that amount
However', the City of Richrnond is only tequircd to show you a copy of tho fu1l
appraisal if youl propel ty .is an owttet -occttpied residential property with fout' or
fewel residential units. Otherwise, the City of Richmold rnay, but is not rcquired, to
disclose its ftrll appraisal dnling lregotiâtior)s (though difÏerent disclosute
lequùements apply dÙring the litigaliott process if the issue of fair malket value goes
to coul¡),

o

Can I hnvc rny

o\d rr

appl'âisaI done?

Ycs. You may decide to obtain yottl owtr appraisal of the ploperly in negotiatilg the
fair market value with the City of Richmond. For real ploperty, at the time of making
its initial offel to you, the City of Richmond will offel to leimburse you the
leasonable costs, uot to exceed $5,000, of an indcpcndent uppraisal of yoùr pl:oper-ty.
To be eligiblc fbr' rcimburselncrt, tho independertt appr-aisal must be cortdncted by au
applaiser licclsed by the State Office of Real Estate AppÌaisers.

.

What advantages ale thele in selling my ploperty to the City of Richrnontl?

A leal estate tralsaction with the City of Richmoncl is typically halldled itl tlre same
way as the salo of private ploperly. Howevel , thot e may be a final)cial rìdvantage to
sellìng to the City of Richmold.

o

uot bc r-equircd to Pay fol reâl cstate commissions, title costs,
plepalation of docltments, title policy or.' r'ecotding fees reçiled in closing
the sale. The Cìty of Richr¡ond will pay ali tllese costs

o

Althor.rgh thc City of Richmond canuol give you tzr"r advicc ol'directiol,
yon might aìso be eligible fbr ccl:tâin PtoPeìry aud incolne tax advaùtages'
You shoLrld checÌ< widr the Intetlal l{evelrue Service (lRS) fot tletails or
consttlt yottt pct-sottal tax advisor"

Yor.r

will

If only a portion

of rny plopclty is laken, rvill

I

be paid fol' tlìe loss to lny

rcrnaining plo¡lelty?

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a part of yorìr ploperty is needed, every leasonable effot t is
mado to ensLrr.e yotr do not snffel a financial loss to the "remai¡der" propel ty. The
City of Richmond will pay you the fait malket valne of the propelty beirg taken as
well as compensation fol any loss iu vâlue to youl lemaining propel ty that is not
oflìet ìJy the be¡efits confèrrcd by lhe project, The comperrsatiott for the loss in value
to yonr remaining plopelty is often ref'erred to as "seveLance damages."

Iu general, wher only

any remaining palt is of such a size, shape, or- colldítion as to be of little
rnarket vahre, the City of Richmond lvill offer.to acqnile that remainitrg parL (or

Also,

if

rernnant)

r

iorn

Will I

yon,

if

you so desire.

be compensated

foÌ

loss of good\dill to my business?

the owner- of a busiugss that is conducted on the plopety being acqr'tired,
you rnay havc a light to compensation for lost busiuess goodwill if the loss is caused
by the acqr,risition of tlìe propel ty. "Goodwill" corlsists ôf the benefits lhat aocnle to a

If you are

busi¡ess as a rcsult of its location, IeplìtalioD foÌ dependability, skill ol quality, aìd
arry other circnmstances lesnlting iu probable rcteution of old or acquisition of new
pâtÌonâge,

!

Whât wíll hâppen to the loan on rny property?

Where the City of Richmond ìs acquirìng the entl e propel ly, generalìy the
compeusation payable to the olvner is fìrst used to satisfy outstauding loaus or lietls
in a typical leal cstate haìlsâction. Where less than the entire plopelty is beirtg
acqnired, lvhether otÌtstalìding loarìs ol liens are paid fiom the compensatiolt lvill
depend on the parlicnlar facls and circnmstances.

as

Do I have to sell at the plice off'ered?
and the City of Richmord ale unable to r€ach an agreement oÌì a muNally
satisfactoly plice, you are not obligatcd to sign an offet to sell or etltel into a pntchase

No. If you

agleemel)t,

.

If I aglce to acce¡rt the City of Richtnond's

offer', how soon

will I be paid?

voluntaly âFeelnel]t to scLl your ploperty or aD intctest iu tho Proporty
to the City of Richnond, paynìeììt will bc made at â muhtally acceplaì¡le time.
GeneÌalìy, this shoulcl be possìble r.vithin 30 to 60 days aftet a putchase/salc contlact
is signed by ail patties,

If

yor.r leach a

What happens if rye al e u¡rable to l'each ¡n agleetncnt on the pÌoperfy's fair'
nlalltet vahre?

