Document:

ex_128797.htm

 

 

 

 

 

 

Rental Agreement for Commercial Premises

 

 

 

 

 

Property:

Via Cantonale 8, 6928 Manno TI

 

 

Owner / Landlord

 

Sofinol SA

Via Cantonale 8

6928 Manno TI

 

(hereinafter referred to as Landlord)

 

 

 

 

 

 

 

 

 

 

Type of property: Industry/trade

Start of rental period: 01/01/2019

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant

NAIE Natural Alternatives

International Europe SA

Centro Galleria 1

Via Cantonale 4

6928 Manno TI

 

(hereinafter referred to as Tenant)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Multiple tenants shall be jointly and severally liable for the obligations arising from this Rental Agreement.

 

 

 

 

 

Table of Contents

 

1     Rental objects/ rent/ ancillary costs     3

 

1.2     Basis of the rental fee     3

 

1.3     Value added tax (VAT)     3

 

2     Intended purpose     4

 

3     Start of the Rental Period, duration of the Rental Period, extension and termination     4

 

5     Ancillary costs     4

 

6     Default interest     5

 

7     Handover, defects     5

 

8     Use of the Rental Property     5

 

10     Security deposit     6

 

11     Original condition and tenant improvements     6

 

11.2     Maintenance of tenant improvements     6

 

11.3     At the Start of the Rental Period     7

 

11.4     During the Rental Period     7

 

11.5     Fulfilment of officially ordered or statutory requirements     7

 

11.6     Consideration of third-party interests     7

 

12     Securing of Tenant Improvements     8

 

13     Minor maintenance     8

 

14     Common areas     8

 

15     Cleaning     8

 

16     Restoring the original condition at the end of the Tenancy     8

 

17     Company signs, illuminated advertising, advertising, antenna systems     9

 

18     Subletting/ Transfer of Tenancy     9

 

22     Right of retention     10

 

23     Key handover     10

 

24     Landlord's right of access     10

 

25     Amendments to the Agreement     10

 

26     Duty to provide information     11

 

27     Severability clause     11

 

28     Jurisdiction/applicable law     11

 

29     Issue of the Rental Agreement     11

 

30     Integral part of the Rental Agreement     11

 

 

 

 

 

 

 

 

	 	
			1

				
			Rental objects/ rent/ ancillary costs

			

 

	 	
			1.1

				
			Description of the property, areas, rent

			

 

The Landlord shall rent out the rooms and areas to the Tenant in the aforementioned property, the location and size of which are marked on the enclosed layout plans, forming an integral part of this agreement (hereinafter referred to as Rental Agreement or Agreement). The original state and condition of the rental property, hereinafter referred to as "basic construction" are specified in the upgrading description, which also forms an integral part of this Agreement.

	 	 	 	 	 	 	 
	Property	Floor	Reference number	
			m2/

			number

				Price per m2/lot	Francs per year	Francs per month
	Ex-SABO	
			ground floor

			2nd upper floor

			3rd upper floor

				 	
			785

			785

			1,300

				
			80.00

			80.00

			80.00

				
			62,800.00

			62,800.00

			104,000.00

				
			5,233.35

			5,233.35

			8,666.65

			
	 	 	 

	Parking spaces outside	 	 	
			14

				70.00	11,760.00	980.00
	
			 

				
			 

			 

				 	
			 

			 

				
			 

			 

				
			 

			 

				
			 

			
	Total fixed net rent	 	 	 	 	241,360.00	20,113.35
	 	 	 

 

 

The rent is fixed during the rental period (i.e. no stepped or index-linked rent). The rent is payable in advance on the 1st day of the month. For IT-reasons, the amounts p.a. are partially rounded up or down.

 

 

 

The aforementioned areas are indicative approximate values and may differ from the actual areas. Any deviations have no influence on the fixed net annual rent.

 

 

 

	 	
			1.2

				
			Basis of the rental fee

			

 

 

 

	
			Mortgage  interest rate:

				
			1.5%

				 	
			As of 02/06/2018

			
	
			National index of consumer  prices:

				
			Base year 2015

				
			As of 31/08/2018

				
			101.8 points

			
	
			Cost increases considered:

				 	 	
			As of 31/08/2018

			

 

 

 

 

 

	 	
			1.3

				
			Value added tax (VAT)

			

 

The Landlord, who is obligated to pay tax, has made use of the option of disclosing VAT on the rent and any ancillary costs. The VAT is shown in accordance with the law. This option shall be exercised during the agreed contractual period. By signing the Rental Agreement, the Tenant confirms that the rented objects will not be used exclusively for residential purposes.

 

VAT will be levied at the statutory rate on the agreed rent and any ancillary costs

(see calculation of rent at the VAT rate valid at the time the Agreement was drawn up). If the VAT rate changes, the Landlord is entitled to notify the Tenant of the resulting rent adjustment in the legally prescribed form -currently by means of an official form- at the time the new VAT rate comes into force.

 

If the option is cancelled during the contractual period for reasons for which the Tenant is responsible (e.g. due to exclusive use for residential purposes), the Landlord is entitled to pass on to the Tenant any self-consumption tax owed by the changes of use.

 

 

	 	
			2

				
			Intended purpose

			

 

The rental property shall be made available to the Tenant for the following use:

	 	
			●

				
			Commercial / warehouse

			

	 	
			●

				
			Truck access ramps

			

The rental property may only be used for the contractually agreed purpose. Significant extensions, restrictions and/or changes to the purpose are only permitted upon the prior written consent of the Landlord.

 

If the rental property is used for other purposes without the consent of the Landlord, the Landlord is entitled to terminate the Rental Agreement at any time subject to a notice period of 60 (sixty) days, provided that the Tenant does not use the rented object again within one month in conformity with the Agreement after a one-time written reminder.

 

	 	
			3

				
			Start of the Rental Period, duration of the Rental Period, extension and termination

			

 

 

	 	
			3.1

				
			Start of the Rental Period

			

 

The rental period starts on 01/01/2019 and the rent is due from this date, provided the agreed floor bearing capacity (in kg/m2) of the individual areas/floors have been confirmed in accordance with section 8. 

