ONTRACTONSALEANDLEASEBACK国外商业地产售后回租赁合同范本.docx
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ONTRACTONSALEANDLEASEBACK国外商业地产售后回租赁合同范本.docx
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ONTRACTONSALEANDLEASEBACK国外商业地产售后回租赁合同范本
CONTRACTONSALEANDLEASEBACK
8June1998
ISLENSKERFDAGREININGEHF.
AND
THEICELANDICINVESTMENTBANK
TheIcelandicInvestmentBank(Fjarfestingarbankiatvinnulifsinshf).IDno.501097-2179,Armuli13,Reykjavik,hereinaftertermedthelessor,andIslenskerfdagreiningehf.,Lynghals1,Reykjavik,hereinaftertermedthelessee,havemadeanagreementthatthelessorshallpurchasefromthelesseethepropertyLynghals1,Reykjavik,pursuanttotheattachedcontractofsaleandtransferoftitlemarkedAppendixI(hereinafter"contractofsale")andthatthelesseeleasethepropertyforthelessee'sbusiness,fromthedateofthecontractofsale.Thelessorandlesseehavethusmadethefollowing.
SALEANDLEASEBACKAGREEMENT
ONTHEPROPERTYLYNGHALS1
1.PROPERTY
ThelesseeleasesfromthelessorthepropertyLynghals1,Reykjavik,togetherwiththeconcomitantland-leaserights(hereinafter"theproperty.")ThisconsistsofindustrialandofficeaccommodationasdescribedmorefullyinAppendix1.
2.AMOUNTOFLEASE
ThepurchasepriceofthepropertypursuanttothecontractinAppendix1isatotalofISK170,000,000(onehundredandseventymillionISK).Theamountoftheleasecomprisesthepurchaseprice,contractchargeandlessor'scostsduetoregistrationandstampdutyonthecontractinAppendix1.DetailsofthecompositionoftheamountoftheleasearetobefoundinAppendixII(summaryofconditions).
3.INITIALLEASEPERIOD
Theagreedperiodoftheleasebeginson5June1998andendswithoutformalnoticeon4June2008.
4.CONDITIONOFPROPERTY
Thelesseeisfamiliarwiththeconditionofthepropertyandissatisfiedwithitineveryway.
5.LEASEPAYMENTS
Paymentsontheleaseshallbemademonthlyinarrears,thedateofpaymentbeingthe5thdayofeachmonthforthepriormonth.Thefirstdateofpaymentis5July1998,andthelastdateofpayment5June2008.Paymentdatesthustotal120.Ifthedateofpaymentisnotabankingday,theduedateshallbetransferredtothenextbankingdayfollowing.AbankingdayshallberegardedasadaywhenbanksareopenbothinIcelandandinthecountryoforiginoftheforeigncurrencyinwhichtheleaseisdenominated.
ThemonthlyleasepaymentagreedisUSD26,671.25,whichshallberaisedorloweredinaccordwithchangesinLIBORinterestrates(LondonInterBankOfferedRate)ontheinter-bankmarketinLondonforone-monthUSDloans,vis-a-vistheinterestrateplusinterestsupplementstatedinAppendixIIofthiscontract.
Theleasepaymenteachmonthshallbeasumequivalenttopaymentsona10-yearannuityloanwith12repaymentsperyear.WhenLIBORinterestiscalculated,thisshallbedoneonthebasisoftheinterestratespublishedonReutersBBApageat11am(GMT)twodaysbeforetheduedate,andthisshallapplytothenextperiod.
Shouldtheleasepaymentorotherpaymentscoveredbythiscontractnotbepaidontheduedate,thedebtshallbesubjecttothehighestlegalpenaltyinterestratesfromduedatetodateofpayment.
Thelesseeshallpay,duringtheperiodofthelease,fees/costsduetocollectionandreceiptofindividualleasepayments.
Allpaymentscoveredbyhiscontractshallbemadeataplacetobedecidedbythelessor,whoshallinformthelesseeofthis.
6.OPERATIONALCOSTS,ETC.
Thelesseeshall,inadditiontoleasepaymentspursuanttoArt.5,payalloperationalcostsoftheproperty,includingallpropertytaxes,contributionstojointmaintenancework,costsduetoimprovementstotheplotortheproperty,andcostofamanagingcommitteeforthebuildingifapplicable.
Shouldthelessorpayoperationalcostspayablebythelesseeunderthetermsabove,thisamountispayableatthenextduedateforleasepayments.
Thelesseeshallreimbursethelessorforalltaxesanddutiesthatmaybeimposeduponthiscontractorinconnectionwithit,includingthoseduetothelessor'sownershipoftheproperty.Thesameappliestocompensationthatthelessormayberequiredtopayasowneroftheproperty,notcoveredbyordinaryproperty-owners'insurance,pursuanttoArt.7,para.4.Thisdoesnot,however,applytotaxesthatmaybeleviedonthelessor'srevenuefromthiscontract,orpropertytaxthatmaybeleviedonthelessor'sassets.
7.MAINTENANCEOFPROPERTY
Thelesseeshalltreatthepropertywithcare,andinkeepingwiththeagreeduse.
Thelesseeshallberesponsible,atthelessee'sownexpense,forallmaintenanceoftheproperty,insideandout.Thepropertyshallbemaintainedingoodcondition,bysuchmeasuresaspaintingthepropertyandrenewingflooringandothersurfaces,inkeepingwithgoodpracticeregardingthemaintenanceofleasedproperty.
