START OF PAGE: 312 ·--2026 MJG I O A~~ 11: 21 ~I◄--;:> Notice of Substitute.Trustee's Sale q .. :,,,,,r;:;;;f,,.{1, J.: /--,;L, ~-;." ........... ,t..,.._ COU,·1TY'CLEP.X .ASSERT AND PROTECT· YOUR RIGHTS AS A. M~ilREioi 0'1Iiix;,•; . .ARMED FORCES OF THE UNITED STATES. IF YOU ARE-OR YOUR SPOUSE IS, SERVING ON ACTIVE MltITARY DUTY, INCLUDJNG, ACTIVE MILITARY DUTY AS A MEMBER OF THE 'TEXAS NATIQNAL GUARD OR THE NATIONAL GUARD OF ANOTHER STATE OR AS A. MEMBER OF A RESERVE COMPONENT OF THE ARMED FORCES OF TI:lE UNITED STATES, PLEASE SEND WRITTEN NOTICE OF THE ACTIVE DUTY MILITARY SERVICE T() 'fHE SENDER OF TJilS NOTICE IMMEDIATELY. Notice i~ hereby given that, subject to the tertns and conditions .set forth in this Notice, a public sale, ~t auction, of the Property {as that term is defined and described below) will be held at the date, time and place set forth in this Notice. 1. Property to Be Sold. The Property to be sold, in1?luding imptQVements (c.olle.ctively, the "Property")., is .described as. follows: L~gal Description ofthe Property: See Exhibit "1'' 2. Deed a/Trust Creating Lie;z Thalls The Subject·ofSale. Deed of Trust dated February 23, 2024; exect,,ted by Aluner'Ghauti and Natbalialt.: Naipaul, Managing Me_mbers of :x.AG Group Fulshear Lakes, LLC to Shelley Dacus, Trustee for the benefit of First Financial Ba.pk, N,A., recorded in the Official Public: Recorc\s of Fort Bend County, Texas. as, Instrument No. 2024018133, 'including all modi:fi'catio~. renewals, and extension thereof (the "Deed of.Trust') 3. Date, Time, and Place· of Sale. The. sale is scheduled to be held at the ;following date, time;, and place: Date: September 1, 2026 Time: The sale will beg1n no earlier than 1:00 p.m. or I).O later than three hours 'thereafter. Place: Gus George Law Enforcement Academy -Patton Hall, 1'521 Eugene Heim,ann Circle, Richinond,Texas 77469, QI xfthe preceding area is.no longer the design~ted. are.a, at the area most re~ently d¢Signated by the County Commissioners Co~. pursuant to Section 51.002 of the Texas Property Code. The Beneficiary reserves, the· right, to postpone, withdraw, or reschedule the sale for another day. In the event that the sale is postponed or rescheduled, notice of thei date, of any START OF PAGE: 313 f reschedliled Substitute Trustee's Sale will be reposted and re-filed iµ' a<;<»tda.Qce with the posting and filing requirements of the Te~ Property Code. The reposting or re-filing m~y be after the date originally scheduled for this sale. • 4. . Terms of Sale, The sale. will be conducted as a, public auction to the liig!J.est bidder for cas.h, subjecl to permittillg the Beneficiary to have its bid(s) cr~dited to the amounts owing under the tertns of the Note (as hereafter described) that is secured by .the Deed-of Trust. Those· desjtjng to purchase the Property will need to demonstrate their immediate .ability to pay by .cash (which may be by cashier's check) at the time that the Property is sold. The sale will be made expressly subje9t to any title matters set forth 'in the Deed of Trust, but:prospectiye biqders are reminded that by 'law the sale will necessarily be made subject to all matters of record.affecting the P.roperty, if any, to the extent tbat they remain in force and effect and have not bee.n subordinated to the Deed