 

Should the handover take place before the start of the rental period, in particular for the completion of the tenant's improvements, risk and peril shall pass to the Tenant upon handover.

 

The rental property shall be handed over to the Tenant in accordance with the floor plans of 24/01/2007 in good working order (according to Annex 1).

The Landlord shall hand over the rental property to the Tenant in the contractually agreed state, in accordance with section 7. In particular, the water leakage from the ceiling and the damaged doors on the top floor must be repaired before the start to the rental period at the Landlord's expense.

 

	 	
			3.2

				
			Rental Period

			

 

The rental is limited in time and automatically ends on 31/12/2023 (Art. 255 para. 2 OR [Swiss Code of Obligations]) without the need of notice. During this 5-year period, the Tenant has a right to terminate the rental in advance twice a year with a 12 months' notice, as of 30/06 and 31/12. Starting from 01/01/2024, the Agreement is transferred to an indefinite tenancy, which can be terminated twice a year by both the Tenant and the Landlord with a 12 months' notice, as of 30/06 and 31/12.

 

4     Fixed Rent     

 

The fixed rent for the rental property shall amount to CHF 241,360.00 net per year (cf. section 1), irrespective of any deviations in area.

 

5     Ancillary costs

 

 

The basic rent does not include the following ancillary costs, which must be paid in addition to the rent and shall be billed separately twice annually:

 

	 	
			•

				
			Electricity

			

 

	 	
			•

				Service subscriptions, maintenance agreements and individual maintenance of lifts, escalators, paging system, hoisting platforms, façade lifts, gates, flat roof, pumps, emergency power systems, delivery facilities, roller shutters

 

	 	
			•

				
			Water

			

 

	 	
			•

				
			Waste water

			

 

The right to adjust changing costs and expenses associated with the operation of the property as outlined above (ancillary costs), which are introduced as the result of changed circumstances or legal regulations during the rental period, remains reserved; in such a case down payments may also be adjusted.

 

The Landlord shall determine the distribution key. If costs are not incurred or only partially incurred in one or other rental object, this shall be duly accounted for in the distribution key.

 

The settlement of ancillary costs shall be deemed approved unless the Tenant raises an objection in writing to the Landlord or his representative within 30 days of receipt. The Tenant is entitled to inspect the detailed invoice and the associated documents in their original form at the Landlord or his representative or have them inspected by an authorised representative.

 

Subsequent claims must be settled within 30 days of receipt of the invoice. Refunds must be made within the same period.

Expenses and costs, which exclusively concern the operation of the rented property, must also be borne by the Tenant, even if they are charged to the Landlord. Clearance of snow and ice on the main access roads and ramps for the trucks during working days shall be guaranteed at the expense of the Landlord.

 

The Landlord is always entitled to order the installation of a separate water sub-meter at the expense of the Tenant.

 

 

 

 

 

The costs for water, telephone, fax, modem, TV charges etc., which are charged directly to the Tenant must be paid directly by the Tenant. Electricity will be charged to the Tenant by the Landlord.

 

 

	 	
			6

				
			Default interest

			

 

In the event of delayed payment, the Landlord shall charge the Tenant 5 % (p.a.) interest on arrears on the amount owed from the invoice expiry date. The right to charge any expenses (dunning fees) shall remain reserved.

 

 

	 	
			7

				
			Handover, defects

			

The Landlord shall hand over the rental property to the Tenant in good working order. The parties sign a jointly recorded handover protocol. -If the handover date falls on a Saturday, Sunday or a officially recognised public holiday at the location of the property, the handover shall take place on the next working day until 12:00 noon without entitlement to a rent reduction.

 

The Landlord shall record any defects in the handover in the protocol in writing. If there are other defects in addition to those listed in the protocol. the Tenant must assert complaints in writing within 14 days of discovery. Otherwise the rental property as a whole shall be deemed to have been taken over in a good condition in accordance with the Agreement

 

	 	
			8

				
			Use of the Rental Property

			

 

If the Tenant intends to bring very heavy objects (machines, safes etc.) or equipment that can cause noise or vibrations (e.g. air-conditioning systems etc.) into the rental property, the written consent of the Landlord must be obtained in advance in order to clarify the necessary bearing capacity of the floors or possible effects for other rental properties. In each case, the Tenant is obliged to take all necessary and appropriate measures to prevent sound transmissions and vibrations. In this context, Colliers International Zurich AG will have a study carried out by an external engineer by November 2018 to confirm the floor bearing capacity (in kg/m2) of the individual areas/floors The Tenant shall be liable for all consequences in connection with a breach of this obligation, in particular for all justified claims of other tenants (reduction of rent and compensation for damages in accordance with Art. 259d and 259e OR) or neighbours and is obligated to participate in proceedings in the event of a dispute upon notification of a dispute and to conduct this, at the request of the Landlord, in his own name and at his own risk - also with regard to the consequences in terms of costs and compensation.

 

Access to the building etc. as well as passage or other free spaces may not be used for storing objects and goods of any kind. Vehicles may only be parked in the designated, rented parking spots. Refuse of any kind may only be stored at the locations specified by the Landlord and in compliance with the law.

 

The Landlord is entitled to co-use the shafts that run through the rental property and any subsequently constructed shafts, as well as all other shafts, which can be (co-)used by the Tenant for all kinds of supply and return lines. The Tenant is then also entitled to use the shafts present in the rental property for supply and return lines to the extent the available capacities permit this. If he wishes to make use of them, he must obtain prior written consent of the Landlord.

 

	 	
			10

				Security deposit

 

The Tenant undertakes to pay an amount of CHF 57,400.00 in cash (Art. 257e para. 1 OR) as security deposit for all claims of the Landlord under the present Rental Agreement (rent payments, damages in the event of early termination of the Agreement, claims due to damage to the rented property or external wear and tear or for other reasons) and to pay these to a first-class Swiss bank. This security deposit is pledged in favour of any claims by the Landlord.

 

The cash deposit must be paid before the rental object is handed over. In case of omission, the Landlord shall be entitled to refuse handover.

 

Upon transfer of the Rental Agreement, the Landlord may demand that the security deposit for covering the risk of the rent is increased if he could otherwise refuse the required consent.

