某海外房地產(chǎn)項目收購協(xié)議(中英文對照)

1、AZB & Partners Privileged and confidential AZB及合作伙伴 特權(quán)及機密文件January 20, 2014 Preliminary draft for discussions2014年1月20日 供討論初稿DEVELOPMENT AGREEMENTAZB Comment: We understand that this agreement is proposed to be executed in and governed by the laws of Kenya. As such, the draft would require to be

2、 vetted and confirmed by Kenyan counsel to ensure that the same complies with and in consonance with the laws of Kenya. AZB評論：我們理解本協(xié)議擬根據(jù)XXX法律執(zhí)行及受XXX法律規(guī)管。因此，本草案須經(jīng)XXX顧問審查及確認(rèn)，以確保該草案符合XXX法律。開發(fā)協(xié)議1This development agreement (“Agreement”) is made at this day of Two Thousand and Fourteen BY AND BETWEEN本開發(fā)協(xié)議

3、（“本協(xié)議”）由以下雙方于2014年_月_日訂立。_, a company incorporated and registered under the provisions of the _ having its registered office at _ hereinafter referred to as “the Owner” (which expression shall unless it be repugnant to the context or meaning thereof be deemed to mean and include its successors and p

4、ermitted assigns) of the FIRST PART;_，一家根據(jù)_規(guī)定注冊成立的公司，其注冊辦事處位于_（以下簡稱甲方的“業(yè)主”）（除非與本文件中的上下文或含義矛盾，否則此表述應(yīng)被視為及包括其繼承者及經(jīng)批準(zhǔn)的受讓人）；AND 及_, a company incorporated and registered under the provisions of the _ having its registered office at XXXX hereinafter referred to as “the Developer” (which expression shall u

5、nless it be repugnant to the context or meaning thereof be deemed to mean and includes its successors) of the SECOND PART; _，一家根據(jù)_規(guī)定注冊成立的公司，其注冊辦事處位于XXX市XX區(qū)XXX（以下簡稱乙方的“開發(fā)商”）（除非與本文件中的上下文或含義矛盾，否則此表述應(yīng)被視為及包括其繼承者）；The Owner and the Developer are hereinafter collectively referred to as the “Parties” and in

6、dividually as a “Party”. 業(yè)主及開發(fā)商以下統(tǒng)稱為“訂約方”，及分別被稱為“一方”。WHEREAS:- 鑒于：A. Devolution of title of the property to be captured; 擬取得物業(yè)產(chǎn)權(quán)轉(zhuǎn)讓B. The Owner is seized and possessed of or otherwise well and sufficiently entitled to all that piece or parcel of land admeasuring an area of 2.5 Acres located in Athi R

7、iver, Nairobi, Kenya, as more particularly described in the Annexure A hereunder written and as delineated by red colour boundary line on the plan hereto annexed and marked as Annexure B (hereinafter referred to as “the said Property”); 業(yè)主占有及持有或以其它方式有權(quán)充分享有整片或整塊土地，該土地面積為2.5公頃，位于XXX。更多詳細(xì)說明見本文件下的附錄A，并在

8、隨附及標(biāo)記為附錄B的平面圖上用紅色邊界線描繪（以下簡稱“上述物業(yè)”）。C. The Developer has independently verified and duly satisfied with the title of the Owner to the said Property. 開發(fā)商已獨立確認(rèn)及對業(yè)主所持上述物業(yè)的所有權(quán)滿意。 D. The Developer has favorable advantages on investment and financing and capability of project development, operation and man

9、agement and has represented to the Owner that he has the necessary expertise to undertake/carry out the Project (as defined below) in the manner as set out herein; 開發(fā)商在投資和融資及項目開發(fā)、經(jīng)營及管理能力方面具有有利優(yōu)勢并已向業(yè)主表明，其具有根據(jù)本文件內(nèi)所載方式承擔(dān)/實施項目（定義見下文）所需專有知識；E. Pursuant to discussions and negotiations held between the Own

