Prospectus for 11-7-2014 Lipscomb/Lefman-Greeley Estate Auction, Higginsville, MO

LAFAYETTE COUNTY LAND AUCTION Lafayette county

Land auction Lipscomb/Lefman-Greeley Trust Farms aLicE aVERSMan EStatE

Mon., November 17 at 10:00 a.m.

149+s acre

T49N – R26W – Sections 4, 8, and 9

Mon., noVEMbER 25, 2013 11:00 a.m. at the farm Sale Held at the Higginsville Country Club “The Lake Farm”

2 ½ miles East of Higginsville on HWY AA, ½ mile south on Country Club Rd. T49N – R25W – Section 4 143.09 Acres /75.85 in row crops, balance in pasture, timber and waterways

“The Johnson Grove Road Farm” 3 miles East of Higginsville on HWY AA T50N – R25W – Section 33 74.26 Acres/36.46 in row crops, balance in pasture, timber and farmstead

16915 Prairie Valley Road, Mayview, MO 64071

• 149Hwy acres M/L • 105Higginsville, m/l acres in row crops 23464 AA, MO

• 19 acres m/l in pasture and hay • 6.5 acres m/l in tabo Watershed Lake • 18.5 acres m/l in timber and Waterways

SELLERS: Victoria Beaver and

Robert Cunningham, Trustee of the Ethelynn H. Lefman Sellers: Robert Representative Greeley Trustaversman, FBO Joseph Personal Chris Lipscomb, Robert dorothy Vollmer, charlene Horman, Mary Fisher Cunningham as Power of Attorney for Victoria Beaver For For Sale Sale Information Information Contact Contact

Mike Mike Williams Williams 816-797-5450 816-797-5450

www.wheelerauctions.com www.wheelerauctions.com •• mike@wheelerauctions.com mike@wheelerauctions.com

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Table of Contents Auction Information & Notes.................................................................................. 5 Auction Terms & Conditions.................................................................................. 6 Farm Descriptions................................................................................................... 7 Assessors Maps...................................................................................................... 8 Auction Parcel Maps............................................................................................... 9 Plat Maps.................................................................................................................. 10 FSA Maps & Information......................................................................................... 11 Soil Maps & Soil Types...........................................................................................12-15 Photo Gallery...........................................................................................................16-19 Auction Sale Contract............................................................................................. 21-24

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Lipscomb/Lefman-Greeley Trust Land Auction

Johnson Grove Road Farm

Lake Farm

The Greeley Trust land Auction consists of two farms commonly referred to as the Johnson Grove Road Farm of 74.26 acres and The Lake Farm of 143.09 acres. Both represent high-quality, easily-accessed locations being halfway between Higginsville and Corder, Missouri either bordering or just off Highway AA. The farm tenants on both farms have maintained outstanding farming practices for soil conservation. Renters resided in the Johnson Grove home until October 31. This home will be move-in or rentable-ready at closing.

These farms offer the size, quality, and diversity to be valuable assets for year to come.

We hope you will be with us on Monday, November 17, 2014 and exercise your option to buy one or both of these diversified farms in Lafayette County.

Chas & Mike

For Sale Information Contact: Wheeler Auction Representative,

Mike Williams • 816-797-5450

mike@wheelerauctions.com • Website: www.wheelerauctions.com SALE DAY CELL PHONES

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Chas Wheeler 573-473-2508 Mike Williams 816-797-5450 Charlie Nordwald 636-795-4552 Clint Youse 660-651-4779 Sonny Ketchum 523-721-2021

AUCTION INFORMATION AND NOTES The auction consists of the 74.26 acres M/L “Johnson Grove Road Farm” and the 143.09 acres M/L Lake Farm, and referred to as the Lipscomb/Lefman-Greeley Trust Land Auction.

Date: Monday, November 17, 2014 Sale Time: 10:00 a.m.