 

 

	 	
			11

				
			Original condition and tenant improvements

			

 

 

	 	
			11.1

				
			Differentiation of the original condition and tenant improvements

			

 

The agreed net rent constitutes the adequate quid pro quo for the extended rental property as indicated (=basic construction). Extensions to the rental property beyond the basic extensions are regarded as tenant improvements. Any existing extensions by a previous tenant are deemed to have been carried out by the Tenant and are therefore part of the tenant improvements. In any case, all costs of the construction of the Tenant’s improvements shall be borne exclusively by the Tenant.

 

	 	
			11.2

				
			Maintenance of tenant improvements

			

 

Maintenance and replacement of all types of improvements are not part of the basic construction, i.e. the tenant’s improvements, are the exclusive responsibility of the Tenant, even if they are firmly connected to the building and the Landlord has financed the tenant’s improvements in whole or in part; the corresponding costs shall be borne by the tenant. At the Landlord's first request, the Tenant is obligated to perform maintenance and repair work on the Tenant improvements if the condition thereof threatens to damage the rental property or other parts of the

rental property or the outer appearance of the rental property.

 

The parties agree that the above agreed obligations have been adequately considered when determining the rental fee and therefore do not have a detrimental effect on the Tenant.

 

 

	 	
			11.3

				
			At the Start of the Rental Period

			

 

The Landlord shall permit the Tenant to perform tenant improvements in accordance with the construction specification present at the time the Agreement is signed and the Tenant’s corresponding plans at the Tenant's expense.

 

The Tenant undertakes to provide the Landlord with a complete, updated set of the relevant execution plans unsolicited and free of charge after completion of the tenant's improvements.

 

With respect to these approved tenant improvements, the Landlord reserves the right to demand that the original condition be restored in full or in part at the end of the Agreement. The Tenant shall waive any claim for compensation in the event that the restoration of the original condition of the rental property at the time of termination of the Agreement is not or only partially demanded, even if the tenant improvements remaining in the rental property embody an added value.

 

	 	
			11.4

				
			During the Rental Period

			

 

If the Tenant intends to perform tenant improvements in or on the rental property during the rental period, he shall obtain the written consent of the Landlord before beginning such work.

 

 

The Landlord is entitled to refuse his consent without specifying reasons or to grant it subject to the condition that the costs of the tenant improvements are secured before the construction work is performed. If the consent is granted, it shall be deemed agreed that

 

	 	
			•

				
			the right to demand that the original condition or the condition prior to the performance of the tenant improvements be properly restored at the end of the Tenancy is reserved,

			

 

	 	
			•

				
			that the Tenant shall waive any compensation upon termination of the Agreement in the event that the Landlord does not demand the restoration of the original condition or the condition existing prior to the completion of the tenant improvements, even if the tenant improvements could embody added value.

			

 

	 	
			11.5

				
			Fulfilment of officially ordered or statutory requirements

			

 

If the approval of tenant improvements depends on compliance with official orders or legal requirements, which require additional structural or other measures, e.g. for fire-protection, safety, ecological or other reasons (additional escape doors, sprinkler systems, fire alarm systems, use of ecologically prescribed facilities and materials, disposal of hazardous equipment or materials, such as asbestos, etc.), all associated costs shall be borne exclusively by the Tenant. Upon termination of the Agreement, the Landlord shall not owe any compensation even if the corresponding measures are not reversed.

 

In the event of interventions in the general parts of the building, in particular in the structural design, installations and the building envelope, the Landlord shall have the right to specify planners and/or contractors/products/systems as a prerequisite for the approval of such measures.

 

 

Connection fees for water, electricity, sewerage, etc. as well as premium adjustments of the progressive building insurance, which are attributable to tenant improvements, shall be charged proportionally

to the Tenant.

 

	 	
			11.6

				
			Consideration of third-party interests

			

 

The Tenant undertakes to have any tenant improvements performed in accordance with the applicable construction regulations and to monitor the performance in a professional manner. The statics of the building may not be affected. The Tenant must ensure that the defined maximum floor load is not exceeded. Upon request, an engineering report must be submitted to the Landlord together with the application for approval.

 

While work is performed on the tenant improvements, the interests of other tenants or users of the rental property must be taken into consideration to the greatest extent possible. Even in the case of careful and considerate execution of corresponding work, the Tenant shall be liable for any claims raised by other tenants or third parties (proportionate reduction of the rent or compensation) to the extent that such claims are rightfully asserted, with reference to the relevant legal provisions, and undertakes to participate in any legal dispute initiated in this respect vis-à-vis the Landlord upon notification of a dispute and to assume the legal dispute at his own risk and at his own expense at the corresponding request of the Landlord.

 

 

	 	
			12

				
			Securing of Tenant Improvements

			

 

The Landlord can make the approval of Tenant improvements dependent on the Tenant's corresponding security deposits.

 

The Tenant shall ensure that no tradesmen's liens are registered for the Tenant

improvements. If this still happens, the Tenant must ensure that these liens are cancelled immediately at his own expense; the corresponding obligation already exists at the stage of the provisional (precautionary) registration of each tradesmen’s lien. If the Tenant violates these obligations, this constitutes a breach of the Agreement, which entitles the Landlord to the extraordinary termination of the Agreement after expiry of a subsequent deadline which is set in writing. In any case, the Tenant shall be liable vis-à-vis the Landlord for the damage incurred.

 

For every construction project, the Tenant must take out builder's liability insurance.

 

 

 

 

 

 

	 	
			13

				
			Minor maintenance

			

 

Maintenance and minor repairs to the rental property fall under the Tenant’s responsibility up to an amount of 1 % of the annual net rent, but not exceeding CHF 2,413.60 per repair and individual case.

 

 

	 	
			14

				
			Common areas

			

 

The term "common areas" describes all areas and spaces, which are not exclusively used by a single tenant, but are collectively available for use by all tenants and/or customers of the property. The common areas in particular include stairs, delivery zones, ramps, and surrounding areas.

 

In general, the Tenant may not use such common areas for his own purposes. Any storage of goods, packaging materials, etc. as well as any handling of goods within the common areas is also expressly prohibited. Exceptions, which can only be permitted in individual cases and therefore for a limited time, require the express written consent of the Landlord.