10、er and the Developer they have agreed to develop, on the said Property, a project comprising of an urban complex in Nairobi and a new general office building integrating hotels, offices and apartments AZB Comment: Client to confirm AZB評論：客戶確認(rèn) on the said Property, together with such amenities and fa

11、cilities as are commensurate to a project of this nature, and as more particularly set out in Annexure C hereto (“Project”) for the consideration and in the manner and on the terms and conditions mutually agreed upon by and between the Parties hereto; 根據(jù)業(yè)主與開發(fā)商之間的討論及協(xié)商，雙方已同意在上述物業(yè)上開發(fā)一個項目，包括 內(nèi)羅畢市的城市綜合體

12、及上述物業(yè)上一棟集酒店、辦公室及公寓于一體的新綜合辦公大樓2以及與該性質(zhì)項目相適應(yīng)的便利設(shè)施及設(shè)施。更多詳情載于附錄C供訂約方審議，其方式及條款和條件由訂約方約定（“項目”）。F. The Parties are now desirous of recording the terms and conditions mutually agreed upon by and between them as hereinafter appearing: 訂約方現(xiàn)希望記錄下文出現(xiàn)的經(jīng)雙方約定的條款及條件：NOW THEREFORE THIS AGREEMENT WITNESSETH AND IT IS

13、HEREBY AGREED BY AND BETWEEN THE PARTIES HERETO AS FOLLOWS:- 因此，訂約方現(xiàn)協(xié)議及約定如下：-1. Definitions and Interpretation 定義及解釋1.1 Definitions 定義1.1.1. “Actual Saleable Area” shall have the meaning as ascribed to it under Clause 3.1 below; “實際可售面積”應(yīng)具有下文第3.1條所賦予之涵義；1.1.2. “Business” shall mean and refer to deve

14、lopment and construction projects and all other activities incidental thereto, including but not limited to the Project described herein; “業(yè)務(wù)”應(yīng)指開發(fā)和建設(shè)項目及所有其它附帶的活動，包括但不限于本文件內(nèi)所述的項目；1.1.3. “Construction Schedule” shall have the meaning as ascribed to it under Clause 8.2 below; “施工進(jìn)度”應(yīng)具有下文第8.2條所賦予之涵義；1.1

15、.4. “Development Rights” shall have the meaning as ascribed to it under Clause 2 below; “開發(fā)權(quán)”應(yīng)具有下文第2條所賦予之涵義；1.1.5. “Force Majeure” shall have the meaning as ascribed to it under Clause 9 below; “不可抗力”應(yīng)具有下文第9條所賦予之涵義；1.1.6. “FSI” shall stand for Floor Space Index; “FSI”指建筑面積指標(biāo)；1.1.7. “Gross Sale Proce

16、eds”AZB Comment: Definition to be mutually agreed between the Parties AZB評論：雙方同意的定義 shall mean and refer to the total sum agreed by the Developer under any contract for the sale of any unit / premises in the Project to a third party, but shall not include the following: “銷售總額”應(yīng)指開發(fā)商在將項目中任何單位/房屋出售予第三方

17、的任何合同中約定的總額，但不包括下列內(nèi)容：(i) All deposits collected from the prospective purchasers for payments to be made to the concerned government, quasi-government bodies and local authorities; 從準(zhǔn)買家收到的用于向有關(guān)政府、半政府機構(gòu)和地方當(dāng)局付款的所有存款； (ii) Any deposit collected from the purchasers for payment to the relevant authority f

18、or availing electricity; 從買家收到的用于就援用電力向相關(guān)當(dāng)局付款的任何存款；(iii) All deposits collected from the prospective purchasers for payment to be made in respect of society formation, legal expense towards share money, corpus fund, maintenance deposit and / or monthly maintenance charges; 從準(zhǔn)買家收到的用于就社會形態(tài)、份額資金法律費用、本金

19、、維護存款和/或每月維護收費付款的所有存款；(iv) Funds collected from the prospective purchasers towards various facilities such as gas pipeline, solar system, cable TV, broadband facilities, security systems, club house membership charges, charges for extra work / facilities if provided in the unit etc. which may be pro

