Document:

Prepared by R.R. Donnelley Financial -- Amendment to Agmt to Assign Purchase Agmt

  
 EXHIBIT 10.9 
  
 AMENDMENT TO AGREEMENT TO 
 ASSIGN PURCHASE AGREEMENT 
  
 THIS AGREEMENT made as of the 22nd day of February, 2002, 
  
 BETWEEN: 
  
 CERTICOM CORP. 
  
 (“Certicom”) 
  
 -and- 
  
 NORTHWEST VALUE
PARTNERS INC. 
  
 (“Northwest”) 
  
 WHEREAS: 
  
 A.  By an agreement to
assign purchase agreement (the “Agreement to Assign”) dated January 24, 2002 between Certicom and Northwest, Certicom agreed to assign to Northwest an agreement of purchase and sale (the “Purchase Agreement”) dated
October 25, 2001 between Pauls Properties Corporation the ( “Owner”), as vendor, and Certicom, as purchaser, with respect to 1980 Matheson Boulevard East, Mississauga (the “Property”), upon the terms and conditions
set out therein; 
  
 B.  The parties have agreed to amend the Agreement to Assign; 
  
 NOW THEREFORE, in consideration of the mutual covenants and agreements set out in this agreement and other good and valuable consideration (the receipt
and adequacy of which are acknowledged) the parties covenant and agree as follows: 
  
 1.  Interpretation:    The recitals are true in fact and in substance. Except as otherwise expressly provided in this Agreement, the terms used herein shall have the meanings attributed to them in the
Agreement to Assign. 
  
 2.  Closing Date:    Certicom acknowledges that the
Closing Date of the Purchase Agreement and accordingly, the surrender date of the Lease, shall be extended from February 25, 2002 to March 11, 2002 and agrees to enter into a three-party agreement with Northwest and the Owner forthwith to confirm
same. Certicom acknowledges that Northwest will pay, concurrently with the execution of such three party agreement, to the Owner an additional non-refundable deposit of Eight Hundred Thousand Dollars $800,000.00). 

  
 3.  Rent:    Certicom covenants with Northwest to pay to
the Owner all rent coming due under the Lease prior the Closing Date, as extended, including the rent payable on March 1, 2002, and to comply with all other covenants and obligations under the Lease until the Closing Date. 
  
 4.  Certicom Work:    The Certicom Work is amended such that it shall include only such work as has been carried
out to the date hereof and, notwithstanding paragraph 5 and Schedule A of the Agreement to Assign, Certicom shall have no further obligation to carryout any further construction work at the Property. Certicom hereby grants to Northwest the right to
immediately carryout or cause to be carried out, in the name of and as agent for Certicom until the Closing Date (provided in no event shall Northwest increase Certicom’s liability under the Construction Contracts), the completion of
construction in and to the Building as determined by Northwest. Certicom agrees to provide such directions, consents and further assurances as may be reasonably required by Northwest from time to time in connection with the provisions hereof.

  
 5.  Indemnity:    Provided Certicom is not in default of its obligations hereunder and
under the Agreement to Assign, Northwest hereby agrees to indemnify and hold Certicom and its affiliates, officers and directors harmless from any claims, liabilities and expenses resulting from or relating to the Construction Contracts arising or
attributable to the period from and after the date hereof. Provided Northwest is not in default of its obligations hereunder and under the Agreement to Assign, Certicom hereby agrees to indemnify and hold Northwest and its affiliates officers and
directors harmless from any claims, liabilities and expenses resulting from or relating to the Construction Contracts arising during or attributable to the period prior to the date hereof, save and except for those costs previously disclosed to
Northwest and intended to be paid out of the Construction Deposit. 
  
 6.  Increase of Construction
Deposit:    Concurrently with the execution of this Agreement, Certicom shall deliver to Certicom’s solicitors, McCarthy Tetrault LLP, certified funds payable to McCarthy Tetrault LLP in trust, in the amount of One
Hundred Thousand Dollars ($100,000.00) which shall be added to and form part of the Construction Deposit. The parties hereto acknowledge that funds totalling Two Hundred Thirty-Nine Thousand Five Hundred Nine—35 Dollars ($239,589.35) were
previously paid from the Construction Deposit and agree that the Construction Deposit as of the date hereof, subject to the payment by Certicom of the additional One Hundred Thousand Dollars ($100,000.00) provided for therein shall be One Million
Two Hundred Ninety-Seven Thousand Three Hundred Ninety-Five—47 Dollars ($1,297,395.47) plus accrued interest. 
  