Sale Location: Higginsville Country Club, 2464 Hwy. AA, 2-½ miles East on Hwy. AA and ½ mile South on Country Club Road, Higginsville, MO Phone: 660-584-7900 Auction Procedure: We will offer both farms as “Choice” to the top bidder with the options to take both farms at the bid price. If the top bidder takes only one farm, we will open the bidding on the remaining farm. The Choice method of selling land offers potential buyers the control of selecting one or both parcels of land. Once a parcel has been selected, we will not re-open the bidding on the parcel. If the top bidder takes both farms, the auction is concluded. The sale is subject to confirmation of bid price by the sellers. Property sells as is, where is. There is no buyer’s premium at the auction.

Showing: Feel free to view the farms at your leisure. The home on the Johnson Grove Farm will be available after October 31, 2014, and shown by appointment only, contacting Mike Williams @ 816-797-5450. We ask that you stay out of the pastures without specific permission.

Contracts: We will write the land contracts immediately following the conclusion of the auction.

Down Payment: 10% down payment is due at the signing of the contract. YOUR BIDDING IS NOT CONTINGENT UPON FINANCING and the escrow money will be made payable to Mid-West Title Company, Lexington, MO. Closing: On or before Monday, December 15, 2014, at the office of Mid-West Title Company, Lexington, MO. Taxes: 2014 Taxes will be paid by the Sellers. The new buyer will be responsible for 2015 taxes and beyond.

The 2013 Lafayette County taxes on the Johnson Grove Farm totaled $736.36. The Lake Farm 2013 taxes totaled $419.82.

Survey: As all Legal Descriptions necessary for transfer of title are in place, there will be no need for a survey.

Other Information:

West Central Electric Utilities

Lafayette County Water District #2

Lafayette Co. C-1 School District

Both farms have a Higginsville address

Past Crop Yields: (bu/acre) Lake Farm: Johnson Grove Road Farm: 2011 Corn 143, Soybeans 50 2012 (Drought year) Corn 69, Soybeans 36 2013 Corn 150 Soybeans 40 2014 Yields available at sale time

2011 Soybeans 44 2012 (Drought year) Corn 58 2013 Soybeans 42.4 2014 Corn 222 mike@wheelerauctions.com

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Auction Terms and Conditions • Procedure: Property shall be sold Choice in 2 PARCELS, The Johnson Grove Road Farm of 74.26 acres m/l and or The Lake Farm of 143.09 acres m/l and by the acre amount. Buyer will have the option to take either parcel or both for the bid price.

• Down Payment: Ten percent (10%) down payment the day of auction, upon signing a purchase agreement immediately following the close of bidding. The down payment may be paid in the form of personal check, business check, or cashiers check. The remainder of the purchase price is payable at closing within 30 days. YOUR BIDDING IS NOT CONDITIONAL UPON FINANCING, be sure you have arranged financing, if needed, and are capable of paying the balance at closing.

• Title: Sellers shall provide and execute a proper deed conveying the real estate to the buyer(s). Seller to pay for title insurance.

• Possession will be given on the home and row crop ground at closing on the Johnson Grove Road Farm, T50N-R25W- Section 33. Pasture rights prevail through March 31, 2015.

The Lake Farm, T49N- R25W -Section 4 has tenant rights through March 31, 2015.

• Real Estate Taxes: The real estate taxes for the year 2014 will be paid by the sellers. The 2015 taxes are the responsibility of the buyer or buyers.

• Mineral Rights: The sale shall include 100% of the mineral rights owned by the sellers.

• Easements: Sale of the property is subject to any and all easements of record.

• Acreage: All acreage is approximate and has been estimated based on current legal descriptions.

• Survey: Any need for a survey shall be determined solely by the sellers. At sellers’ option, sellers shall provide a survey for any parcel where there is no existing legal description or where the tract divisions create new boundaries. Closing prices shall be adjusted to reflect any difference between advertised and surveyed acres. If a survey is required the survey will be paid for by the seller.