of Trust. The s.ale :Shafi not cover any part of the Property that h~ been released of public record from the lien of the Deed of Trust. Prospective bidders are strongly urged to e~amine the -applicable Property recorc;l_s 'tQ determine the nature and' e>cteht. of such matters, if any. Pursuant to the Deed of Trust, the Beneficiary has the right t.o -direct the Trustee or Substitute Trustee to sell the Prc,perty ih one or more parcels and/or to sell all or only part of the Property. Pursuant to section 51.009 of the Texas Property Ci>de, the Property will. be sold in "as isn condition, withoU\ any express or implied warranties, except as to tli.e warranties of title (if a.hy) provided for under the Deed of Trust. Prospective bidde~. ar~ 11dvised to conduct an inde~·endent investigation of the nature and physical condition of the Pr0perty. Pur~uant tp section 51.0075 0£ the Texas Property Code, the undersigned,\as Substitute Trustee, reserves the rjght to set reasonable conditions (in addition to the conditions set forth herein) fur conducting the sale. Any such further conditions ·shall ·be announced before bidding is opened for the first sale of the day held by th~ Substitute Trustee. ' • 5. Type of Sale. The. sale is a non-judicial dee~l:-of.ttust lien foreclosurp sale being conducted pursuant to the power of sale granted by the Deed of Trust 6. Obligations Secured. The Deed of Trust dated Febniacy 23 Ahmer. Ghauri and Natbaliah Naipaul. Managing: Members of XAG Group Fulshear. L~s. LLC. including all extensions, modifications, and renewals thereof ·provides that it secures the payment ofth~ind9btedness and obligations ·therein described including, but not .limited to 1he Promissory Note executed by Ahmer Ghauri and Nathaliah ·Na\paul, Managing- Members of XAG Group ·Fulshear ~ak~s, LLC in the original ·principal amount of $8,990,000.00 made payable to the. order c;,f F~rst Financial .Bank, N.A. first financial Bank, is the current 9wn,eJ." and holder of the afore-mentioned Note and Deed-of Trust .and is the beneficiary identified therein. START OF PAGE: 314 7.. :Trustee/Szi!,~titute. Trustee: The. undersigµed has been appointed by the; )3eneficiary as $.ubstitute Trustee under the tertnS! of the Deed of Trust and may l;,e .refetr¢g to .nereirt as ·either ·the "Trµstee'' or ''Substitute Trustee", 8; Default and .!J,.eques( to Act. Default 'has occurred in the payment of indebtedness due \lllder the-afore•mentioned Note that is secured by the Deed of Trust, A,_s a ~ult,, all of the unpaid balance of principal and accrued. interest upon. the Mote is now due and. payable, along. with all costs and expenses (including attorney's fees) that have been incurred bytµe Beneficiary an,d that are secilred by the Deed of Trust. Th~, Be.qeficiary has requested ·the. ~uq~tute Trustee under the Deed of Trust, to conduct this sale, tl,iQ proceeds of such sale to ibe. applied in accordance with the terms of the Deed of Trusl. Notice is hereby given that befo¥ the sale, the Beneficiary may· appoint another person substitute trustee to conduct the sale. ' . ' " ·1 THEREFORE., at the date, time and place set forth above,-the appointed Substitute Trustee will sell the Property (including any improvements). _at public auction fo the highest bidder for cash (subject to the tight of the Beneficiary to ha;ve its bid(s) <:'redited tp the amounts due under :the Note)-pursuant to the terms of the Deed ofTrust.