4

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The Cíty of Richmond, to lhe glealcst extelt practicable, wìll malce evely leasonal¡le
effort to acqLrire yout propcrty by negotiated putchase. If, howevo::, the negotiatio[s
are nnsnccessîul, thc City of Richmond may eithel file an eminent domain action iu a
coutt located within the same county whele youl property is.located or it may decide
lo abandou its intelltion to acqnile the propelty. If tlre City of Richmond abandons its
inteltiol to acquire, it will plomptly notify yott,

City of RichmoDd ptoceeds with eminent domaiD, the fil:st step is for City of
Richmord stâff to req[est authorìty from the City Council to f.i1e a colrdemnatiou
action. The apploval fiom the Cjty Council is called a "Resolution of Necessity," Il
cousidcring whether condemnatioD is necessary, the City Courlcil must detelmine
whether thc public intelest and necessity r-eqrìite the pl'oject, whethel the project is
planned ol located in the mannet' that will be most compatible wlth the geatest pttblic
good and the least prìvate injluy, and whether: your plrperty is necessary fol tho
ploject. You wì1ìbe givcn notice and âD opporhtnity to appeal before the City
Couucjl when ìt corsiders whether to adopt the Resoltrtion ofNecessity. Yon may
wart to call an attolley or: contact an attollìcy refert al sewice light away, Yott oL
yorr represertatives cal Laìse any objections to the Resolution of Necessity and tlie
corderulation eithel orally before the City Council ol in writing to the City Cottucil.

lf

the

the City Couucil arìopts the Resolutiou of Necessity, the City of Richmord cau fi.le
cour! lo îcqùire title to the propetty ilpon payment of the plopolfyrs
fai-r'malket valnc. ThcCity of Richmond is the p1aLrtiff. Artyotte with a legal interest
in the propelty, geretally delemincd from a tidc lepod on the property (ittclLtding
teuants or inortgage holders), ale named as defendants. Often, the City of Richmond

If

a complaint

il

will also deposit the amourt the City ofRichrnond believes is the "ptobable amount
of compensation" with the State Tleaslller whete the complaint is filed, A deposit
must be lnade if lhq City of Rìchmond is seeldng to acqnire possession of the
propcrly befole agleement is t-eached on the fail market value.
Can the City of Richmond acquire possessioìì of my propelty befot'e the
ploperty's fâir mârl(ei vâlue is detet'lniued in the elnillent domain hrvsuit?
In some cnses, the City of Richrnontl may decide it tteetls possession of the Property
befol'e lhe property's fail rnar-kot va}.te is finally detetmi¡ed. h sr.tch a case, the City
of Richmontì must apply to the corìrl fol an "order for possessioll" lo allow it to takc
possession alld coltt ol of tbe pr-o¡telly p::ior to resoltltion of the propelty's fail' I¡arket
vallc. The City of Richrnord is lequiled to schedule a hcaring lvith the court on the
proposcd ordel fol possession and to gìve you trotìcc of the hearìng. Nolicc mllst
genelally be serìt at least 90 days before the healing datc rf the propclty is occnpied
and 60 rlays befole the healing date if the plopclty is rtnoccupied. A judgc will
decjde r,vhethcl thc ordel fol possessio¡ .shonld be glanted' As noted âbove, tho City
of Richr¡loud must cleposil- willi ths Statc Tt easut cr the plobable amotLnt ofjnst
compeusati<n ir'ì order' lo olrtait possessjon of the propelty

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.

C¿n

I

oppose fhe motion for an

oldel for possession?

Yes, You may oppo,se lhc motion in writilg by selving the City of Richmond and rhe
corut willì your: wr.itten opposìtion widúl thc period of time set forth in the notice
fiom the City of Richmond,

Can

I rent the propelty flom the City of Richmond?

lf

tho City of Richmo[d agrces to allow yon or yorìr tera ts to rem¿in on the propelty
after thc.City of Richmoud acqniles posscssior, you or the tenalts wilì be required to
pay a fair relt to the City of Richmond. Generally, such lent w.ill uot be rnorc than
that chalged as lelt for the use of a ploperty sirnilal to youls iu a similal area.

.

Can I withdrnw the âmôunt deposited with the State 'fi'easurer before the
eminent do¡nain action is colnpleted, even ifI don't aglee that the amount
l'eflccts the fair' malket value of my propelty?

Yes, Sr.rbject to the lights of any other persons having a plopetty intelest isuch as a
londer-, teDaut, ol co-owner), you may withdlaw the amount deposited with the State
Treasulel befole the em-irlent domain action is completed, If you withdraw the
amount on deposit, yon may still seok a higher fail malket vah.re duling the emiueul
domain proceedings, brìt you may not contost the r'.ight of the City of Richmond to
ncqr.rirc the propelty, mcaDiDg yon caÌìnot contest that the acquisitioll of youl property
is fol a public pulpose ol is otherwise ìmplopcr,
Yon also have the úght to ask the cour'l lo requile the City of Richmond to inclease
the âlnount deposited with the Slate Tloasruer if you believe the amount the City of
Rich¡rond has deposited iess tban the "probable amorurt of compensation."
Can I contest the condenrning agencyrs acquisition of the propelty?