 

	 	
			15

				
			Cleaning

			

 

The Tenant is obliged to clean the rental properties, including the corresponding toilet facilities, at his own expense.

 

	 	
			16

				
			Restoring the original condition at the end of the Tenancy

			

 

The Landlord has the right to request that at the time of return of the rental unit, the Tenant restores all improvements at the Tenant's own expense in whole or in part in a professional manner and that the Tenant restores the rental unit to its original condition at the Tenant's own expense.

 

If the Landlord refrains in full or in part from demanding the removal of tenant improvements, they or the corresponding portion thereof, which does not have to be removed, shall be transferred to the property of the Landlord without compensation. In this case, the Tenant has no right to take away or dismantle the tenant extensions or part thereof.

 

	 	
			17

				
			Company signs, illuminated advertising, advertising, antenna systems

			

 

The façade parts shall not be rented out. Company and advertising signs, billboards, display cases, antenna systems, etc. may only be installed with the written consent by the Landlord and only at certain points on the building as specified by the Landlord. For this purpose, an additional rent is levied, which will be determined on a case-by-case basis at the time the advertising is approved. The approval of the Landlord includes the size, rent, colour, shape, material and allocation of the respective advertising. The Tenant shall assume operation and cleaning costs. In the event maintenance is performed on parts of the building, the Tenant has to disassemble/reinstall the advertising at his own expense. If advertising is removed, any damages must be repaired and the façade surface must be adapted to the other building components by means of suitable measures (cleaning/paintwork).

 

The Tenant shall obtain any required official approvals at his own expense. The Tenant shall also pay for any connection costs and electricity consumption.

 

Where in a property the advertising is done according to a uniform concept, the Tenant undertakes to adapt his advertising to this concept. He shall bear the resulting costs.

 

 

 

 

	 	
			18

				
			Subletting/ Transfer of Tenancy

			

 

Subletting is only permitted with the written consent of the Landlord, whereby the Tenant must notify the Landlord of the intended contractual conditions as well as personal details of the sub-tenant. The Landlord must be provided with a copy of the sublease agreement. In all other respects, Art. 262 OR. shall apply.

 

The transfer of the Rental Agreement to a third party requires the written consent of the Landlord. The terms of the transfer must be submitted to the Landlord requesting his consent together with an excerpt from the commercial register, an excerpt from the debt collection register and the annual reports of the new tenant for the past three full fiscal years. If any of these documents are missing, the Landlord shall be entitled to refuse his consent to the transfer without further ado. The agreement of "key money" (or similar compensation for the transfer of the Rental Agreement without adequate quid pro quo) is not permitted. If such compensation is agreed, this shall entitle the Landlord to refuse his consent to the transfer. If the Landlord learns at a later stage that such compensation has been agreed and/or paid, this shall constitute an important reason for the extraordinary dissolution of the Agreement with the current Tenant pursuant to Art. 266g OR, whereby the Landlord is entitled to assert the damage caused by the Tenant or his legal successor. In all other respects, Art. 263 OR. applies.

 

19     Premature dissolution of the Agreement     

 

The Landlord may prematurely terminate the Rental Agreement in compliance with the legal periods in addition to the reasons expressly provided for by law if one of the following events occurs:

	 	
			•

				
			if the rental property is used for a purpose other than the intended one.

			

	 	
			•

				
			if the Tenant, his employees or agents breach e.g. cardinal contractual obligations. when transferring the rental property to a third party and/or subletting etc. without the Landlord’s prior written consent.

			

	 	
			•

				
			if tradesmen's liens are registered in connection with the Tenant improvements.

			

 

If the contractual relationship is terminated by extraordinary termination on the part of the Landlord, the Tenant shall be liable for the resulting damage to the Landlord, which includes in particular the total loss of rent up to the first possible termination date of the rental relationship, as well as costs and expenses incurred in connection with the search for a successor tenant (advertisement costs, etc.).

 

	 	
			20

				
			Return

			

 

Upon termination of the Rental Agreement, the rental property must be properly vacated

and returned in a clean condition in accordance with the Agreement, including all keys, badges, etc. by 12h00 on the last day of the notice period. If this day falls on a Saturday, Sunday or an officially recognised public holiday at the location of the rental property, the return must take place on the next working day by 12h00 noon latest.

 

 

	 	
			21

				
			Risk of damage

			

 

The Landlord shall insure the rental property against damage and natural hazards, not including furnishings and installations.

 

The Tenant undertakes to take out liability insurance with coverage of at least CHF 5.0 million.

 

Further insurances such as water damage to furnishings, operations interruption insurances (fire/water), all damages in connection with glass breakage of display windows, mirrors, glass doors and windows including advertising and illuminated advertising are, if necessary, solely the responsibility of the Tenant.

 

 

	 	
			22

				
			Right of retention

			

 

The Tenant’s right of retention on the furnishings and furniture of the Tenant, pursuant to 268 OR. takes precedence over all third-party claims. The Tenant confirms that the furnishings he has brought into the rental property are his own and that no reservation of title of a third party is entered in the register for any inventory item.

 

 

	 	
			23

				
			Key handover

			

 

When the rental property is handed over, a list of the keys / badges and the like, which are handed over to the tenant, is created. The Tenant will receive a number of keys / badges. Additional keys/badges may only be made by the Tenant at his own expense and with the written consent of the Landlord.

 

 

On the day the rental property is returned, the Tenant must hand over all keys/badges to the Landlord, including those, which he had made at his own expense. In the event of loss, the Tenant must inform the Landlord. In this case, the Landlord is entitled to replace the locks, keys and badges at Tenant's expense.

 

 

	 	
			24

				
			Landlord's right of access

			

 

The Landlord or her representatives are entitled to exercise their right of ownership in order to perform the inspections of the property required for the repairs, maintenance, controls and renovations, subject to a 48 hours advance notice. In justified cases (fire, burglary, emergencies, reduction of damages), the notice requirement shall be omitted.

 

If the Tenant intends to leave the rental property unused for a prolonged period, he shall be obligated to designate a person, who will provide the keys and inform the Landlord or the administration accordingly. The duty of use as per this Agreement shall remain reserved. The keys can also be handed over to the Landlord in a sealed envelope.