-~ndapp)icablelaw. ; ! Questions .concerning the sale may be directed to the undersigned. Dated: __,_Av~QV.-=---~-f _1 __ ,.2026. Substitute Trustee~ Abstract rustees of Texas~ LLC (by , designa,ted r~!1'Sentative) &ua.n Mi \ts START OF PAGE: 315 \ ' EXHIBIT "1" Property (incluiling tnf improvements): Tract 1: 4~72 acres of la.nd located in th_e John Randon League~ Abstract Nymber 76, Fort Bend County, Texas, being a portion of that certain. called 10;1425 acre lract (described astractl) in the Deed to Fubhear Lakes, .LTD. by an instrument recorded under Clerk's File No. 2014007853, Official Public-R.ecqrds,-F<Jrt Bend County, Texas. Tract l: Seing 1.585 acres (69,05 I sq~are feet) of land located 'in the John Randon League, Abstract Number 76~ Fort Bend County, Texas, being a portion of that certain called 70.1425 acre tract (described as Tract I) in the deed to Fulshear LakcsJ LTD; by ,n instr.Unt~nt of record .under File Numbc:r 2014007853, of the Official Public Recot.ds of said Fort Bend Cout)ty, Texas (F.B.C.O.P;R,) and _a portion of that certaill called 411.052 acre ,tract <.lcscribed iq the deed ~o Fulshear Lakcs 1 LTD.. by an instrument of record under File Nu,nbet 1014:007854_, F.B.C.O.P.R., said L.S8S acre tract being moro ·panicularly described by metes and, boun_ds 011 ',thc attached ·EXHIBIT A; • 1'ract 3j Being 12.'5 I· .acres (544,970 square feet) of land located in the John R~noon League, AbstraQ( Number 76, Fort Be_nd County, Texas, being a ponion of that ce_rtain ca(led 70.1425 acre tn~ct (described as Tract I) in .the deed to Fulshear Lakes, LTD. by an Jnsrrumc;nt of record under File Number 2014007853, of the Official Public Records of Fort Bend Cqunty, Texas, (F.B.C.O.P.R;) and ~ portiQn ·of that certain called 411,052 acre tract described in; the deed to Fulshear Lakes, LTD. by ~•instnunent Qf record under File Number20f40Q7854, F;a.C.C:tP.R., said 12.51 acre tract being more particularly described· by metes and bounds on the attached EXHlDITB. ! I - I Tract 4: Being S-975 acres (260,279 square feel) of land locar.e<l in thQ John Randon L~gue, AbsU-act Number 76, Fort Bend County, Texas,. being a portion of that certain cal\cd 70.1425 acre tract (described ,as Tract lJ in the deed to Fylshcar lakes, L TO. by an iristrume~t of record under file Number 2014(]07853, oJ the Official Publie: Recqrds <>f Fort $end Co~nty, Texas (E.8.C.O.P.R.) and a portion of that certain called' 41 L052 acre tract-described in \the deed to Fulshear Lakes, ,LTD. by an instrument of record under File Number 201'4007854, F.13.C.O.P.R., said S.975 .acre tract Qeing more particularly described .by r:net~ AAd bounds on Ute: attached EXHIBIT C. ' START OF PAGE: 316 EXHIBIT A, COMMeNCING at_ .a Sl8-inch iron rod witJ1 cap stan1ptd, "LJA SURVEYINO'' previottsly set for th, sou\hwes, com¢r of the roundabout at tne inters~(ion ofFulsh~ s~hool Rol$d,(palled 60,..foot wide) and Fulshear Lakes Way (called I 00a.foot wide) as shown in Fulshear Lakes Section .3, .a subdivision offfcord in Plat Number 20220251 ot' the Plat R~cords ofsald .fort Be~d ~1,mty, Texas, from which a S/8.inch iron rod wi1h cap stamped "LJA SURVEYING" previously sc.t for the .southeast ~omer of said roundabout bears North-Sl0 14' s1• East, 100.00 feet: Them~, South 06° 45' 09" East, 90. 