Yes, Plovided you have not withdlawn the amouiìt deposited, you cau challenge in
corìri the City of Richmond's light to acquile ol condemn tlìe propsrty,
What happens in an eminent tlonlain trial?
Thc lraì¡ pnrpose of an emincnt dolnain hial is to determine the fail marlcct value of
youl plopelty, includirg compeusable intelests such as lost business goodlvill car.rsed
by the tâkilrg or seveLance darlages. The tlial is usnally condncted befole a judge and
jLu y, YoLr (ard åfly others with inlerests in the ploperty) and thô City of Richmond
wìll have lhe opporhuìity to present evidence of valne, aud tbe july will detelminc the
ploporty's fail mar-ket vahrc. In cases where the parties choose not to have a jury, the

92

Case3:13-cv-03664-JCS DocumentLT-5 FiledOgl22l13 Pagel-0 of 39

judge will decide tle propelty's fait maket value. Generally, each patty to the
litigatìol must disclose its respective applaisals to the othel patties pliol to triâI.

lf

you challenge the City of Richmond's right to acqr.rìre the propetty, the emiuelt
domain trial will also detelmire whether ol not the City of Richmonrì has the legal
light to acquue the ploperty. In snch cases, thejudge (not thejury) will make this
detelmination before rny evidence is presented concernhg the property's fail market
value,

At the end of the trial, the judge will enteÌ a judgmont requiling the City of Richmond
to pay fair market vahre, Once the City of Richmond pays the amount listed in the
judgmont, thejudgo rvìll entel a final ordet' of condemration. The City of Richmottd
will rccord the final ordel with the Coùnty Recolder', and title to the pl.opetty will
then pass to the City of Richmond

.

Am I entitled to interest?

Aryoue receiving compelsatiol il an emiueut domain action is genet'ally entitled to
iÌìteresl on that compensation florn the date the condemnittg agency takes possessiou
of the property nrtil the person leceiving the compensatioll has been fitlly paid. The
late and calculation of the interest is determùted nrder folmulas in State law.

.

W¡U the City of Richmond pây my attol'neysr fees atrd costs,

Il

an elninent domain âction, you are entitled to bs leimbursed by the condemlittg
agency fol yonr co rt costs such as cout t filing fees, In some ciLcttmstatrcôs, you may
also be entitled to be leirnbulsed by the condemning agency fot'yor,u attotneys' fees
iu tlie lawsuit. Whether you will be entitled to Leceive rcimbnrsement for yonr'
attol neys' fees will depend on lhe palticulal facts and circttmstances of the case aud
the offer'.s ¿urd demand fol compensation made i¡ the action.

Will I leceive assistancc with lelocation?
Any pelsou, bnsiness, or fatm opelation displaced âs â resùlt of the proporty
acquisilion is typicâl1y entitled ttl lelocation advisory and fittancial assistalrcc for
eligible lelocatiol expelscs, snch as moving expcuses, The arnoulìt ofrelocation
compensation ìs detelni¡ed on a case-by-case basis il accotdance with plesclibcd
Iaw, Relocation beuefits ale handled sepalatc aud apart fiom the detelmination of tho
ploporty's fail malket value arìd alc not pÍÌtt of the eminsnt domain pxrcess,

IIL

ContactInfot'mation

We alc available to a,lswel your c¡ìestio¡s ard lo âssisl you in ttlderstanding the
acquisition plogram aud the enlilent dom.ìlu plocess. Should you desire filrther'

93

Case3:13-cv-03664-JCS DocumentLT-5 Filedjgl22l13 Page11 of 39

inlolmatiol, please contâct the City of Riclmond using the coutact information contaitìed
in the accompalìy.ilg offe| lettcr'.

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105

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106

Case3:l-3-cv-03664-JCS DocumentlT-s Filed)Bl22l13 Page24of 39

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Case3:l-3-cv-03664-JCS DocumentLT-6 Filedogl22lL3 PageL of 34

Exhibit F
123

.

Case3:13-cv-03664-JCS

DocumentlT-6 triledo9l22l13

CIryMANAGER'S OFFICE

July 31, 2013
GÉneral Counsel

Welh Fargo

/ WilmlnEton Trust

Rodney Square North
1100 North Market Street
W¡lm¡ngton, Delaware 19890

DearS¡r/Madam:
in the prlvate secudthatlon
Thls letter ¡s belnEfurwarded to you as the sefv¡cer of the moftgÊge loan¡
t rrt(S) nræ¿ ¡n etÞchment A. The Cfty of Richmond l"Crty"L has been lnvestigat¡ng the acqu'rsitlon of

loans to
morgsæ l*n,t om the tîs.t(s) a5 pa¡t of a publíc progmm to modÍfy underwati:r morB¡8e
mortEAge crisls th4t ls
reduä ã¿nclpal and avold,forcclosures, The Crty ts experlencing an historlc home
foreclosure; the
ha¡mlni the iommunity in many ways, lncludlng: unpr€cedented retes of default and
in lncom', consumeldemand,
lo* ofjá¡r, ttom.owner equity, famlly wealth and shettec rcductigns
yandalþm, abandoned homes and
lnvestmem, property valuæ, and rax rcvenuesi and an increase in
other deEaythãt hatm the ecuomy and the quality of ltft fur residents'

loãns llsted ¡n
way of this letter, the city herEby offuÌs to acquir€ all ríghts to the mortgâge
pãrtV to conslderthls
Aitachment A (the 'l¡ans'l. lfyou do not believe thatyou are the conect
you believe is the correct party to considerthis
please notify me lmmediat¿ly of the parry thet
By

offe¡

offer.