• Closing: Anticipated closing date shall be on or before Monday, December 15, 2014 or on date mutually agreed upon between the buyer(s) and the sellers conducted at the office of Mid-West Title Company, Lexington, MO. • Agency: Wheeler Auctions & Real Estate and its representatives are Exclusive Agents for the sellers.

• Disclaimer: The property is being sold on an “as is, where is” basis, and no warranty or representation, either express or implied, concerning the property is made by either the sellers or the auction company. Each bidder is responsible for conducting its own independent inspections, investigations, and all due diligence concerning the property and the auction.

Information contained in this brochure is subject to verification by all parties relying on it. Diagrams/dimensions in this brochure are approximate. Acreage is estimated. All information contained in this brochure and any related materials are subject to the terms and conditions of sale outlined in the purchase contract. Auction conduct and bidding increments are at the sole direction and discretion of the auctioneer. All decisions of the auctioneer are final. The sellers and the Auction Company reserve the right to preclude anyone from bidding if there is a question as to the person’s credentials, fitness, intent, etc.

New Data, Corrections and Changes: Please arrive prior to scheduled auction time to inspect any changes, corrections or additions to the property information. ALL ANNOUNCEMENTS AND INFORMATION GIVEN FROM THE AUCTION PODIUM SHALL TAKE PRECEDENCE OVER PREVIOUSLY PRINTED OR STATED ADVERTISEMENT. 6

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Farm Descriptions The Johnson Grove Road Farm, represented in the legal description as 74.26 acres m/l is a nice combination of row crop ground, timber with outstanding hunting capabilities, pasture land and an 1134 sq.ft. home. It is a onestory framed house with ½ basement for the furnace, washer/dryer and storage. The home is a two-bedroom single bath, with a spacious living and dining area. New insulation was put in the ceiling in 2011. Propane heat used for the winter of 2013/2014 only consumed about 250 to 300 gallons of propane and the WCE electric bill on the property runs around $100 to $120 per month. For summer air conditioning, the new buyer will need to install window units.

Yields on the tillable acres have been good with 2014 corn yield at an amazing 222 bu/acre. The tillable acres are tiled and terraced.

Location for this farm is convenient to both Higginsville and Corder with road frontage on Peacock Road on the North, Johnson Grove Road on the East and Highway AA on the South. It is due East of Higginsville on Highway AA. A small cemetery lays in the Northwest Corner of the Farm along Peacock Road with some headstones dating back to the 1840’s. Many of the headstones appear to be for young children and are represented by several families. This piece of history is unique to the area and is a testament to early settlers of this land and the hardships they faced.

This acreage is attractive in many ways and offers farming or country living as well as income producing capabilities via cash rents for the home, pasture, or tillable acres.

The current pasture renter wishes to maintain his pasture tenant rights through March 31, 2015. Row crop acres and home will be available at closing. Both current land tenants would like to submit rental proposals to the new owner to continue renting the farm if the new buyers wish to explore that option. The farm house has been occupied thru October and will be available for move-in or rent-out at closing. There are no tenant agreements in place after March 31, 2015.

The Lake Farm, represented as 143.09 acres m/l has one of the very best locations in the Higginsville area, situated on the North and East of the Higginsville Country Club, Golf Course and Higginsville City Lake. This farm shows FSA acres as 104.3 tillable but current management practices have 43.25 acres of corn, 32.6 acres of Soybeans and the balance in improved pasture, waterways and timbered pasture.

Location is 2 ½ Miles East of Higginsville on Highway AA and ½ mile South on Country Club road.

This location offers many possibilities for home sites or subdivision and you absolutely cannot get better access to the great fishing in the lake or the duck and goose hunting that abounds in the winter. Deer hunting is another strong suit with timber on the North and East of the property.

Crop yields on this property are consistent year to year and the updated 2014 yields will be available by sale time or on our Wheeler website when harvested.