20、vided in the Project; (v) 從準(zhǔn)買家收到的與項目中可能提供的各種設(shè)施（如天然氣管道、太陽能系統(tǒng)、有線電視、寬帶設(shè)施、安全系統(tǒng)、會所會籍費、單位內(nèi)提供的額外工程/設(shè)施的收費等）有關(guān)的資金； (vi) The amount collected from the purchasers for payment of stamp duty, registration fees and other incidental and other allied costs and expenses payable on agreements, deeds, documents and in

21、struments, writings which are collected and recovered from the prospective purchasers; and 從買方收到的用于支付印花稅、登記費和其它雜費及其它根據(jù)協(xié)議、契據(jù)、文件和文書、著作應(yīng)從準(zhǔn)買家收取及收回的成本及費用；及(vii) The amounts collected towards payment of service tax, value added tax, or any such levy and / or towards any other taxes to be made under any co

22、ncerned statute which will be made applicable from time to time by the Central and / or State Governments or any local authority. 就支付服務(wù)稅、增值稅或根據(jù)中央及/或州政府或任何地方當(dāng)局不時制定的適用相關(guān)法令應(yīng)支付的任何征費及/或任何其它稅務(wù)收取的金額。 1.1.8. “Master Plan” shall have the meaning as ascribed to it under Clause 8.1 below; “總體規(guī)劃”應(yīng)具有下文第8.1條所賦予之涵

23、義；1.1.9. “Minimum Saleable Area” shall have the meaning as ascribed to it under Clause 3.1 below; “最低可售面積”應(yīng)具有下文第3.1條所賦予之涵義；1.1.10. “Project” shall have the meaning as ascribed to it under Recital E above; “項目”應(yīng)具有上文陳述E中所賦予之涵義；1.1.11. “said Property” shall have the meaning as ascribed to it under Reci

24、tal B above; and “上述物業(yè)”應(yīng)具有上文陳述B中所賦予之涵義；及1.1.12. “Territory” shall mean include the countries of Nairobi, and AZB Comment: Client to confirm the countries to be captured and included in the definition of Territory, for the purposes of the exclusivity provision covered under Clause 17 below. AZB評論：客戶根

25、據(jù)下文第17條項下的獨占性規(guī)定確認(rèn)領(lǐng)地定義內(nèi)包含的國家。. “領(lǐng)地”應(yīng)包括內(nèi)羅畢、 和 4等國。1.2 Interpretation 解釋In this Agreement: 本協(xié)議中：1.2.1 Headings are used for convenience only and shall not affect the interpretation of this Agreement. 標(biāo)題僅為了方便且不得影響本協(xié)議的解釋。1.2.2 unless inconsistent with the context or meaning thereof, reference to the sing

26、ular includes a reference to the plural and vice versa, and reference to any gender includes a reference to all other genders. 除非不符合本文件中的上下文或含義，否則單數(shù)應(yīng)包括復(fù)數(shù)，反之亦然，且任何詞性包括所有其它詞性。 1.2.3 the words “hereof”, “herein” and “hereunder” and words of similar import, when used generally in this Agreement, refer t

27、o this Agreement as a whole and not to any particular provision of this Agreement. 本協(xié)議中使用的“本文件中”、“本文件內(nèi)”和“本文件下”及類似含義的詞匯指整份協(xié)議，而不是指本協(xié)議中的任何特定條文。1.2.4 where a word or phrase is defined, other parts of speech and grammatical forms of that word or phrase shall have the corresponding meanings. 如已定義一個詞或短語，則該

28、詞或短語的其它詞性及語法形式應(yīng)具有相應(yīng)含義。1.2.5 any reference to writing includes printing, typing, lithography and other means of reproducing words in visible form. 任何“著作”包括印刷、打印、平板印刷及以其它可見形式復(fù)制文字的其它手段。1.2.6 in construing this Agreement, references to Recitals, Articles, Sections, Clauses, Annexures or Schedules are re