€
Mortgãge H
The Gty h¡¡d the toans appnised
Industry Advisory corporatlon conducted the appn'rsal.
(free and clear of any
5
Eased on the appr¿lsal, the Gty hereby ofters to pufthase the trians
city, ¡r¡ ils discretion, deems unacÊeptable) turthe fa¡r 'S
.iiu.Urpn.".ìà titfe or otheiintercsts that the
(the i'Purchase Prire")' The
market vålue determlned hythe appnisal whlch ls set out in Attachment B
Ë
purchase Pr¡ce ls tl¡e full amount belleved bythe Crtyto be just compensation üor the loans and is not
È
less than the appraïsal ofthe fair market vàlue ofthe Loans.
'{:}
'
apprálsal ãnd ls
bas'lsfurthe
The bas¡s for thls offer is set forth in Attechment B, whlch summarizesthe
Ë
åny lntercst in the
on June 30, zoÏt to determlne

their faii market rralue.

of
made a part ofthls offer by reference. The Purchase Prlce smount is fof all ownefs
in the Loans wlll be your
toans, and dlu¡sion ofthls amount among paÉies that bave an interest
responsibility.

This offer is

subjectto thç approval

atf

the C¡ty's CÌty council, ínclu ding flnal conditions that the City

ib progft¡m.
yóu are the owner of tJ¡e Loans with the authorfty to convqy them to the Ctty, and
ttyou eert¡ithat
prov¡de
wúh to obtain your own independent appraisal ofthe Loans, the City mey be willingto
this issue'
reasonable relmbufsemenL Please Gdntact me ff you are interested in discussing

Council requlres as part of

to you, please so indicate to the undersigned, in writing' This matter will
Cr4' Council approval,
then be presented to the City CÖuncil, which has final retificatlon authority. Upon
the CiW will.prepare and forward to you a proposed ãgreementto ãcquire the Loans'
lf the offer price Ís acceptabte

450 Civic Cente r Plaza, Richmond, CA 9480+1 630
Telephone: [phone] Fax: [phone] www.ci'richmond'ca'us
124

Case3:13-cv-03664-JCS DocumentLT-6 Filedjgl22l1"3 Page3 of 34
decides to
should be aware that, in the event that negotiadons failto resultin agr€ement, and the City
domain, tle ownerw¡ll heve the fi€ht to
proceeú with the acqulsitlon of the Loäns thmugh eminent
a court of lawirave the amount ofjust compensation to be pald bythe City for the toans fted by
this letter mãy be
Please be adv¡sed that, fn sudr event, the terms ofthis offer and th6 cÛntenb of
Celifumiã Evidence Code sectlons 1152,
eo<cluded ftom conslderation as an oftr of settlement, under
1154 oi otherapplløble pçvlslons of law.
This
tncludod wlth Îftls letter is a pamphlet descrlblngthe eminent domaln proces ln calffumla.
es legal edv¡cê.
pàmphlEt Is þrovided for lnformatlonal purposes onlyand should not be construed
iome þarts ofthe pamphlet are addressed toiha acqulsitlon ofreal propertyand may not bs epp¡]cãble
to thê presert sltuetlon.

quldtend mutually
hopethatth¡s ofhr mêÉts vulth your approral and that it en serue as the basls fora
r€v¡ew
benàffdaltrensaCion. llookforward to headngfrom you sfteryou have hadthe opporüJnttyto
forthe acqu¡sltlon ofth6 loans,
it Agaln, lf you afê not the, corect party vr¡ith whlch to neBotlat€
pleasã lat må krow lmmedlately. ¡¡ any evedt, please provide a response no laterthan August 13, 2013.
Thank you for Your cooPeratlon.
I

ls lnterestéil
The morEãgÉ loans ll¡ted ln ÀtÞchment A aÌe a subsBt of the mortgage Íoans the Gty
pf€sef* time,ls .
tn acquirtng. the fullllst of morEaEe loans the clty ls Interested in acqulrlng ãtthe
groups of Íoans based onthe
pmvided ln-lttachment C thè CiÈy ls making offers to acquire
condder an
irusæe/Se¡vlcer inbrmation auailable to the City. lf you arethe party Wlth authorttyto
of;tfis other mortgEge loans llstgd in Attachment cänd have not recelved a letter
offertopurchase
"ny to purs'hase the loans, please let me know lmmedtately'
from the city offerlng

Slncerely,
Crty of Ridrmond

##m"""
city
Manager

Attachments and Enclosure

12s

Case3:13-cv-03664-JCS DocumentLT-6 Filed)Bl22l13 Page4of 34

EI

FJ,ENÍ

L

Þ gMÁü.Ì

- Infor|IlÂtioú

PåmDþlet

Inhbdsction

E¡ci¡rsst domaìn'is tüo power of tho governmemt to prrchaso ¡nivae
ownet

usen so

ß

P,roPertY

fm

a

n Whstrw€(

t9 av_oid

of ús p¡oject,

this

pqhlet

P(ovidos gonøal

infmatioqabout

tho emiuent domaþ pmcess anrl tho

ti*t"- of åe pt"p*ty oñer in úat p,¡oaess.l

¡

T9haf i¡

¡

rrlmblic uscrr ?
iS a USg rfiet CO¡:Fg¡S

be¡sfits,

so for
public.

¡

V[hat is rj¡¡st compensafionrr?

with úe other
property is roasonably adqrtablo and availablo."

II.