76 fe~t to a S/8-inch iron rod with cap stamped "L]A SURVEY" set fortlie-PQINT OF:sEOiNNING and northeast corner of the herein described Jract; Tbence, Somh 06° 45.' 09'' GJISt, 43.17 feet to a 5/8-inch iron rod with cap stamped, •~UA .SURVEY" ~et for corner, the bcgiphing ofa tangent curve: Thenc:~ l3S.l7 feet along the arc ofa tangent <:urve to-the leff, having a radiwtof S50.00feet, a (,tntral ~glc of 14° 04' 5:2'~ and a chQrd \\;hich bears South 13° 41' 3.S''East, I 34.83 feet to il S/8-inch iron rQd wjth cap.stamped ''LJA SURVEY'' set for:comer; 'thence, S011th 20" 501 0 I" Eas1. 60.43 feet to a .S/8~ineh iron cod with cap st~ped "l,JA ~UR.VEY" set (or corner, 1he. beginning ofa tangent curve: Thence.-93,89 feet ah')tlg the arc ofa tangent curve to tl,e right, having J radius. of I ;452.00 feet, a central ·angle: of03° 42' IS", and a ~hord which bears South 18° 58' ~2" E4st, 93.88 feet to a 5/8-lnch iron rod -wich ca1?stampcd "LJ:A SURVEY" set for comer; Thence, South J?<! 07' 43'' East. 16.79 feet to a 5/8-inch iron rod with :cap stamped "l..JA SURVEY" set forc~mer; Thence, South 81° 25' 02;' W~st, 291,03 feet to a S/8~inch iron rod wlth cap staR\ped "LJA SURVEY" found for comer; Thence, No~h 29° 39' ssn East, 40.07 feet to a 5/8-inch i.ron rod with cap stamped ''L$A SURVEY" found for c:omc:r; Thence, Nonh 39° 54' 42" East, 21.(>'7 feet to a S/8-inch iron rod with c·ap stam~ci. "WA SURVEY" found for comer; Thence, North 08° 34' 58" West, 254.18 feet to a S/8-inch iron rod with cap stamped ''WA SURVEY" found for comer: Theil~e. No11'1 81° 25' 02" F.ast, 163.54 feet to a S/8-inch iron rod with cap s~ped "Ufo. SU.RVEY" fo1.md for comer; Thence, Nonh 31" 25' 46'' East. 23.77 feet to a S/8-inch iron rod with cap stamped "LI~ SURVEY;, found for·comer: 1 Thence, North, 36° ()41 0.3" East, 39,0Z feet to the POINT OF Bf;Ol~INO: and coniaining l ,585 acres (69,05:1 square feet) of land. trv START OF PAGE: 317 i E:XHIBITB BEGINNING al a:S/8-inch iron rod with cap stamped "UA SURVEY''found fot lhe-soqth~~t col'!ler of Fulshear School R9ad (c,dJcd 60•foot wide) ~ shown ,on Futsheat Lakes .Creele$ide· Village Sectio,, 1, a subdi:vision of re·c;ord under Plat Number 20220134, of chc Plat· Records of said Fort Bend County, Texas· (F.B.C.P.R.), aJ the west comer of rhe roundabout ·at the. inte~ctiQn Qf said Fulshear School Road with Fulshear Lakes Way (called 60-foot R.O;W.) as showri on Fulshear L~kes Creekside villa~e S1.-ction 3, a subdivision of r¢ci,ml under Plat Number 202202.Sl, F'.{3.C .. P.R., lh~ beginning ofa curve; • Thence, 26.80 feet along a south line-of ~d Fulshe.jr Lakes Creekside. Village Section 3 and ttw a_rc of a curve to the right, having a radius of 25.00 feet, a ·central angle of61'~ 25' 41 "., afld a chord ·'which bears South 4·3° 55' 33"East. '25.54 feet to a ;JS.:i11ch iron rod with cap-stamped ''[.1A SURVEY'' found ror a. comer, the beginning of a reverse curve: 111ence,. 67,:2.9 feet continuing along said south line and the~ of a tangent -tutvc to tbo l~f\, having a radtus of 90.00 feet, a ceniral angle of-42" SO' 06", and a chord which bears South 34°'37'·46l'East,. 