Contract analysis

1. Warranty Against Grantor's Acts. Grantor covenants that it has not done or suffered to be done anything whereby the premises hereby granted are or may be encumbered, impaired, or charged in any manner whatsoever, except as expressly set forth herein and except for the Permitted Exceptions (as defined below).

2. Covenant of Special Warranty. Grantor will warrant specially the property hereby granted and will defend the same against all persons lawfully claiming or to claim the same or any part thereof, by, through, or under Grantor, but not otherwise. This covenant of special warranty shall extend only to claims arising by, through, or under Grantor during the period of Grantor's ownership of the Property, and shall not e

3. Permitted Exceptions. The conveyance made hereby is subject to the following matters (collectively, the "Permitted Exceptions"): (a) All easements, restrictions, rights-of-way, reservations, covenants, conditions, and agreements of record as of the date hereof, to the extent the same are valid and subsisting and affect the Property; (b) All applicable zoning ordinances, building codes, subdivision regulations, lan

4. Environmental Matters. Grantor notes for the record that a Phase I Environmental Site Assessment of the Property was completed on May 5, 2025 by Greenvale Environmental Sciences LLC. No Recognized Environmental Conditions, as defined by ASTM Standard E1527-21, were identified at the Meadville property in such assessment. Unlike the property situated at Grantor's Butler, Pennsylvania facility, no Phase II Environme

1. Real Estate Taxes and Assessments. Real estate taxes and assessments for the year 2025 and subsequent years, not yet due and payable as of the Closing Date, prorated between Grantor and Grantee as of the Closing Date pursuant to the terms of the Purchase Agreement. All real estate taxes and assessments for years prior to 2025 have been paid in full.

2. Zoning and Land Use Regulations. All applicable zoning ordinances, building codes, land use regulations, subdivision regulations, and governmental regulations and requirements of the City of Meadville, Crawford County, and the Commonwealth of Pennsylvania, as the same may be amended from time to time, including without limitation the City of Meadville Zoning Ordinance, as amended.

3. Utility Easements. Easement in favor of Brightmoor Enterprises (a Strathmore Group) for overhead and underground electric power lines and related facilities, as recorded in the Office of the Recorder of Deeds of Crawford County in Deed Book _, Page _, and any amendments or supplements thereto.

4. Utility Easements (Continued). Easement in favor of Cobalt Ridge Partners LLC for the installation, maintenance, and operation of natural gas pipelines and related facilities, as recorded in the Office of the Recorder of Deeds of Crawford County in Deed Book _, Page _, and any amendments or supplements thereto.

5. Sanitary Sewer Easement. Easement in favor of the Meadville Area Sewer Authority for the installation, maintenance, and operation of sanitary sewer lines and related facilities, as recorded in the Office of the Recorder of Deeds of Crawford County in Deed Book _, Page _.

6. Stormwater Management. Any rights, restrictions, or obligations imposed by stormwater management plans, permits, or agreements applicable to the Property, including any National Pollutant Discharge Elimination System (NPDES) permits or stormwater best management practice requirements.

7. Access Easement. Non-exclusive easement for ingress and egress across the northwesterly portion of the Property in favor of the adjacent parcel now or formerly owned by _____, as recorded in the Office of the Recorder of Deeds of Crawford County in Deed Book _, Page _.

8. Survey Matters. All matters shown, disclosed, or that would be disclosed by the survey of the Property prepared by Great Lakes Title & Escrow Inc., dated _____, including but not limited to encroachments, overlaps, boundary line disputes, and any other matters that would be revealed by an accurate survey and physical inspection of the Property.

9. Restrictions of Record. Any and all covenants, conditions, restrictions, and declarations of record affecting the Property, to the extent the same are valid, subsisting, and enforceable.

10. Rights of Tenants. Rights of any tenants or occupants of the Property, if any, as tenants only, without any right of first refusal or option to purchase.

11. Additional Purchase Agreement Exceptions. Such other exceptions, encumbrances, liens, restrictions, and matters as are expressly set forth on the schedule of Permitted Exceptions attached to the Purchase Agreement, all of which are incorporated herein by this reference. END OF EXHIBIT B END OF SPECIAL WARRANTY DEED