The Eninent Donain Process and the Property Ownerrs R¡gþts
a
The er¡rinent itomåin process bogþ wlttr a prrlíic us.o project When sslecti¡g
locatioù, tho gnal is to render the greutost plb)lc good and tho leæt privato

¡roject
I

This
ihiß

tbar relyÌng on tlds
your speciHc eitoalion
gcncral sumürîr!¡ of fhe
in rhls pamphlet are a

Eowever, the ÍnformaHon in

Tüo $li¡lcmcrh

domaìn ¡lroccss aml aro notlúniling

on lüe City of Rtchmónü

126

Case3:l-3-cv-03664-JCS DocumentlT-6 Filed}Bl22lL3 Page5 of 34

iu.iury or inconvenience. If itis detÊrmfued lhâf all E a poÉion of ¡our property may
bJ qécessry for a public uso groject, tho City of Richmond will begh úo app'¿isal
ptocess to dohrrino the proputy's fair m¡rket v¿luo.

¡

Eow is úe f¿ir market valuo of my proptrþ detemined?

(}ty of Rtc,hmonrt will ¡stâin 8n

ap¡raiser ' to appraiso ]'our P¡opÊrty' In fúo cæo
of roal l¡¡uperty, úe appraiser witl iuvite you to äccoqtaûy t'lm o¡ h¡r ùring an
lnqrodion of yor property. You may givo úo E4raiser any iÑmation about
íryrovemeots aud æy spoclal foafures that ycnr beliovo may afÈot tho valuo of your
F¡opdty. It is in yourbest inÞrest to povido tho rygaiser with all ús usefrI
informcion you cui in o¡der to e¡su¡o üat ooúing of rnluo will bs overloo&ed'
you ao unablo to ncet wiú úe appraiser, ltou mÂy wiÃh to hÀvo a ¡røson wto is.
familia witb your pruperty meot with tüo,4praiser insead
Tho

If

tho inspectioa úo a¡rpraiser will coryleb al 44raiÉnt rh* ¡¡vill incl¡do ths
speraiseds d;#minaúm of your ¡rqrcrty's t+.ir nal¡et valus and tbs ldotmalio¡
qoo which tbo fair rn¡r{<6t value ís baßetl tho ag¡raiseq will provitlo the C'ity of
Échond lvith ths agptråisâl. fhe City of Ricûúo¡il will ùon mslce a witbn offrr to
' purcharo üo pr,operty, Ihs oflsr will ¿lso include a sumnary of tho apgaisalr Tho
óffsr will bE for no lsss thatr tho @ount of tho appraisal

Afttr

o

.

Tghat factors rlos fhe ap¡nalser cmsirler Ín

rletemÌúg fair

mark¡ú value?

Each pacol of real po¡rerty is ditrereut and" tfiørefce, no singb fur@lâ ca¡r bo us€d
to apraiso allprope,rties' Anong tho factms an appraiser typically consider¡ in
estimating faír nækot valuo as:

o The location ofúo proportg
o thb ago ¡nrt colilition of iqnovemonb otr the propert5t
o How úo PoPeitY ha¡ been used;
o Whoú¡r them æe any leaso agreeoernts rclating to úE Prop€rt¡';
o Whsús thsro aro any environmenbl i¡suos, such as contani¡åþd soil;
o A¡plicablo ctront md potential futwe zoning and land use lequirøÉsnb;
.o ltrof tho proputy compares wiú simita¡prroperties in the area that h¡vs

.

o
o

been solil recently;

How m¡ch ít would cost to reproilnco

tho

buildings md oth€Í sEuctutôs'

less any depreciation; and

How much renhl incomo tho proporty pro.l"ces, or could produco if put

ø

its highest and best use.

If the property to bo appraised is not real Fropúty, the apg¡aiser would conside¡
factors comrnouly csmidçred in deÞrnirirg tho m¡rket valuo of tbat type of
p¡opsrtY.

.

I9iIl I

receive a copy of tùe appraisal?

2

121

Case3:13-cv-03664-JCS DocumentlT-6 Filed08l22lt3 Page6 of 34

fho City of Richmon<l will provicfo 3ou wiú i6 Ptrchaso offtr, a suqnry of the
alpra.is#s opinion, and the basis for üo City of Richmond's offer' Among otüer
things, fÍe offer letÞr ìeill includ6:
o A goneral sbtdrôDt of the City of Richmond's proposed use for the
PloP€rtlt
o A¡ accrnde desctþtion oftúo grup€ûty to bc acqufuo{
' o A list of tùo i4novemenu covered by tho ofreu;

o
o

Tbs

dou¡t

of tbe

oftr;

and

compensadon for eac'h íryovement
The anormt co¡sidet€d to bo
which i¡ owned by a bDatrt aril ú€ basis fø deeEining that amount'

þt

Itrowonr, tho City of Richmond is only nquÍredto show ¡ou a copy ofúo frrll
æraisal if r¡our ploptty i8 atr dm€r-occupied residedal tropdty wiú four S '
fäcres¡¿ãti¿-rmit. t¡tt"rçviso' tnc city of Ricrrmord ma¡ but is not reçired' to
discloso íb frlI appraisal itiring negotiations (úougb diftref,t qifclosuro
n¡rket valus goes
¡eqr¡imrmens appli'rrtring tho lidgation pmcoss if tho issuo d ñír
ûo col¡lt),

"

Can

lhave

ry

own ap¡raisal done?