 

	 	
			25

				
			Amendments to the Agreement

			

 

Amendments and supplements to this Rental Agreement require written form for their validity. This also applies to the repeal of this written form requirement.

 

 

	 	
			26

				
			Duty to provide information

			

 

The Tenant is obligated to immediately report to the Landlord all changes of a legal and financial nature which significantly affect the structure of the company (substantial changes in the shareholder structure, company takeover, merger, incorporation into a holding structure or similar). All documents requested by the Landlord must be provided free of charge.

 

The Tenant is furthermore obligated to notify the Landlord of any change to the corporate form, the company name or a limitation of liability.

 

 

	 	
			27

				
			Severability clause

			

 

The invalidity or unenforceability of individual provisions of this Agreement shall not affect the legal validity of the Agreement as a whole. In place of the ineffective provision, a provision must be agreed which corresponds to or comes as close as possible to the original legal and economic objective of the parties bona fide.

 

 

	 	
			28

				
			Jurisdiction/applicable law

			

 

The parties agree that the competent courts at the location of the property shall have jurisdiction. This Rental Agreement is subject to Swiss Law.

 

 

	 	
			29

				
			Issue of the Rental Agreement

			

 

The above Rental Agreement shall be drafted and signed in two identical copies

and only becomes legally valid upon signature by both parties.

	 	
			30

				
			Integral part of the Rental Agreement

			

 

The following documents constitute integral parts of this Rental Agreement and are attached to it:

 

	 	
			•

				
			Annex 1: Floor plans, dated 24/01/2007

			

 

Lugano, 28/09/2018

 

 

 

 

	The Landlord:	                          The Tenant:
	Sofinol SA    	
			NAIE Natural Alternatives International Europe SA

			
	
			/s/ Pierre Giannoni  

			---------------------------------------

				
			 

			                          /s/ Mark LeDoux

			                           -----------------------------------------

			
	 	
			                          /s/ Fausto Petrini

			                          -----------------------------------------

			

 

 

                                             

       

 

 

 

 

 

                                 

     

 

 

                 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

,a8kex101curothirdamendme

                                                                      Execution              THIRD AMENDMENT TO REVOLVING LOAN AGREEMENT             THIS THIRD AMENDMENT TO REVOLVING LOAN AGREEMENT (this  “Amendment”), dated as of November 9, 2018, is by and among CURO FINANCIAL   TECHNOLOGIES CORP., a Delaware corporation (“CFTC”), CURO INTERMEDIATE   HOLDINGS CORP., a Delaware corporation (“Holdings” and, together with CFTC, the   “Borrower”), the Guarantors party to the Loan Agreement (as defined below), each Lender party   to the Loan Agreement (as defined below) and BAY COAST BANK, as administrative agent (in   such capacity, the “Administrative Agent”).  Capitalized terms used herein and not otherwise   defined herein shall have the meanings ascribed thereto in the Loan Agreement.                                  W I T N E S S E T H          WHEREAS, the Borrower, certain of the Lenders, the Guarantors and the Administrative   Agent are parties to that certain Revolving Loan Agreement dated as of September 1, 2017 (as   amended, modified, extended, restated, replaced, or supplemented from time to time, the “Loan   Agreement”);           WHEREAS, the Borrower has requested that the Lenders amend certain provisions of  the Loan Agreement to increase the Commitments thereunder and to add two additional Lenders  to the Loan Agreement in order to permit the Borrower to incur Indebtedness under the Loan  Agreement in an amount permitted under the Senior Notes Indenture on the date hereof; and         WHEREAS, as of the date hereof, Section 5.09(b)(i) of the Senior Notes Indenture   permits the Borrower to incur Indebtedness under the Loan Agreement not to exceed   $90,041,000 million.          NOW, THEREFORE, in consideration of the agreements hereinafter set forth, and for   other good and valuable consideration, the receipt and adequacy of which are hereby   acknowledged, the parties hereto agree as follows:                                     ARTICLE I                                  AMENDMENTS         1.1   Amendments to Section 1.01.                 (a)   Section 1.01 of the Loan Agreement is hereby amended by amended and         restating the definitions of “Commitment” and “Debt Limitation” in their entirety as         follows:                “Commitment” means the commitment of a Lender to make or otherwise fund a               Loan and to acquire participations in Letters of Credit hereunder, and               “Commitments” means such commitments of all Lenders in the aggregate. The               amount of each Lender’s Commitment, if any, is set forth opposite such Lender’s               name on Schedule 1.01(a) or in the applicable Assignment Agreement, subject to               any adjustment or reduction pursuant to the terms and conditions hereof. The     ACTIVE/97019144.4  

 

            aggregate amount of the Commitments as of the Third Amendment Effective Date              is $50,000,000.               “Debt Limitation” means the greater of (i) $50.0 million and (ii) 11% of              Consolidated Tangible Assets.               (b)   Section 1.01 of the Loan Agreement is hereby further amended adding the        following new definitions in alphabetical order:               “Third Amendment” means that certain Third Amendment to Revolving Loan              Agreement, dated as of November 9, 2018, by and among the Borrower, the              Guarantors party thereto, the Lenders party thereto and the Administrative Agent.               “Third Amendment Effective Date” has the meaning set forth in the Third              Amendment.         1.2   Amendment of Section 9.01.  Section 9.01 of the Loan Agreement is hereby  amended by restating the section in its entirety to read as follows:               Section 9.01  Amendments, Etc.  No amendment or waiver of any provision of              this Agreement or any other Facility Document, and no consent to any departure              by the Borrower or Guarantor therefrom, shall be effective unless in writing              signed by the Required Lenders (provided that any Defaulting Lender shall be              deemed not to be a “Lender” for purposes of calculating the Required Lenders              (including the granting of any consents or waivers) with respect to any of the              Facility Documents) and the Borrower and the applicable Loan Parties and              acknowledged by Administrative Agent, and each such waiver or consent shall be              effective only in the specific instance and for the specific purpose for which              given; provided that no amendment, waiver or consent shall, unless in writing and              signed by each Lender that would be directly and adversely affected thereby, the              Administrative Agent and/or the Collateral Agent, as the case may be, do any of              the following: (a) waive any of the conditions specified in Article III, (b) reduce              the principal of, or interest on, any Loan, any reimbursement obligation in respect              of any Letter of Credit or any other amounts payable hereunder, (c) postpone any             date fixed for any payment of principal of, or interest on, any Loan or any other             amounts payable hereunder, including without limitation the Commitment             Termination Date or waive any demand for any such payment, (d) increase any             Commitment of any Lender over the amount thereof then in effect or extend the             outside date for such Commitment or extend the stated expiration date of any             Letter of Credit beyond the Commitment Termination Date, (e) release all or             substantially all of the value of the Guarantee hereunder or release all or             substantially all of the Collateral or subordinate the Secured Parties’ Liens on the             Collateral, (f) change the percentage of the aggregate unpaid principal amount of             the Loans or the number of Lenders that shall be required for Lenders or any of             them to take any action hereunder or (g) amend the definition of “Required             Lenders,” “Pro Rata Share” or this Section 9.01; provided, further that no              amendment, waiver or consent shall  (i) unless in writing and signed by the    2  ACTIVE/97019144.4  