The current tenant has tenant rights thru March 31, 2015 as he winters his cow herd on this farm. He is willing to visit with the new buyer and possibly make the row crop ground available sooner for field work and fertilization in preparation for next spring’s planting season. That agreement will be between the buyer and current tenant. The current tenant would also like to offer a rental agreement to the new buyer to continue on this farm if the new buyer wishes to explore that option. There are no tenant agreements after March 31, 2015.

This farm offers as many lucrative possibilities as you can think of and is a must consideration for expanding ones farm acreage, needing more cow pasture, or acquiring a location that will always hold its money together. mike@wheelerauctions.com

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LATTALANE FARMS

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assessors Map

Peacock Rd

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Highway AA

HICKORY RIDGE SUB.

MO AA

LATTALANE FARMS

BARB RD.

South S Country Club Rd

COUNTRY CLUB RD.

Johnsons Grove Rd

JOHNSON GROVE RD.

JOHNSON GROVE ROAD FARM

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Peacock Rd

PEACOCK RD.

Auction parcel MAPS

The LAKE FARM

JOHNSON GROVE ROAD FARM

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PLAT MAP The Lake Farm Township 49N • Range 25W • Section 4

Johnson Grove Road Farm Township 50N • Range 25W • Section 4

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FSA MAPS

CRD BARB CRD BARB RD S RD N

For FSA Programs Only

Farm 713 Tract 2172

5 Created: 4/16/2014 15.22 HEL 26 4.5 6

1 14 7 .52

THE LAKE FARM All Measurements are For FSA Programs Only

clu

10/2014

F

Farm 3026 Tract 2399

14 23.92

Lafayette County FSA 120 West 19th Street Higginsville, MO 64037 Phone: (660)584-8732

nd Determination Identifiers

d Use

estrictions

26 4.5 6

1:7,920

ayette County FSA 0 West 19th Street ginsville, MO 64037 ne: (660)584-8732

15 14.47 HEL

1 14 7 .52

14 23.92

1:7,920 All Measurements are For FSA Programs Only

Created: 6/10/2014 Wetland Determination Identifiers &

Restricted Use

# *

Limited Restrictions

) "

Exempt from Conservation Compliance Provisions

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Farm 3026 Tract 2399

Lafayette County FSA 120 West 19th Street Higginsville, MO 64037 Phone: (660)584-8732

RT V N

Exempt from Conservation Compliance Provisions

2 22.77 HEL 5 15.22 HEL

15 14.47 HEL

1:7,920 All Measurements are For FSA Programs Only

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Created: 6/10/2014

Limited Restrictions

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1 5.26 HEL

14 23.92

Disclaimer: Wetland identifiers do not represent the size, shape or specific determination of the area.

Refer to your original determination (CPA-026 and attached maps) for exact wetland boundaries and determinations, or contact NRCS.

Restricted Use

F

Disclaimer: Wetland identifiers do not represent the size, shape or specific determination of the area.

Refer to your original determination (CPA-026 and attached maps) for exact wetland boundaries and determinations, or contact NRCS.

om Conservation Compliance Provisions

and identifiers do not represent the cific determination of the area. ginal determination (CPA-026 and attached maps) boundaries and determinations, or contact NRCS.

RT V S

Wetland Determination Identifiers &

3 3.5 8 NH EL

clu

Lafayette County FSA 120 West 19th Street Higginsville, MO 64037 Phone: (660)584-8732

2 22.77 HEL

Exempt from Conservation Compliance Provisions

RD W

CRD BARB RD N CRD BARB RD S

15 14.47 HEL 1:8,310

Limited Restrictions

) "

Disclaimer: Wetland identifiers do not represent the size, shape or specific determination of the area.

Refer to your original determination (CPA-026CRD and attached SPEEmaps) D for exact wetland boundaries and determinations, RT AA E or contact WAYNRCS.