6s; 73 feet to a 5/8-inch iron rod. with ~P stamped "LJA SURVEY" found for ~ornc~. the beginning:ofa reverse curve; Thence, 21.Sl. feet continuing along said south line and the arc of a tangent curve to the right, having· a radius or 25:00 feet, I\ central angle: or 49° 17' 39R, aod a chord which bears· South 31 ° 2J' 59'.'ijast, 79.ss. feet t,;, ~ S/8-incll irqn rod with cap stamped ••i.,JA SUR VEY" fo\lnd for corner;. Th~cc, .Soutli 06., 45' 09" East, 90.76 feet to a 5/8-inch iron-rod with cap stamped '''UIArSURVE.Y" found for comer;: • TI1ence, South 36" 04' 03" Wes1, 39.02 feet to a S/8-inch irou.cod with cap stn~pctl'"LJA SURVEY'' set for comer; Thence, Soulh33° 25' 46'rWes1, 15,86 .feet to a S/8-inch iron rod with cap stamped ''LJA S(JR VEY" found for comer; Thenc:e,,South 33° 25' 4.6" West, 7.91 feel co a S/8-inc;h iron rod ,vithcap stamped ''LlA SURVEY"·(ound for comer; ' Thence, Sou!h 81"' is• 0211 West, 163.54 feet to aS/8-inch iron _ro4 ,vitl\.c.i.p stamped •'LJA SU~.MEY" set for comer; Thence, South 08° 341 sr Ew.1,-254.18 feet 10 a Sl8-hicl1 iron rod with cap stamped "LIA SURVEY'' foun(l for comer; Thence, South 39° 54' 421' West, 21.67 feel to a 5/8-irich iron rod with cap stnrnped ''LIA SURVEY" found for comer; Thence, South 29° 19' 58" West, 40.07 feetto 5/3-inoh iron rod with cap stamped .. LJA SURVEY" set for comer; START OF PAGE: 318 ,I Thence.South 81° 25' 02" West, 409.01 feet to a 5/8a.inch iron rod·with c:ap stamped ''LJA SURVEY'' set fortorncr. Thence; Soulh .osa 34' ~s•; East, S.l .05 feet to a SIS-inch iron rod wid1 cap stamped "LIA SURVEY" found for comer; Thence, South ~U0 2.5.' 02" West, 215.00 feet'lo a ~/8-,in_cti iron rod ,vith. cap stamped "LJA SURVEY" found for comer; Thence, South 08° 34' 58'' East, S2.9S feet to a S/&-lneh iron rod' witb cap stampi!!Q "WA SURVEY'' found for comer: 1hcncc, Soµlh 81 .. 25' 02" West, 402.ll feet to aS/8-inch iron1odwith CIIP. stamped "LJA SURVEY'' found for comer, • Thence, North 68° 38' 38" Wes_(, 33.79 feet .to .a SJ8-inch· iron rod with cap Sl!:!niped "LIA SURVEY'' found f()t corner on the southeast right-of-way line of Fulsh~ School Road (width varles):as shown on Plat Number 202.10124, F;B.C.P.R., the beginning i;,f a nQil-tangent curve; • Thence, 84. 90. feet al~ng_ the southeast_ right-of-way line •of said Fulshear School Road arid *long the arc of a non,tangent c~rve to ·the righl, having a radius of 380.00 feet, a central angl_e of 12° 48' 06'!,. and a chord which b~ars North .31° S9' 33"East. 84:73 feet co a SJ8.inc)l i~n rru,f witll cap, sUUnped ,;LJA SUR VEY" found for corner; Thence, North 38" 23' 36" East, continuing along said south.east right,of.way .line. 86.86 f~et ~o a SIS~inch iron rad with cap stamped "LJA SURVEY'' set for corner. th~ beginning of a tangent curve; Thence, t 2 \ .-0$ feet continuing along said southe3$1: right-of-way line and along. the arc ofa tangent.curve to !he lefi; having a radius of 767 .00 feet, a central angle of 09° 02' 42~. and a chord which. bear~ North 33a S2' IS." East, 120.96 feet to a 5/8-ihch irpn wiiti ~P stamped "'LJA SURVEY" found for clqin~r: Thence,. North 29" 20' 54" East, continuing along said southeast right-of-way lin,e; l27.S7 *er to a, S/8- inchJron rod with cap stamped "t:.JA SURVEY" scL for comer, the beglm,ingofai,angent curve~ Thence, J,.20 feet conllnJJing along said southeast right-of-w~y line arid aloog the •,c ofa t~ngent curve to the right, having a radiµs of 620~00 feel·, a centml angle of03° 3'1' 47", and'a <!ho.rd whkh:bears. North 31° 06' 47" E~t, 3$.19 feet to a S/8-ineh iron·rod with cap stan\ped"LJA SURVEY"setfor comer; Thence, Nonh 32° 52; 41'" East, contim,,ing along said .southeast right-of-way line, I 13.87 r,ec to Jl 518- inch iron rod with cap stamped .. LJA SURVEY" found for-comer, the beginning-or a tangent turvJ?