29、ferences to Recitals, Sections, Clauses, Articles, Annexures or Schedules of and to this Agreement. 解釋本協(xié)議時，陳述、條文、章節(jié)、條款、附錄或附件指本協(xié)議的陳述、條文、章節(jié)、條款、附錄或附件。1.2.7 reference to any legislation or law or to any provision thereof shall include references to any such law as it may, after the date hereof, from tim

30、e to time, be amended, supplemented or re-enacted, and any reference to statutory provision shall include any subordinate legislation rules and regulations framed there under from time to time under that provision and include any statutes and rules or regulations made or guidelines issued there unde

31、r, and any other rules, regulations, guidelines, policy statements, orders or judgments having the force of law. 任何立法或法律或本文件中的任何規(guī)定應(yīng)包括本文件日期后不時修訂、補充或重新制定的任何法律，及任何法定規(guī)定應(yīng)包括根據(jù)該規(guī)定不時制定的任何次級立法條例及規(guī)定并包括根據(jù)本文件項下規(guī)定制定的任何法令及條例或規(guī)定或簽發(fā)的指南，及任何其它具有法律效力的條例、規(guī)定、指南、政策聲明、命令或判決。 1.2.8 reference to the word “include” shall be

32、construed without limitation. “包括”一詞的解釋應(yīng)不受限制。2. Grant of Development Rights 授予開發(fā)權(quán)The Owner hereby grants to the Developer and the Developer hereby accepts from the Owner all such rights and authority as are required to develop the Project on the said Property (“Development Rights”), strictly in acco

33、rdance with the terms and conditions contained in this Agreement. 業(yè)主特此嚴(yán)格根據(jù)本協(xié)議所含條款及條件授予及開發(fā)商特此接受業(yè)主在上述物業(yè)上開發(fā)項目所需的所有權(quán)利及權(quán)限（“開發(fā)權(quán)”）。3. Constructed saleable area in respect of the said Property與上述物業(yè)有關(guān)的建筑可售面積 3.1 The Developer represents that it shall, at its own cost and expenses, obtain all necessary permis

34、sions, approvals and sanctions from the relevant authorities for the development of at least square feet of area on the said Property including for construction of the Project (“Minimum Saleable Area”)AZB Comment: Client to confirm retention of the concept of minimum saleable area. AZB評論：客戶確認(rèn)保留同意最低可

35、售面積。. However, in the event the same is permitted and the required approvals are granted by the competent authorities, the Developer may develop and construct such additional area over and above Minimum Saleable Area as may be permitted. The actual area constructed and developed by the Developer on

36、the said Property shall be hereinafter referred to as “Actual Saleable Area”. 開發(fā)商表示其應(yīng)自行承擔(dān)成本和費用從相關(guān)當(dāng)局取得在上述物業(yè)上開發(fā)至少平方英尺面積（“最低可售面積”）5（包括項目施工）所需的許可、批準(zhǔn)及審批。然而，如果獲得許可及主管部門授予所需批準(zhǔn)，則開發(fā)商可開發(fā)及構(gòu)建經(jīng)批準(zhǔn)的超過最低可售面積的額外面積。開發(fā)商在上述物業(yè)上修建及開發(fā)的實際面積在下文被稱為“實際可售面積”。3.2 In the event the Actual Saleable Area is greater than the Minimum

37、 Saleable Area, the development of the same shall be carried out on the same terms and conditions as recorded in this Development Agreement. 如果實際可售面積大于最低可售面積，則實際可售面積的開發(fā)應(yīng)根據(jù)本開發(fā)協(xié)議中的相同條款及條件實施。 3.3 In the event the Developer does not consume the Floor Space Index (“FSI”)/area over and above Minimum Salea

38、ble Area as aforesaid, all the remainder /residue FSI shall belong exclusively to the Owner. The Owner, subject to the applicable law, shall be entitled to sell the aforesaid residue FSI in the open market or otherwise deal with the same in such manner as it deems fit. 如果開發(fā)商不承擔(dān)建筑面積指標(biāo)（“FSI”）/超出上述最低可售