3 3.5 8 NH EL

26 4.5 6

1 14 7 .52

5 15.22 HEL

CRD BARB RD N CRD BARB RD S

3 3.5 8 NH EL

1 5.26 HEL

F

Restricted Use

F CRD BARB RD N CRD BARB RD S

Created: 4/16/2014

2 22.77 HEL

Wetland Determination Identifiers &

CRD BARB RD N CRD BARB RD S

RT AA W

CRD BARB CRD BARB RD S RD N

Farm 713 Tract 2172

12 51.69 10 For FSA Programs Only HEL 10.09

RD W

Created: 4/16/2014

Lafayette County FSA 120 West 19th Street Higginsville, MO 64037 11 (660)584-8732 Phone: 237.93 NHEL

1:8,310 clu

For FSA Programs Only

Farm 713 Tract 2172

26 4.5 6

9 1.77

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Lafayette County FSA 120 West 19th Street Higginsville, CRD SPEED MO 64037 RT AA E Phone: WAY (660)584-8732

1 14 7 .52

CRD PEACOCK RD W

3 3.5 8 NH EL

8 1.16

1:8,310

# *

RT AA W

11 237.93 NHEL

11 237.93 NHEL

RT V N

RD E

32 31.41 HEL

15 14.47 HEL

CRD JOHNSONS CRD JOHNSONS GROVE RD W GROVE

12 51.69 HEL

10 10.09

1 5.26 HEL

JOHNSON GROVE ROAD FARM

9 1.77

RT V S

8 1.16

CRD BARB CRD BARB RD S RD N

1 5.05 HEL

RT AA W

# *

CRD PEACOCK RD E

12 51.69 HEL

10 10.09

CRD PEACOCK RD W

32 31.41 HEL

RD E

9 1.77

Farm 3026 Tract 2399

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Lafayette County FSA 120 West 19th Street

1:7,920

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SOIL MAP & TYPE LAKE FARM

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SOIL MAP & TYPE JOHNSON GROVE ROAD FARM

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PHOTO GALLERY Johnson grove road farm

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Frontage on Peacock Road

AA Road Frontage

The farms will be offered choice to the highest bidder.

Pasture on Johnson Grove Road

The size of these farms bodes well for easier financing and affordabilty.

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PHOTO GALLERY Lake Farm

Property begins 1/2 mile off AA on Country Club Road

Farm Road to the center of the property

Lake - Country Club Road - Farm

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SW corner of farm & Higginsville Country Club

Location and Diversification are Huge Assets to any Farming Operation!

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AGREEMENT TO PURCHASE REAL ESTATE AT PUBLIC AUCTION THIS AGREEMENT TO PURCHASE REAL ESTATE AT PUBLIC AUCTION (later called the “Agreement”), made and entered into as of this 17th day of November, 2014 by and between Victoria Beaver and Robert Cunningham, Trustee of the Ethelynn H. Lefman Greeley Trust FBO Joseph Chris Lipscomb, Robert Cunningham as Power of Attorney for Victoria Beaver (collectively later called the Seller) and________________________ _________________________________________________ (later called the “Purchaser”), as the highest bidder on the property (as defined in Paragraph 1) at the public auction on this date (the “Auction”), is made subject to the following terms, covenants and conditions: 1. PROPERTY: Seller agrees to sell and Purchaser agrees to purchase tract(s) N/A sold as a total amount and/or ”Johnson Grove Road Farm” T50N – R25W – Section 33 sold on a per acre basis with approximately 74.26 m/l total acres of real estate situated in Lafayette County, Missouri. And/or “The Lake Farm” T49N – R25W – Section 4 sold on a per acre basis with approximately 143.09 acres. Purchaser hereby acknowledges and understands that the Property is being sold on an “as is where is” basis. Purchaser further acknowledge that this Agreement is not contingent upon financing and that failure to close this transaction on or before Monday, December 15, 2014 due to any delay caused by Purchaser shall constitute a forfeiture of the Earnest Money.