~ Thcncei 494.09. feel continuing along said southeast right-of-way line:and along the arc of a t$!gcnt curve 10 the right, having,a radius of 820.00 feel, a central 11;ngle of 34° 31' 25", {.I.Tid a chord ·wht..:h bears North 50° 08' 24"East, 486;65 feel to a· S/8-inch iron rod \vith cap stan1ped "LJA SUR. VBY'0 found forc~m~r; Tl\enec, North 67" 24' 06" East, oo,ninuing along said southeast- right-of-way line, 11 s:i2 .feet lo a 5/'8- inch ·iron rod with cap scamped ••LJA SURVEY" set for corner, the beginning-of a·tange:nc curve; Thence, l9S.44 feet continuing along said southeast right-o'f;.;way line anct-along the arc of a tangent curve 10 1hc rfght, having a rll!flus of 295.00 feet, a central angle of 37° 57' 30", and a ~hord which ~cars North START OF PAGE: 319 .......... ,' ·86° 22' S l" East, 191.88 feet to a S/8-inch iron rod with cap slamped "LJA.SURVEr sct·fo~,coriler: Thence, South 74° 38' 24'' East, con1inuing along said southeast right-of-way line, l71.9jl feet to tho POINT OF BEGINNING and containing 12,51 acres (544,970 square feet) pf land. EXHIBITC COMMENCING at a S/8-inch iron~ with cap slamped "LJA ~U~V~YlNG11 previously :set for the ·southcnn eomcr of the roundabout at tl1e intersection of Fulshear School Road (Called 60'Jt.O. W,) and Fulshear Lakes Way (Called 60'[tO. W.) as shown in Fulshear Lakes Section 3, a subdivision qfr~ord in Plat 2022025 l oft he Plat Records of F-ort Bend <;ounty, Texas: • ' Thence, South 00° 43' 45" Eas1, 437,04 feet to a 5/8-inch iron rod with cap sramp~d "LJASORVEY" set marking the POINT.OF BEGINNING of the herein described tracL Thence, South l7° 07' 43" Easl, 280,09 feet to.a S/S•inch iron rod with cap stamped •'LJA SURVEY" set for corner, the beginning ofa tangent CW\'e: Thence, 92.46 feel along the arc ofa tangent curve to the righ1. having a ra,dius pf84'1,00 fee~a central angle of 06° 17' 57", and a chord which bears South 13° 58' 4S"East, 92.4 l feel to a ~/8-inch iron rod with cap stampc.d "LJA SURVEY" set in the north lihc of that certain called 6.901 acres of land described in lhe deed to Fort Bend County Tpll Road Authority by an instrument of record in File Number 2020131702, f.B.C.O.P.R.; The~, Soulh 81° 25' 02" West, along the said nonh line, 724.85 feet to a S/8-inch iron rpd with cap ,stamped ''LJA SURVEY" set for corner, • Thence, North 08° 34' 58" West. departing said north line. 311.9$ fc!,?I to a S/8-inch iron md with cap stamped "LJA SURVEY" se1 for comer; ; Thence, South 81° 25' O;z" W~st, 25.SO feel to a S/8-inch iron rod with cap starnpcd "LJA s4RVEY11 set b~ ' Thence, North 08" 34' 58" Wcsl, SI.OS fee\ to a S/$-lnch iron rod wi,th cap stampcd ... LJA SlfRVEY" sel ~~ ! • l Thence, North 81 ° 25' 02" East, 700.04 feet to the POINT OF BEOINNJNO. and containing p.97S acres (260,279 square feet) ofland .