39、面積的面積，所有其余/剩余FSI 應(yīng)專屬于業(yè)主。根據(jù)適用法律，業(yè)主應(yīng)有權(quán)在公開市場上出售上述剩余FSI或以其認(rèn)為適當(dāng)?shù)钠渌绞教幚砩鲜鍪Ｓ郌SI。 4. ConsiderationAZB Comment: To be finalized based on clients comments. AZB評論：根據(jù)客戶的評論最終確定。 代價64.1 In consideration for the grant of the Development Rights by the Owner to the Developer in respect of the said Property: 業(yè)主在就上述物業(yè)

40、授予開發(fā)商開發(fā)權(quán)的考慮時：a. The Developer has, prior to execution of this Agreement, paid to the Owner, a sum of AZB Comment: Client to confirm if an advance payment is contemplated. AZB評論：客戶確認(rèn)是否考慮預(yù)付款。; 開發(fā)商已在簽署本協(xié)議之前向業(yè)主支付 7；b. Upon execution hereof, the Developer shall deposit 30% of total project cost an initia

41、l contribution amount of , in the designated joint bank account which would be operated by the Owner and developer jointly to be utilized towards the Project costs pursuant to and in furtherance of its obligations under this Agreement; 簽署本協(xié)議后，開發(fā)商應(yīng)根據(jù)其在本協(xié)議項下的義務(wù)在業(yè)主與開發(fā)商聯(lián)合用于項目成本的指定聯(lián)合銀行賬號中存入項目總成本的30%作為初始出

42、資 ；c. Further, in addition to the above, the Owner shall also be entitled to receive and retain: 此外，除上述情況外，業(yè)主也應(yīng)有權(quán)獲得和保留：(i) 30% of the Actual Saleable Area of the Project (“Owners Area”); or 項目實際可售面積的30%（“業(yè)主的面積”）；或(ii) 30% of the Gross Sale Proceeds arising out of the Project. 項目產(chǎn)生銷售總額的30%；For the pu

43、rposes of this Clause 4.1 (c) (ii), the payment of the Gross Sale Proceeds to the Owner shall be made on a collection basis, within days of the end of each quarter of every calendar year during the subsistence of this Agreement. 就此第4.1 (c) (ii)款而言，向業(yè)主支付的銷售總額應(yīng)在本協(xié)議存續(xù)期間各日歷年的各季度末的 天內(nèi)收取。5. Refundable Sec

44、urity DepositAZB Comment: Client to confirm retention. ZAB評論：客戶確認(rèn)保持。 可退保證金8In addition to the above, the Developer shall deposit and keep deposited with the Owner a sum of as interest free refundable security deposit, which will be refunded by the Owner to the Developer in terms of the Agreement at

45、the time of delivery of the Owners Area to it / completion of the Project in accordance with the Construction Schedule, unless forfeited in accordance with Clause 19.4 below. 除以上所述外，開發(fā)商應(yīng)向業(yè)主繳存及保持繳存 作為免息可退保證金。除非根據(jù)下文第19.4款被沒收，否則該保證金將由業(yè)主根據(jù)協(xié)議的條款在根據(jù)施工進(jìn)度將業(yè)主的面積向其交付/項目竣工時退還予開發(fā)商。 6. Ownership of the said Prop

46、erty 上述物業(yè)的所有權(quán)6.1 On the execution of this Agreement, the Owner shall grant to the Developer a license to enter and remain upon the said Property for enabling them to construct and develop the Project subject to the terms and conditions set out herein. 簽署本協(xié)議后，業(yè)主應(yīng)授予開發(fā)者進(jìn)入及停留在上述物業(yè)上以根據(jù)本文件內(nèi)的條款及條件修建及開發(fā)項目的許

47、可。 6.2 It is clarified that the said license is exclusively given to the Developer for entering upon the said Property and to develop the Project on the terms and conditions herein provided and that the same shall not be construed to be grant of possession of the said Property in part performance. 需

48、澄清的是，上述許可專用于開發(fā)商進(jìn)入上述物業(yè)根據(jù)本文件內(nèi)的條款及條件開發(fā)項目，前提條件是，不得將該許可解釋為授予其持有部分上述物業(yè)。 6.3 The Developer shall not do and/or cause to be done anything that may in any manner prejudicially affect the rights and interest of the Owner and/or obstruct or interfere with their ownership. Accordingly, the Developer shall herea