Yes. You may decido to obtain your oÌen agpraisal of tho property in negot'ratirg the
m¡kì¡g
f¡ir nadot vaius wiú ús City olRicåmûrd. fcroOproperty' atthe tim¡ of
ib initial o,ftr to you, tLo City of Richond ìililt off€r to relnbüso you tho
roaso¡¡blo cosb, not to exceed $5,ü)0, of an indopendmt eppaisal of your Eoperty'
io bo olig¡bb ft; reintusemernt, tho índepemleni apgraisal nust fo conthcÞd an
by the Srtate OfEca of Real Eshto A¡4raisere.

þ

4ryraiser-licensed

o

Whrt adva¡tagcs are there in sellirg my prolnrty to the Cíþ of Rteùrond?

A roal eshte üansaotion lqith the City of Richmond is typically handlod in tbø same
financial adt¡¿ntago to
way as tho sale of pdvaÞ pñPerty. Howovor, lhero may bo a
selling to tbe CitY of Richo¡d.

o
.

o

Yoú will not bo requireil to pay for real esfate conmissrons, titls cost6,
in closing
¡m,prafion of documents, titlo policy or recording fees requirod
costs'
tbo salo. Tho City of Richmonil will pay all theso

o

Although tho City ofRíchmond camot give yoü tax advics or directson,
you might also bo oligitrlo for certain Propery anq iqcga: tax advat¡råges '
you shãul¿
wrth tlrc l¡ternai Réveuus Service (IRS) for details or
"n"ck
coDsult your persoml tax advisor.

If only a portion of ry property ls laken, will I be paid for the loss to my
remaining ProPertY?

128

Case3:13-cv-03664-JCS DocumentlT-6 Filedjglzzl13 PageT of 34

fu general, when only a parl of,your p¡ope¡ty is uoeded' evcy re-asonablo offort is
*idu to *nso¡s yott Jp oot CImr u f,iancialloss to tho kemairder' property' tho
City of Bjct'-ond will pay you the faír mprl¡et valus of tlæ fúoPstty bçirg te&etr as
is n9t
weÍ as conryensation fc any loss in valuo to your r€mÂining PrAortV
ofßet by thJ benefib corfenred by tho project. the co4ronsatio¡ fc úo loss in value
rsoverræco dmagos.r
to ]Dur r€mainitrg property is offen rofared to as

þ!

if any remaining prt

is of such a 8¡zÊ, sh4to, or conrlifion as t¡o bo of littlo
D¡d(et vafus, tho City õf Ric.bmond will otrer to acquiro úåt ftmahing Pût (or

. AIso,

rcmnant) Aom you,

¡

if

you so dasire.

WilI I be coqrensated for toss d

good*il

úo

ry b*io.*?

If you æo thÀ owner of a bud¡oss rü* is co¡ducteil on the p¡uPsty bsing acquired, you may havo a dght b cþq,€,nsatiotr for lost businers goodwill if ths loss is caüsed
iy úo acquisition of úo ¡roperty. nGoodwilln cgnsirb of úo bendh úat accrûô b a
business as a resr¡lt of ib-location, reputrtion for dqrmilabiltty, skill or qrulity' aud
any otfur circum,$ancos rosnlting in p'robable ¡ehtior of old or acquisition of new
patroragÊ.

.

IVhat

will hsp¡nntotheloan onmy ¡nopeÛ?

is aiquiring ús enfno p¡opaiy' gonerally üo
c<iryensation payable to tüo owneris first usetl to sati$ ou8hndiog loa¡s o¡ lie¡s as
in a t1'picaf real este tassaction. YtJht¡,s lese üm tho onti¡e prq,eúy i8 beine
*qoi*{ *tuúer orfsbndiag loaru or liens are paid Aom tbo coqensation wrll
depe¡d on th6 particuld facb md circûBstances'

üÁero úo City of

'o

Do

Rtchold

I have to seü at lùe ¡rice offered?

No. If you and tÍo City of F.icbrond uo unabls to æacå ¡¡n âgreeneot otr a mqt''olly
satisfactory grico, you de uot ûbllgût€d to sign an offer to sell c edor iúo a purr'hzse
agre€Eetrt.

¡

If I agred to accept tho City of Richmondrs offerr'how soon wilt I he paid?

If you mach a voluntry agrÉÊEent to sell your proporty or an ínterest in th6 PropÛW
to'tho Cíty of Ricbmond, paym.ent will bo øado æ a mutually acceptable timo'
Gensrå]ly, rftis should he possiblo within 30 to 60 days affer a ¡rurcbase/sale contract
is signed by all partios .