 7.  Payment of Construction Deposit:    Certicom and Northwest hereby agree that no further monies shall be paid prior to the Closing Date from the Construction Deposit, unless otherwise directed in
writing by Northwest and Certicom, and that on Closing the Construction Deposit shall be paid to Northwest, or as Northwest may otherwise direct, and the parties hereto irrevocably authorize and direct McCarthy Tetrault LLP to payout 

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 the Construction Deposit on Closing to Northwest, or such other party as Northwest may direct, in accordance herewith.

  
 8.  Representations and Warranties:    Certicom certifies that its representations and
warranties set forth in the Agreement to Assign are true and correct as of the date hereof; 
  
 9.  Ratification of
Agreement to Assign:    Except as herein provided, the terms and conditions of the Agreement ot Assign shall continue on full force and effect and the Agreement to Assign as amended herein is hereby ratified and affirmed by
each of Northwest and Certicom and shall be binding upon the parties hereto and their respective successors and permitted assigns. 
  
 10.  General:    Time, in all respects, shall remain of the essence. The section headings in this Agreement have been inserted for convenience of reference only and shall not be referred to in the
interpretation of this Agreement. This Agreement shall be interpreted according to and governed by the laws having application in the Province of Ontario. Each party shall execute and deliver such additional documents and instruments and shall
perform such additional acts as may be necessary or appropriate in connection with the Agreement to Assign, as amended by this Agreement, and all transactions contemplated by the Agreement to Assign, as amended by this Agreement. This agreement may
be executed by the parties hereto in any number of separate counterparts and all of the said counterparts taken together shall be deemed to constitute one and the same instrument. A facsimile signature of any party to this Agreement shall constitute
the valid and binding signature of such party with the same effect as if it were an original signature endorsed on this Agreement. 
  
 IN WITNESS WHEREOF the parties have executed this agreement as of the date first above written. 
  
 
	 CERTICOM CORP.
 	 	  	 	 NORTHWEST VALUE PARTNERS INC.
 
	 
	 Per:
 	 	 /s/     GREGORY M. CAPITOLO    
 
	 	  	 	 Per:
 	 	 /s/    PAUL DALLA
LANA        
 

	 Name:
 Title:
 	 	 Gregory M. Capitolo
 Chief Financial Officer

	 	  	 	 Name:
 Title:
 	 	 Paul Dalla Lana
 President
 
	 
	 I/We have authority to bind the Corporation.
 	 	  	 	 I/We have authority to bind the Corporation.
 

 
 

 3Prepared by R.R. Donnelley Financial -- Surrender of Lease

  
 EXHIBIT 10.10 
 SURRENDER
OF LEASE 
  
 THIS INDENTURE made as of the 10th day of March, 2002 
  

BETWEEN: 
  
 CERTICOM CORP. 
 (hereinafter called the “Tenant”) 
  
 OF THE FIRST PART 
  
 - and - 
  
 PAULS PROPERTIES CORPORATION

 (hereinafter called the “Landlord”) 
  
 OF THE
SECOND PART 
  
 WHEREAS by a lease dated the 12th day of October, 2000, made between the Tenant and the Landlord (the
“Lease”) the Landlord leased to Certicom Corp., as tenant, for a term of ten years (the “Term”); certain premises located in the City of Mississauga and known municipally as 1980 Matheson Boulevard East, Mississauga, which
premises are more particularly described in the Lease (the “Leased Premises”); 
  
 AND WHEREAS the Landlord desires to
obtain a surrender of the Lease and possession of the Leased Premises from the Tenant and the Tenant is amenable to such surrender of the Lease and desires to vacate the Leased Premises as of the 10th day of March, 2002, (the “Effective
Date”); 
  
 NOW THEREFORE THIS INDENTURE WITNESSETH that in consideration of the Leased Premises and of the sum of TWO DOLLARS
($2.00) of lawful money of Canada now paid by each of the parties hereto to the other (the receipt whereof is hereby acknowledged), the parties hereto agree as follows: 
  

	1.
	 