49、fter alone at its own costs, charges and expenses in all respects be liable to look after and safeguard the said Property and it shall, therefore, ensure and take proper steps and precautions to prevent any unauthorized persons and trespassers from entering and/or encroaching upon the said Property

50、or any part thereof. 開發(fā)商不得執(zhí)行及/或促使執(zhí)行任何可能以任何方式對業(yè)主的權(quán)利及權(quán)益產(chǎn)生不利影響及/或妨礙或干擾所有權(quán)的事件。因此，開發(fā)商應(yīng)在之后自行承擔(dān)所有方面的成本、收費及費用負(fù)責(zé)照看及保護上述物業(yè)，且其因此應(yīng)確保及采取適當(dāng)步驟及預(yù)防措施防止任何未授權(quán)人士及侵入者進(jìn)入和/或侵占物業(yè)或其任何部分。6.4 The Developer undertakes that it shall not, create any encumbrance/third party right/ interest in respect of the said Property. 開發(fā)商承諾，其

51、不會就上述物業(yè)設(shè)立任何產(chǎn)權(quán)負(fù)擔(dān)/第三方權(quán)利/權(quán)益。6.5 The Developer shall, at its own expense, develop and market the said Project under the brand name of “ZURI”. 開發(fā)者應(yīng)自行承擔(dān)費用以“ZURI”品牌名稱開發(fā)和銷售該項目。7. Construction costs and assurances 建設(shè)成本和保證7.1 The Developer shall incur the entire construction cost for the development/construct

52、ion of the Project (including but not limited to construction cost for sub-structure, car parking space whether in basement or at stilt level, super-structure, club, infrastructure, finishing, soft-scapping and hard-scapping etc), architect fees, site overheads, payment to any consultant, expenses i

53、ncurred by the Developer in seeking various approvals and any other expenses incurred by the Developer during the course of the development of the Project. 開發(fā)商應(yīng)承擔(dān)項目開發(fā)/建設(shè)的全部建設(shè)成本（包括但不限于低層結(jié)構(gòu)、地下室或傾斜停車場、上層結(jié)構(gòu)、俱樂部、基礎(chǔ)設(shè)施、修整、軟刮削和硬刮削等的建設(shè)成本）、建筑師費、場地費用、向任何顧問的付款、開發(fā)商在尋求各種批文時招致的費用及開發(fā)商在項目開發(fā)過程中招致的其它任何費用。7.2 The Parti

54、es agree that the development of the Project shall, from the commencement to the completion, be done by the Developer exclusively at its own cost and expense. The Owner agrees that it will not interfere in the development of the construction activity to be carried out by the Developer unless the Dev

55、eloper commits any act of commission/omission which amounts to breach of any of the terms and conditions of this Agreement. The Developer undertakes that the quality of the construction material will match with norms prescribed by the government of Kenya any other applicable law that may be in force

56、 at that point of time.  訂約方同意，項目的開發(fā)（從開工到竣工）應(yīng)由開發(fā)商自行承擔(dān)成本及費用。業(yè)主同意，其將不會干涉開發(fā)商進(jìn)行的施工活動，除非開發(fā)商存在違反本協(xié)議條款及條件的任何過失/疏忽。開發(fā)商承諾建筑材料的質(zhì)量將符合肯尼亞政府制定的標(biāo)準(zhǔn)及當(dāng)時可能生效的任何其它適用法律。7.3 The Developer shall be entitled to appoint architects, consultants, contractors, structural engineers, supervisors, labourers and all other third persons/ parties as may be required for the development of the Project, subject to the prior written consent of the Owner. 經(jīng)業(yè)主事先書面同意，開發(fā)商應(yīng)有權(quán)委任建筑師、顧問、承包商、結(jié)構(gòu)工程師、監(jiān)理、勞工及項目開發(fā)所需的所有其他第三人/方。8. Construction Schedule 施工