2. PURCHASE PRICE: Purchaser agrees to pay to the Seller the total sum of _______________ ____________________________________________ (the “purchase price”). Purchase price is figured from___________________________________________________________________ _____________________________________________________________________________ _____________________________________________________________________________ _______.

Upon execution of this agreement, the Purchaser will pay by check and not in cash ___________ ______________________________________________ (which amount is equal to ten percent (10%) of the Purchase Price as Earnest Money made payable to and to be held in the escrow account of Mid-West Title Company Lexington, MO as escrow agent, there under for delivery to the Seller at the time of closing or as otherwise provided for herein.

The balance of the Purchase Price shall be paid by Purchaser to the Seller at closing in cash or form of payment acceptable to the Seller.

3. TITLE: Seller shall furnish Purchaser with an Owners Title Insurance Commitment (Title Commitment), issued by Mid-West Title Company Lexington, MO. Title insurance premium paid for by the sellers. The Title Commitment shall commit the subject title company to issue Purchaser its standard owner’s policy in the amount of the purchase price, showing title to the Property in the name of the Seller. In the event that the Seller is unable to convey the Property in accordance with the terms of this agreement, Purchaser shall elect to either (a) take the Property encumbered with the objectionable exceptions to the title and waive any and all objections thereto without abatement of the Purchase Price, or (b) receive a refund of the Earnest Money, and upon such refund being made, this Agreement shall terminate and be of no further force and effect.

4. SURVEY: If survey is necessary, survey shall be provided at Seller’s expense a new survey reflecting the legal description, acreage and boundary lines for any Tract of the Property where there is no existing legal description or where new boundaries are created by the divisions of Tracts at the Auction. Any need for a survey shall be determined at the sole discretion of the Seller. If a new survey is determined to be necessary by the Seller, the Purchase Price shall be adjusted to reflect any difference between the bid acreage and the surveyed acreage. Purchaser will then have a revised Purchase Price calculated by Multiplying the surveyed acreage by the actual Purchase Price per Acre indicated in Paragraph 2. mike@wheelerauctions.com

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5. CLOSING AND POSSESSION: The “Closing” shall take place on or before Monday, December 15, 2014, at the office of Mid-West Title Company Lexington, MO and at a time designated by the Seller and agreed upon by Purchaser. Concurrently with the Closing, Purchaser shall pay to the Seller the Purchase Price, less the Earnest Money as provided for herein. Upon full receipt of the entire Purchase Price by Seller, Seller shall deliver to Purchaser special warranty deeds from each selling entity conveying title in the property to the Purchaser.

Purchaser shall pay the charge for recording the Deed. Seller and Purchaser agree to execute any real estate transfer declarations required by the state, county or municipality in which the Property is located. The Seller and Purchaser agree to provide and to execute such further documents as may be necessary or customary to close this Agreement (e.g., Seller Affidavit; FITPTA Affidavit; Organizational documents and closing statement) and equally for closing costs. Purchaser shall be entitled to possession of the property on the Closing date.

6. CASUALTY: Seller will keep the Property and Improvements insured until closing. If the improvements on the property are substantially damaged or destroyed by fire or other casualty prior to closing, then Buyer will have the option of accepting all of the insurance proceeds and proceeding to close this Agreement, or terminating this Agreement. If this Agreement is terminated due to this paragraph then the earnest money will be returned to the Buyer.

7. WARRANTIES: Purchaser acknowledges that Purchaser has been given an opportunity for a full inspection of the property and related information and further acknowledges with respect to this agreement that Purchaser is satisfied in all respects with the condition of the Property and all matters pertaining thereto. Purchaser accepts the Property “as is” and in its present condition with Purchaser assuming risk thereof. Purchaser understands that Seller makes no warranty or representation of any kind, either implied or expressed or arising by particular purpose of the Property or any portion thereof, and in no event shall Seller be liable for consequential damages.

Purchaser acknowledges that Seller has not agreed to perform any work on or about the Property as a condition of Purchaser’s purchase of it.