 

             relevant Agent in addition to the Lenders required above to take such action,               affect the rights or duties of such Agent under this Agreement or any other               Facility Document or (ii) unless in writing and signed by the Issuing Bank,               amend, modify, terminate or waive any obligation of Lenders relating to the               purchase of participations in Letters of Credit as provided in Section 2.05(e).          1.3   Amendment to Schedule 1.01(a).  Schedule 1.01(a) of the Loan Agreement is   hereby amended by substituting therefor the Schedule 1.01(a) attached hereto.          1.4   Amendment of Exhibit A-1.  Exhibit A-1 of the Loan Agreement is hereby   amended by substituting therefor the Exhibit A-1 attached hereto.          1.5   Amendment of Exhibit C.  Exhibit C of the Loan Agreement is hereby amended   by substituting therefor the Exhibit C attached hereto.                                     ARTICLE II                         CONDITIONS TO EFFECTIVENESS         2.1   Closing Conditions.  This Amendment shall become effective as of the day and   year set forth above (the “Third Amendment Effective Date”) upon satisfaction of the following   conditions (in each case, in form and substance reasonably acceptable to the Administrative   Agent) on or prior to the date hereof.                (a)   Executed Amendment.  The Administrative Agent shall have received a   copy of this Amendment duly executed by the Borrower, the Required Lenders and the  Administrative Agent.               (b)   Certificate of Responsible Officer.  The Administrative Agent shall have   received a certificate of a Responsible Officer of the Borrower dated the Third Amendment   Effective Date certifying that the Commitments, as amended by this Amendment, comply with   Section 5.09(b) of the Senior Notes Indenture.                (c)   Officer's Certificate.  The Administrative Agent shall have received a   certificate of a Responsible Officer of the Borrower dated the Third Amendment Effective Date   certifying as to (i) the Organizational Documents of each Loan Party (which, to the extent filed   with a Governmental Authority, shall be certified as of a recent date by such Governmental   Authority), (ii) the resolutions of the governing body of each Loan Party approving this  Amendment and the transactions contemplated by the Facility Documents to which such Loan  Party is a party, (iii) the good standing, existence or its equivalent of each Loan Party, issued as   of a recent date by the appropriate public officials, and (iv) the incumbency (including specimen   signatures of those who sign the Facility Documents delivered on the Third Amendment   Effective Date) of the Responsible Officers of each Loan Party.                (d)   Legal Opinion. The Administrative Agent shall have received opinions of   counsel to the Loan Parties addressed to the Administrative Agent and the Lenders, in form and   substance reasonably satisfactory to the Administrative Agent.      3   ACTIVE/97019144.4  

 

             (e)   Notes. The Administrative Agent shall have received duly executed Notes   in favor of any Lender which requests a Note, in form and substance reasonably satisfactory to   the Administrative Agent and the applicable Lenders.                (f)   Fees.  The Administrative Agent shall have received payment for all   reasonable and documented fees and expenses of the Agent and the Agent’s legal counsel  invoiced to date.               (g)   Miscellaneous.  All other documents and legal matters in connection with   the transactions contemplated by this Amendment shall be reasonably satisfactory in form and   substance to the Administrative Agent and its counsel.                                     ARTICLE III                                 MISCELLANEOUS          3.1   Additional Lenders.  By its signature below, each of Central National Bank, a   national banking association (“Central”), and Metropolitan Commercial Bank, a New York   State-chartered bank (“Commercial”), hereby becomes a party to the Loan Agreement as a   Lender with the Commitment set forth opposite its name on Schedule 1.01(a) and accepts and  agrees to be bound by the terms of the Loan Agreement and the other Facility Documents.  Each  of Central and Commercial further agrees that it (a) understands, acknowledges and agrees that   certain liens exist, and may after the date hereof be created, on the Collateral pursuant to the   Senior Notes Indenture, which liens are or shall be, as applicable, subject to the terms and  conditions of the Intercreditor Agreement, (b) will be bound by and will take no actions contrary  to the provisions of the Loan Documents, the Intercreditor Agreement and any other intercreditor  agreement (if entered into) and (c) hereby authorizes and instructs the Agent to enter into any  other intercreditor agreement contemplated by the Loan Agreement or any Collateral Document  (and any amendments, amendments and restatements, restatements or waivers of or supplements  to or other modifications), and to subject the liens on the Collateral securing the Obligations to  the provisions thereof.  Upon the Third Amendment Effective Date, the Administrative Agent  shall reallocate, and Central and Commercial shall each purchase, a portion of the aggregate  principal amount of all Loans outstanding as to all Loan Parties from all Lenders such that each  Lender will hold its Pro Rata Share of such Loans.         3.2   Amended Terms.  On and after the Third Amendment Effective Date, all   references to the Loan Agreement in each of the Facility Documents shall hereafter mean the   Loan Agreement as amended by this Amendment.  Except as specifically amended hereby or   otherwise agreed, the Loan Agreement is hereby ratified and confirmed and shall remain in full   force and effect according to its terms.         3.3    Representations and Warranties of Loan Parties.  The Borrower represents and   warrants as follows:                (a)   It has taken all necessary action to authorize the execution, delivery and   performance of this Amendment.                (b)   This Amendment has been duly executed and delivered by such Person   and constitutes such Person’s legal, valid and binding obligation, enforceable in accordance with     4   ACTIVE/97019144.4  