Shouldthepropertyoritsappurtenancesbedamaged,thelesseeshalltakemeasurestorepairthedamageatthelessee'sownexpenseandassoonaspossible.
Thelesseeshallpurchaseproperty-owner'sinsuranceinthenameofthelessorwithregardtotheproperty,andcontinuethisthroughouttheperiodofthelease.
Shouldthelesseenotfulfiltheaboveobligationsregardingmaintenanceandrepairasspecifiedabove,thelessormayhavemaintenanceorrepairscarriedoutatthelessee'sexpense,andrequirereimbursementofthecostonthenextduedateofthelease.
8.ADDITIONSANDCONSTRUCTION
Thelesseehasthelessor'sfullpermissiontocarryoutthoseimprovementsandadditionstothepropertythatarenecessaryinordertomakeitsuitablefortheresearchworkinhumangeneticsandinformationtechnologythatthelesseecarriesout,andisknowntothelessor.Thosechangesorimprovementsmadebythelesseetothepropertyitselfwillautomaticallyandwithoutspecialreimbursementbecomethepropertyofthelessor,inkeepingwithpracticeintheleasingandsaleofcommercialpremises.Thelesseeshallseekthelessor'sconsentforallchangeswhichmayberegardedasunusualfortheactivityofthelessee.Shouldsuchchangesoradditionsbemadewithoutthelessor'sconsent,thelessormayrequirethepropertytoberestoredtoitsoriginalcondition,withoutcosttothelessor.
ThelessorisawarethatthelesseeplanstoextendthepropertyatLynghals1withinafewyears.Permissionhasbeenobtainedfrommunicipalauthoritiesforanextensionwithagroundareaof1,500sq.m.Thelessorgrantspermissionforthisextensiontobecarriedout,shouldthelesseedecidetoundertakeit.Allextensionstotheexistingpropertybecomethepropertyofthelessee.
Concomitantland-leaserights,inkeepingwiththeproportionalsizeofthepresentbuildingandtheextensiontobeconstructed,willalsobecomethepropertyofthelessee.Thelessorundertakestoagreetothemakingofanewagreementonthedivisionofthepropertypursuanttotheabove,withoutanyspecialfeebeingpaid.Costsofmakingthecontractofdivisionaretobepaidbythelessee.
ShouldthelesseeintendtotransferpropertyrightsinanextensiontoLynghals1toathirdparty,thelessorshallhavepreemptiverightstoequaltheofferofthethirdparty,whetherthisconsistsofsale,rentalorsaleandleasebackoftheextension.Thelessor'spre-emptiverightiscontingentuponthelessorstillbeingownerofthepropertyandpaymentoftheoutstandingamountoftheleasenothavingtakenplacepursuanttoArt.12.
9.OWNERSHIP,TRANSFEROFRIGHTS,ETC.
Thelessorhas,duringthetermofthelease,directrightofownershipintheproperty.
Thelesseeshall,ifliensshouldbeimposeduponbusinessequipmentorotherchattelslocatedontheproperty,whetherascollateralorforattachmentofdebts,ensurethattheliendoesnotapplytotheproperty.Ifanydoubtexistsaboutthisatthetimeofthelienbeingimposed,thepropertyshallbeclearlyexceptedfromthelien.
Thelessormaytransferrightsandobligationsunderthetermsofthislease,providedsuchastransferdoesnotinanywayaffecttherightsofthelessee.
Thelesseemaynottransfertherighttouseofthepropertywithoutthewrittenconsentofthelessor.Thelessorshallgrantthelesseetherighttosublettheproperty,ifitiscertainthatthiswillinnowayaffecttheinterestsofthelessor.
Directownershipofthepropertyandotherownershiprightsaretransferredattheendoftheleaseperiodtothelessee,ortoapartynominatedbythelessee,providedthelesseehasineverywayfulfilledtheobligationsonthelesseeunderthetermsofthiscontract.
10.INFORMATION
Thelesseemustsubmittothelessor,nolaterthan6monthsaftertheendoftheaccountingyear,acopyofthelessee'sannualaccounts.
11.RESCISSIONANDSETTLEMENT
Thelessormayrescindthiscontractifthelesseedefaultsseriouslyonobligationsunderthiscontract.
Examplesofseriousdefaultare:
1.Thelesseeneglectsmaintenanceorrepairtotheproperty,sothatitisatriskofdeterioration,ordoesnotcomplywiththelessor'sinstructionstorectifymatterswithinfourweeksfromreceiptofthenotice.
2.Thelesseesubletsrightsundertheleaseorsubletsthepropertywithouttheconsentofthelessor,anddoesnotcomplywiththelessor'sinstructionstorectifymatterswithinfourweeksofreceiptofthenotice.
3.Thelesseedoesnotmakepaymentsdueonthelease,orotherpaymentspayabletothelessorbythetermsofthiscontract,ontheduedates,andremainsindefaultformorethanfourweeks.
4.Thelesseerequestsamoratoriumondebts,anunsuccessfulattemptismadeatattachmentorimpoundingregardingthelessee,orliquidationproceedingsarerequestedbythelesseeorcreditorsofthelessee,onthebasisofanunsuccessfulattemptatattachment,thelesseeseekscompositionofdebts,oradecisionismadetoceasetrading.
5.Thelessee'sfinancial
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