8. MINERAL RIGHTS: One hundred percent (100%) of the mineral rights owned by Seller with respect to the Property, if any, shall be conveyed to Purchaser at Closing.

9. REAL ESTATE TAXES AND ASSESSMENTS: Real Estate taxes for the calendar year 2014 shall be paid by the sellers. Purchaser shall assume and pay real estate taxes for the Property for all periods thereafter.

10. DEFAULT: If Purchaser fails to perform any obligation imposed by this Agreement, Seller may serve written notice of default upon Purchaser and if such default is not corrected within ten (10) days thereafter, then, at the option of the Seller, this Agreement shall terminate and the Seller shall be entitled to retain the Earnest Money paid hereunder as liquidated damages. The foregoing remedy in the event of default is not intended to be the exclusive remedy of Seller, and Seller shall have the right to seek any other remedies available at law or equity, including but not limited to specific performance. Default by Purchaser shall entitle Seller to court costs and reasonable attorney’s fees incurred in enforcing the provision of this Agreement.

In the event of failure of Seller to perform the obligations imposed by this Agreement, Purchaser’s sole remedy hereunder is to terminate this Agreement and receive a refund of the Earnest Money upon similar notice served upon Seller and similar expiration time period.

The Escrow Agent, upon receiving an affidavit from the non-defaulting party stating that this Agreement has been terminated as provided herein, shall be entitled to rely upon such affidavit and shall deliver the earnest money to the non-defaulting party.

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11. ENVIRONMENTAL: The Purchaser acknowledges that the Seller has not made and hereby disclaims any and all representations and warranties, either express or implied, regarding the environmental condition of the Property. The Purchaser shall rely upon its own independent investigation, inspection, inquiry, analysis, and due diligence to evacuate and ascertain the environmental condition of the Property. The Purchaser has been advised that the Property is being sold “as is, where is” and that Seller is not representing or warranting that the condition of the Property is in accordance or compliance with any past, present, or future federal, state or local environmental laws, regulations, requirements, or standards.

As a matter of corporate policy, Seller makes it a practice to expressly advise any purchaser that the improvements on the Property include materials, which may contain asbestos, and encourages Purchaser to investigate specifically whether asbestos containing materials exist on the Property.

12. PROVISIONS RELATING SPECIALLY TO SELLER/TRUST/ TRUSTEES/ EXECUTOR AND THEIR RESPECTIVE SPECIAL CIRCUMSTANCES: Trustee/Executor Disclaimer. Each fiduciary comprising Seller executes this instrument only in its representative capacity and shall not be bound or obligated hereunder except in such capacity. Purchaser acknowledges and agrees that this Agreement is made by such fiduciaries solely in their fiduciary capacity as described in the signatures affixed hereto, and that such fiduciaries shall not be liable for any breach or any failure to perform any obligation under this Agreement except from assets held in the fiduciary capacity described.

13. PROVISIONS RELATING TO THE AUCTION COMPANY/ AUCTIONEER/BROKERS/ FINDERS/AGENTS: (a) This Agreement is solely between Seller and Purchaser. Wheeler Auctions & Real Estate, L.L.C. (the “Auction Company”) and its licensed auctioneers are employed by the Seller. The Auction Company and its auctioneers shall not be liable for any patent or latent defects or deficiencies existing in the Property, improvements or other appurtenant structures thereon, nor for any information provided to the Purchaser. The Purchaser acknowledges that it has conducted its own independent investigations, inspections, inquiries and due diligence concerning the Property. (b) Commission. Notwithstanding any other provisions of this Agreement, the right to commission, if any, payable to any agent representing either party to this Agreement shall not vest until the transaction is closed, and shall be payable only out of proceeds of closing and said agent shall have equal right to any portion of Earnest Money forfeitures.