 

 its terms, except as such enforceability may be subject to (i) bankruptcy, insolvency,   reorganization, fraudulent conveyance or transfer, moratorium or similar laws affecting   creditors’ rights generally and (ii) general principles of equity (regardless of whether such   enforceability is considered in a proceeding at law or in equity).                (c)   No consent, approval, authorization or order of, or filing, registration or   qualification with, any court or governmental authority or third party is required in connection   with the execution, delivery or performance by such Person of this Amendment.                (d)   Any and all notices required to be delivered by the Borrower, including   but not limited to any notices required to be delivered by the Borrower pursuant to the Indenture   Documents, have been duly given.                (e)   The representations and warranties set forth in Article IV of the Loan   Agreement are true and correct as of the date hereof in all material respects (except for those   which expressly relate to an earlier date).                (f)   After giving effect to this Amendment, no event has occurred and is   continuing which constitutes a Default or an Event of Default.                (g)   The Collateral Documents continue to create a valid security interest in,   and Lien upon, the Collateral, in favor of the Administrative Agent, for the benefit of the   Lenders to secure all Obligations (including the principal amount of all Loans up to the   maximum amount of the Commitments as increased under this Amendment), which security   interests and Liens are perfected in accordance with the terms of the Collateral Documents and   prior to all Liens other than Permitted Liens.                (h)   No Conflict.  The execution, delivery and performance by the Loan Parties   of this Amendment and the consummation of the transactions hereunder do not and will not (i)  violate (A) any provision of any Law or any governmental rule or regulation applicable to any   such Loan Party, (B) any of the Organizational Documents of any Loan Party or (C) any order,   judgment, or decree of any court or other agency of government binding on such Loan Party; (ii)   result in a breach of or constitute (with due notice or lapse of time or both) a default under any   Contractual Obligation of such Loan Party; (iii) result in or require the creation or imposition of   any Lien upon any of the properties or assets of such Loan Party (other than any Liens created   under any of the Facility Documents in favor of the Collateral Agent on behalf of the Secured   Parties); or (iv) require any approval of stockholders, members, or partners or any approval or   consent of any Person under any Contractual Obligation of any Loan Party, except for such   approvals or consents which have been obtained on or before the Third Amendment Effective   Date and disclosed in writing to the Lenders.                (i)   Incurrence of Indebtedness.  Pursuant to the terms of Section 5.09(b)(i) of   the Senior Notes Indenture, the Borrower is permitted to incur Indebtedness under the Loan   Agreement on the date hereof in an aggregate principal amount of $90,041,000, and the   Borrower is not required under the Senior Notes Indenture to take any further action or provide   any notice to any Person in connection with the incurrence of any such Indebtedness.      5   ACTIVE/97019144.4  

 

             (j)   First Priority Claims.  The outstanding amount of all Obligations,   including without limitation the principal of and all interest on Loans and all Additional Secured   Obligations, constitute and at all times will constitute “First Priority Claims” under the Senior   Notes Indenture and “First Lien Obligations” under the Intercreditor Agreement.                (k)   Collateral.  All Obligations are secured by the “Collateral” under the   “Collateral Documents” (each as defined in the Senior Notes Indenture) and entitled to a senior   secured position with respect to such Collateral as First Priority Claims thereunder in accordance   with the terms thereof.          3.4   Reaffirmation of Obligations.  The Borrower hereby ratifies the Loan Agreement   and acknowledges and reaffirms (a) that it is bound by all terms of the Loan Agreement   applicable to it and (b) that it is responsible for the observance and full performance of its  respective Obligations.         3.5   Facility Document.  This Amendment shall constitute a Facility Document under   the terms of the Loan Agreement.          3.6   Expenses.  The Borrower agrees to pay all reasonable costs and expenses of the   Administrative Agent in connection with the preparation, execution and delivery of this  Amendment, including without limitation the reasonable fees and expenses of Goodwin Procter  LLP, the Administrative Agent’s legal counsel.         3.7   Further Assurances.  The Borrower agrees to promptly take such action, upon the   request of the Administrative Agent, as is necessary to carry out the intent of this Amendment.          3.8   Entirety.  This Amendment and the other Facility Documents embody the entire   agreement among the parties hereto and supersede all prior agreements and understandings, oral   or written, if any, relating to the subject matter hereof.          3.9   Counterparts; Telecopy.  This Amendment may be executed in any number of   counterparts, each of which when so executed and delivered shall be an original, but all of which   shall constitute one and the same instrument. Delivery of an executed counterpart of a signature   page of this Amendment or any other document required to be delivered hereunder, by fax   transmission or e-mail transmission (e.g. “pdf” or “tif”) shall be effective as delivery of a   manually executed counterpart of this Agreement.  Without limiting the foregoing, upon the   request of any party, such fax transmission or e-mail transmission shall be promptly followed by   such manually executed counterpart.          3.10  GOVERNING LAW.  THIS AMENDMENT SHALL BE GOVERNED BY,   AND SHALL BE CONSTRUED AND ENFORCED IN ACCORDANCE WITH THE   LAWS OF THE STATE OF NEW YORK.          3.11  Successors and Assigns.  This Amendment shall be binding upon and inure to the   benefit of the parties hereto and their respective successors and assigns.      6   ACTIVE/97019144.4  

 

      3.12  Consent to Jurisdiction; Service of Process; Waiver of Jury Trial.  The  jurisdiction, service of process and waiver of jury trial provisions set forth in Section 9.06 of the  Loan Agreement are hereby incorporated by reference, mutatis mutandis.                [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]     7  ACTIVE/97019144.4  

 

 

 

 

 

 

 

 

 

 

 

 

 