è

What hâppens if we are ¡mahle to reach an agreement on the property's
market value?

fair

4

129

Case3:13-cv-03664-JCS DocumentlT-6 Filed)Bl22l13 PageS of 34

Tho City of Richmond, to ths greåtest exteflt Pr¿cticabló, will make erory roæonable
effort to acquiro your groperty by negotiated purohase. If, howover, úo negotiatiols
am unsucceisful, rfr; city of Rici'rnond:may cithe¡ file ån eminont tlomnin action i¡ a
cor¡rt locateil wftLiq rho Ãeqe Counry rehero yolrr property is located m it may decido
to abmdon ib i¡te¡tion to acquiro the prope¡ty. If ths city of Ric.bsiond aba¡dons its
inûeution to acçirro, it will

prorytly notify you'

the Clty of Richmond pr,oceeds wiú eminent domain, tho ftst sEp ís for Cìty of
Richon<l shü to requesì auúority fi'om üo City Couacil to f[16 ¿ s6¡rle¡nn¿[i6¡
rRe¡ohio-n of Necslsity.'' Itr
actiou. lto ag¡rovd lom tho City Council is called a
considering wÏette'r condsmndion is uscessry' úÞ City Cou¡sil must
is'l€t"rrnhe
wnoúer ürã public inErët atrd necossity ¡equin lüo project, whefher tho ¡roject -.
plarned or Ëcaæd i¡ ¡fts 'n¡ntiû ftaÊ wi{ bo most coryadblo with tüo greabst puhlic
p'ropeaty is ncceelry for tho
ínjury, dd wheúer
gootl md tho leart

If

plr

lritr"¿b

tto Citv
froject. You will bo give't notico and an ogpotunity to apper-bofore
-Couqcil
when if co¡siders whÊùer to adopt túo Resohdon of Necessþ' Yor may
wa¡t to call an attutroy G contact atr attomsy rdcrrul lcrvico rígþt awa¡ You-or
anil dro
lour rqroaembtives ca¡ raiss my otJeùiou¡-E lúb ResolulÍo¡ of Necossity
sither oralty boforo úå City Cormcil c in writíng to tho City Council'
óo¡de;ration

the Cify Council adoltb thÞ t{esolution of Necæsity, the City of Riobmond can file
io oo*t to acquús title to Úø Prûtrtcrty ûI,otr Plymont of úe proporty's
o
"oryl"iot rr¿lue, fhÞ City of Richondis tle plain6e. Anyotro wiú. a logal int€rost
fa¡r nãdct
in the poperty, genøAfy adtemUnea ûom a titlo report on úo prroperty (inoludiug _
holders), æe named as dsftnda¡b. Ofton, úo City of Richmond
tuo-ri

ff

"r-nontg"gp
also dtposit úo amount ths City of Ricbuotrd bolieve's ir üe \gobablo anount
of coqensfoon" with ths S'tate Ttoasuer wtruo the cqlaint is fileil '{ deposit
úu$ b; mád6 if tho City of Richmond is seoking to acçire possession of tho

will

p,roperty beforo agreemeut is ¡eãched

.

o¡ ths åir mrket valus.

Càn ths C¡ty of Richmonrl acquire possession of ry propert¡r before the
propertyoe ialr market va¡ue ¡¡ dotermined in the sminent doIne¡n lâwsutt?

fu sdme

cæes, tho City of Richmond may decido

it

needs possession of tho ¡ropurty

beforc tho ¡noperty'. f"it m¡rket valus is ûnally dotermined' In such a caso, tho City
of Ricbmoua m¡si apply to tho court for an "orderr for possesslon'r to allow it to take
possession ¿¡tI contãl of tno popøty pdor to resolution of tho Pr0pefiy's fair Ûlket
ialue. Tbo City of nicnmond ir requ*d to schétfule a hearirg with the ôourt on tho
ptoposed order for possession and to give you notico of the near.ing- Notico must
is ocupied
þnerally bo sent at least 90 days bofore tho hearing date if tho fropsrty

äd

6O

&ys tofore the hecingdate íf

the propøty is unoccugied.

Aþdgo will

decide whsth¡,r the order for possession should Ûo granted' As noted above, the City
of Richmond must deposit with the State Tteæurer the probable mount of
compensation in orde'r to obhin possession of the proputy.

þt

5

130

Case3:1,3-cv-03664-JCS DocumentlT-6 Filedjgl22l13 Page9 of 34

r

Can

I

oppose the motion

for an order for

possession?

the
Yes. You nay o¡poso thø motiol in wríting by serving ths City-of Ricbmond and
yo* tån"o opposition wiúiu tåo period of tino set ñsrth in úe notice
ûom úo City of Richnond.

*it

"Ñ

.
If

Can

I ¡ent ths ¡ro¡rerty ftom tho C¡ty of R¡chmond?

th6 City of Ric,hmond agree's

o

allow you or JoBr tenaatÉ

to

rEEsin

oE

ú€ g¡oPetty

t" hty p¡m""¿ ac4uirar posiassion' or the tmÂr-t will be rogfue d to
"f
"n*
pìy.fti.t"itto tu cityofRËhmond' Genemúy, such ront¡vill ¡ot bo moro thau
''ou
"tfit
chrgod

r

as

rent for iho uso of

a

propÊrty

silûilr

to yours in ¿

sirilar

aroa:

I witùitr¿¡l lùo amount deposÍted witù &e Sü¡lo Treasurer bdut the
enÍnøt itomah sfúíon is c'om¡ùeeil, erven if I donrt agree that fùs smolmt
Can

¡rflects tùe fair Darkrl value

dry

¡rroperty?