14. IRS 1031 TAX EXCHANGE DECLARATION (Optional): It is agreed between the purchaser(s) and the seller(s) that a material part of the consideration to the Purchasers for purchasing, is that the Purchaser has the option to qualify this transaction as part of a tax-deferred exchange under Section 1031 of the Internal Revenue Code of 1986 as amended. Seller agrees that Purchaser may assign this Agreement to an exchange intermediary of Purchaser’s choice. Purchaser agrees that any and all additional expense, if any, shall be borne

by Purchaser and Seller agree to fully cooperate to complete the exchange.

Seller, Victoria Beaver, hereunder desires to exchange, for other property of like kind and qualifying use within the meaning of Section 1031 of the Internal Revenue Code of 1986, as amended and the Regulations promulgated there under, fee title in the property which is the subject of this Contract. Seller expressly reserves the right to assign its rights, but not its obligations, hereunder to a Qualified Intermediary as provided in IRC Reg. 1.1031(k)-1(g)(4) on or before the closing date.

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15. MISCELLANEOUS: (a) Jurisdiction. This agreement shall be construed in accordance with the laws of the State of Missouri. Any provision of this Agreement which is unenforceable or invalid, or the inclusion of which would affect the validity, legality, or enforcement of this Agreement shall be of no effect, but all the remaining provisions of the Agreement shall remain in full force and effect. (b) Entire Agreement. This Agreement contains the entire agreement of the parties and no representations, warranties or agreements have been made by either of the parties except as set forth in this Agreement. (c) Heirs, Successors and Assigns. This Agreement shall ensure to the benefit of and shall be binding upon the Seller and Purchaser and their respective heirs, successors, and permitted assigns, provided, however, that Purchaser may not assign its rights or obligations hereunder without the prior written consent of the Seller. (d) Time is Of the Essence. The time for performance of the obligations of this Agreement is of the essence. (e) Notice. All notices shall be in writing and shall be deemed to have been properly delivered as of the time of delivery if personally delivered or as of the time deposited in the mail systems if sent

by United States certified mail, return receipt requested, and postage prepaid.

16. FSA/NRCS: Seller is obligated to maintain (if any) the current FSA Program and Basis on the above listed real estate. Buyer agrees to the division of FSA Program data as a percent of cropland acres per tract. Buyer assumes the responsibility of any and all FSA or NRCS Programs currently in place. Buyer will be required to maintain and comply with FSA regulations of the CRP contract.

17. Tenant Rights: Present tenant’s rights prevail if any.

18. SPECIAL AGREEMENTS (if any): • Possession and tenant rights are in place through March 31, 2015 on “The Lake Farm” T49N – R25W – Section 4.

• Possession on the “Johnson Grove Road Farm” T50N – R25W – Section 33 is at closing on the row crop ground and home. The pasture ground tenant will retain his pasture rights through March 31, 2015 or until the cattle are moved from the property prior to March 31, 2015. _____________________________________________________________________________ _____________________________________________________________________________ _____________________________________________________________________________ ___________________________________________________________________

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IN WITNESS WHEREOF, the parties have executed this Agreement in three counterparts, each of which shall be deemed an original instrument, as of the day, month and year first above written.

SELLERS: _________________________________

PURCHASER: __________________________________

_________________________________ Victoria Beaver Robert Cunningham as Power of Attorney for Victoria Beaver

__________________________________

_________________________________

__________________________________

Address __________________________

__________________________________

City, State, Zip _____________________

_________________________________ Robert Cunningham, Trustee of the Ethelynn H. Lefman Greeley Trust FBO Joseph Chris Lipscomb __________________________________

Phone _____________________ Address __________________________

Email ______________________ __________________________________

Date: ______________________ City, State, Zip _____________________ Lender Contact ___________________ __________________________________

_________________________________

Date: ______________________ Title Company Contact: Mid-West Title Company - Craig Williams 545 S Highway 13 Lexington, MO 64067 Phone 660-259-4631 E-Mail: lafland@earthlink.net

mike@wheelerauctions.com

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