Buyer shall defend, indemnify and hold harmless Seller and its shareholders, members, partners, officers, employees, agents and contractors against and from any loss, injury, damage, claim, lien, cost or expense (including reasonable attorneys’ fees and costs) caused by the actions of Buyer or Buyer’s agents under this Section 12 other than those caused in whole or in part as the result of the acts or omissions by or on behalf of Seller or based on any pre-existing conditions merely discovered by Buyer. The provisions of this Section shall survive the Closing, termination of this Agreement and delivery of the Act of Sale.