(such as a
Yes. S\bject to ú6 rÍgbü8 of atry oúer persons having a prqeily inlerost
ien¿"r, ænunt, o¡ coÑrner), you oay wiÉtaw tte anount depositetl with the Stro
i**i.* t"fåi," tt" enúqønt-doßaii action ls co4leæd. If ¡ou wiú<taw tbo
amomt on <leposiÇ you may still seek a highr fab tnúotvaluo óning ihe e.mnont
d".dt pt"ddi.d bw you may iiot conæ5¡ 66 ¡ght of úo cityof Richnond to
your pfoperty
acqu¡o Àîe proP€¡ty, meauing ¡'ou cannot contqst th¡t tbÊ a{4uisitim of
ís for a public purposo c is othenwiso iqlroperr.

increaso
You also havo the 'igþf to ask t&e coütt to.ro.qu¡rÞ tûo Ci!Í g. f'ßicbmolil to
amowt tbe City of
mã mount Aaosica wiü trÞ$tate ftþåõûrsr'if you Ûo1i6vo the
Ricbmonit hasdeposibd loss th¡n tho 'þobablo amount of compensation'"

.

Can

I cmtest the condemring agency's acquisitíon

of the

proprty?

in
Yos. Provüled you havo ¡ot wifhd¡a¡v¡ the amount derposibd, you can challenge
court the City of Richmondb right to acçio or condÉon tho groporty'

.

What ha¡r¡rens in an eminenf donaii tr¡al?

value of
The maiu prrposo of an eminent dom¿in üiÂI i8 to determine the fair 'mfiket
goodwill causerl
vout propË¡tv, i".luding compe¡rsàble intere¡ts sucú as ïo¡t busiuess
i,, rf,ä r.riioi or uuuerai'ce ¿o-agcs. The tìnl is unraliy conductsd before a þdgo and
jury. yoo (ão¿ t"y oúers with interests in tho proporty) and lhe City of Ríclmond
f"uu tnu oppottuoity to present ovidence of value, aÍ'l tÍs jury will dcternine the
tho
value.'In cases where tho paties chooso hot to hÂvo a
prop-ty't fait

irii

iry'

il-tet

6

131

Case3:13-cv-03664-JCS Documentl-7-6 FiledOgl22lL3 Page10 of 34

judge wiü dæide th€ property's fair mø}ot raluo. Gonemlly, each Party to tho.
ïtifrtion nust discloÅt iit t "ip."ti* upf-¡t¡" to tho other parties ¡rior to hial'
€mioont
If you cbølleugo tüo City of Ricñmond's dght to acqliro úø--¡oroPsity, the
tho logal
¿oäui¡ ni¿ i'¡l ¡"o detrmi¡e ¡vheütr or not rho Òity of Richnond has
*-qd. ú9 pt"perty' In such caser¡ tbo judgÐ (not úo jury) wlU qap ül¡'
brÇ any ovid"nco is pteçne¿ ionËwi¡g ttrs pmpert¡is faír rnarlot:

;;t t
¿-Ñ;"å;
value,

fhs

At úe eud
to pay

with

tho County Recorder, ancltitlo to

üs

üon pass to üo City o1 trtlchold

.

Am I edÍded to tntt¡est?

generrally entitled to
Anyouo receiving compensatiol íu an ominstrt domtin actio¡ is
dar the bondeming agency ubs posession
üh"üryeÅation üom úE
;ú;fr"ptrty;$lúopersonreceiving tho conpe-nsalon bpþ.nftllypaid' Tho
of üo ¡¡e¡sst is ¿effifued undsr fo@ulns ín StÊtß IÂw'

;ñJ;
""tu

-¿ "äU,ixio"

.

Tl¡ill

lheÇjtr dRtchmonrt þy ry

attornoyr''fees antl cosb'

condemring
In an erinont.domain actiou; you re ontitle'd to bo æímbuned by tho
fililg feos, In somo-circumstmcos' you úay
ag€ncy for your court oosts such as cor¡rt
ñoiá *dtlt¿ to te reimbrusod by tho condofuhg agency for you attornoys' fees
your
lVhether ¡ou will bo erntitled to mceive roimbrusement for
io tu
cir.cursøce's of ús cæs and
?*t *¡t depenrl on úo puticola facts 9d

rtt

lut*ir

thp

""p
ofrqs and dsmmd

o

Will I recelve

fc

coryonration mado i¡ tho action'

assistâtrco

w¡tl relocation?

proporty
Anv oerson, businsss, or fmm operation displaced aa a result of the
stanco for
t5e¡a[y eatitted fo relocatíon a(fuisory and financial a¡of relocation
"rátitin-"it
ãËlufJt*i.."nåo e.xlonsps, such as úoving óxponses' Ths amount

.
.äp"*"tioo it ¿"citio"d on a cæo-by-"Ás basis i¡ ac¡orda¡co.with ¡rosgibel the
fo."t¡* tuoufts are ha¡dled.se'pa¡ate and apart ftomthedetemi¡ation of
-;wln
not pæt of the eEi¡ont domâin process'

ptop,"ty't tuit

il.

-olut

valuo ald are

Contact Informâtion

the
V/e am avall,abia to auswor yout questions and to BÁsi6t you in undersøndhg
¿olnaitt procoss'. Should you desiro fi:rúer
u.çiSiÉolt ptogt*o an¿ the eminànt

7

132

Case3:13-cv-03664-JCS DocumentlT-6 FiledO8l22lL3 Page11 of 34

infomrtion, ploæo contact tüe city of Richord usiog tho conhct idormation contained
in the æcompanying offer lettc'

133

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