                                                                   EXHIBIT A-1                                     [FORM OF]                                                                         BORROWING REQUEST    Bay Coast Bank   as Administrative Agent and Collateral Agent (the “Agent”) for   the Lenders party to the Revolving Loan Agreement referred to below,          Attn:          CC:                                                                             [Date]   Ladies and Gentlemen:         The undersigned refers to the Revolving Loan Agreement dated as of September 1, 2017  (as amended, supplemented or otherwise modified from time to time, the “Revolving Loan   Agreement”), among CURO Financial Technologies Corp. and CURO Intermediate Holdings   Corp. (collectively, the “Borrower”), the subsidiaries of the Borrower party thereto, the lenders   party thereto (the “Lenders”), and you, as Administrative Agent and Collateral Agent for such   Lenders.  Capitalized terms used herein and not otherwise defined herein shall have the   meanings assigned to such terms in the Revolving Loan Agreement.  The Borrower hereby gives   you notice pursuant to Section 2.02(b) of the Revolving Loan Agreement that it requests a   Borrowing under the Revolving Loan Agreement, and in that connection sets forth below the   terms on which such Borrowing is requested to be made:          (A)   Date of Borrowing               (which is a Business Day)            (B) Aggregate Amount of               Borrowing            (C)   Type of Borrowing           (D)   The last day of the Interest               Period1            (E)   Funds are requested to be disbursed to the Borrower’s account as follows               (Account No. [____________________])          (F)   Consolidated Tangible Assets          ______________________________          (G) Debt Limitation2                               ______________________________                                                       1 One month.   2 Debt Limitation equals the greater of (i) $50 million and (ii) 11% of Consolidated Tangible Assets.                                              ACTIVE/93998455.4  

 

           The Borrower hereby represents and warrants to the Agent and the Lenders that, on the   date of this Borrowing Request and on the date of the related Borrowing, the Debt Limitation is   as set forth in item (G) above and that, after giving effect to the Borrowing hereunder, the Total  Utilization does not exceed the Debt Limitation.         The Borrower hereby further represents and warrants to the Agent and the Lenders that,  on the date of this Borrowing Request and on the date of the related Borrowing, the conditions to  lending specified in Section 3.02 of the Revolving Loan Agreement have been satisfied.  The  Borrower further represents and warrants to the Agent and the Lenders that, as of the date of this  Borrowing Request and on the date of the related Borrowing, the total amount of First Priority  Claims has not been and will not be required to be reduced pursuant to the provisions of Section  5.09(b)(i) of the Senior Notes Indenture.        ACTIVE/93998455.4  

 

                                                                  EXHIBIT A-1                                       CURO FINANCIAL TECHNOLOGIES CORP.                                      CURO INTERMEDIATE HOLDINGS CORP.                                                                                                                                                        By:                                            Name:                                          [Responsible Officer]                                                ACTIVE/93998455.4  

 

                                                                     EXHIBIT C                                           [FORM OF]                                                                      COMPLIANCE CERTIFICATE    THE UNDERSIGNED HEREBY CERTIFIES AS FOLLOWS:          1.    I am the [Chief Financial Officer/Treasurer] of CURO Financial Technologies   Corp. and CURO Intermediate Holdings Corp. (collectively, “Borrower”).          2.    I have reviewed the terms of that certain Revolving Loan Agreement, dated as of   September 1, 2017, by and among Borrower, certain subsidiaries of Borrower, the Lenders party   thereto, and Bay Coast Bank, as Administrative Agent and Collateral Agent (as it may be  amended, supplemented or otherwise modified, the “Revolving Loan Agreement”), and I have  made, or have caused to be made under my supervision, a review in reasonable detail of the  transactions and condition of Borrower and its Subsidiaries during the accounting period covered  by the financial statements attached hereto as Annex A.  All terms used but not defined herein   shall have their respective meanings in the Revolving Loan Agreement.          3.    The examination described in paragraph 2 above did not disclose, and I have no   knowledge of, the existence of any condition or event which constitutes an Event of Default or   Default during or at the end of the accounting period covered by the attached financial   statements or as of the date of this Certificate [except as set forth in a separate attachment to this   Certificate, describing in detail, the nature of the condition or event, the period during which it   has existed and the action which Borrower has taken, is taking, or proposes to take with respect   to each such condition or event].          4.    Set forth on Annex B attached hereto are the detailed information and calculations   showing compliance with the financial covenants set forth in Section 5.03 of the Revolving Loan   Agreement and calculating the Debt Limitation.          ACTIVE/93998455.4  

 

         The foregoing certifications, together with the computations set forth in Annex A and  Annex B hereto are made and delivered [________ __, 20__] pursuant to Section 5.01(a)(iii) of  the Revolving Loan Agreement.                                       CURO FINANCIAL TECHNOLOGIES CORP.                                      CURO INTERMEDIATE HOLDINGS CORP.                                                                                                                                                        By:                                            Name:                                          [Responsible Officer]        ACTIVE/93998455.4  

 

                                                                    ANNEX A TO                                                     COMPLIANCE CERTIFICATE                                                                                                              FINANCIAL STATEMENTS       ACTIVE/93998455.4  

 

                                                                                              ANNEX B TO                                                                            COMPLIANCE CERTIFICATE                               CURO FINANCIAL TECHNOLOGIES CORPORATION                                            FINANCIAL COVENANTS                                  for the Four Fiscal Quarters Ended [_____], 20[__]                                                   (in thousands)               Fiscal Quarter Ended                                                                                                   Trailing Twelve                             [_____], 20[__]   [_____], 20[__]  [_____], 20[__]   [_____], 20[__]     Months  Consolidated Cash Flow       Consolidated Interest              Expense    Consolidated Interest              Coverage Ratio   Cash       Loans Receivable, net       Property and Equipment,            net       Eligible Collateral         Total Utilization             Minimum Eligible                   Collateral Value   August 2018 8.250% Senior Secured Notes (due 2025)  Senior Revolver       Other Indebtedness                   Indebtedness         Consolidated Leverage                              Ratio   Consolidated Tangible              Assets         Debt Limitation*            * The greater of $50,000,000 and 11% of Consolidated Tangible Assets, less the aggregate amount of all Net Proceeds of Assets  Sales applied to permanently repay any such Indebtedness (and to correspondingly reduce commitments with respect thereto)  pursuant to Section 5.10 of the Senior Notes Indenture.       ACTIVE/93998455.4

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