	Strictly subject to the terms and conditions herein, the Tenant shall and does hereby surrender and yield up unto the Landlord, its successors and assigns, the Lease and the
Leased Premises to the intent that the unexpired residue of the Term subsequent to the Effective Date and any renewal, option, right or privilege created by the Lease and all other estate and interest of the Tenant in the Leased Premises in respect
of the period subsequent to the Effective Date shall be merged and extinguished in the reversion expectant thereon. 
 

  

	2.
	 
	The Tenant, for itself, its successors and assigns covenants with the Landlord, its successors and assigns, that the Tenant has good right, full power and authority to yield up
and surrender the Lease and the Leased Premises and appurtenant rights in the manner aforesaid, and that the Tenant has not at any time done any act whereby the unexpired residue of the Term has been or may be in any way charged or encumbered.

 

 

 1 

	3.
	 
	The Tenant shall yield up vacant possession of the Leased Premises in accordance with the Lease and permit a right of entry thereto by the Landlord as at 11:59 p.m. on the
Effective Date. The Tenant shall remove any personal property or other contents of the Leased Premises on or before 11:59 p.m. on the Effective Date and shall be liable for any damage caused during such removal. The Tenant shall pay to the Landlord
on or before the Effective Date all Rent and other charges accruing due under the Lease in respect of the period prior to the Effective Date. 
 

  

	4.
	 
	The Landlord hereby accepts the foregoing surrender and releases the Tenant from all liability, claims and demands In respect of all breaches of any of the covenants contained
in or otherwise arising under the Lease. 
 

  

	5.
	 
	Without limiting the foregoing and in furtherance of the intention of the parties, the Landlord and the Tenant agree that the Lease shall be amended by reducing the Term to
expire on the Effective Date rather than on the date set out in the Lease. 
 

  

	6.
	 
	The Landlord and Tenant acknowledge that they are entering this Surrender of Lease in part to facilitate the sale of the Leased Premises under an Agreement of Purchase and Sale
dated October 25, 2001, made between the Landlord as vendor and the Tenant as purchaser (the “Agreement”) as assigned by the Tenant, with the consent of the Landlord, to Northwest Value Partners Inc. (the “Purchaser”) by
Assignment of Purchase Agreement made as of the 25th day of January, 2002, as amended (the “Assignment Agreement”). 
 

  

	7.
	 
	The Tenant for its part acknowledges that the Landlord’s obligations hereunder, and in particular its agreement in paragraph 4 hereof to accept the foregoing Surrender of
the Lease, is strictly conditional upon completion of the sale transaction pursuant to the Agreement and Assignment Agreement (the “Sale”). 
 

  

	8.   (a) 
 	The Tenant hereby irrevocably directs the Landlord to pay to the Purchaser by way of a credit on the statement of adjustments, as provided for in the Assignment Agreement, all
monies due it for base rent and operating costs and management fees (but excluding, for certainty, realty taxes), all as detailed in the Landlords’ reconciliation statement attached hereto as Schedule “A” and forever discharges the
Landlord from any further accounting to the Tenant. 
 

 

	      (b) 
 	The Tenant hereby further irrevocably directs the Landlord to pay to the Purchaser the amount now owing, or which may hereafter be owing, by the Landlord to the Tenant by way of
readjustment on account of monies paid by the Tenant under the Lease on account of realty taxes up to and including the Effective Date, whether as a result of a supplementary tax bill or assessment or otherwise. 

 

	9.
	 
	Subject only to delivery by the Tenant of the keys to, and vacant possession of 
 

 

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 the Leased Premises as referred to in paragraph 3 above and the completion of the Sale as
referred to in paragraph 6 hereof and the provisions of paragraph 8, the Tenant and the Landlord each hereby release and discharge the other from any and all claims, actions, damages liabilities, costs demands of any kind or nature whatsoever
arising out of or in connection with the Lease or the Tenant’s occupancy of the Leased Premises. 
  

	10.
	 
	This indenture shall enure to the benefit of and be binding upon the parties hereto and their respective successors and assigns and may be executed by the Parties in
counterpart, each of which so executed shall be deemed to be an original and such counterparts together shall constitute one and the same Agreement and shall be fully enforceable. 
 

  

	11.
	 
	If the Landlord and Tenant are called “Lessor” and “Lessee” in the Lease, the words “Landlord” and “Tenant” as used herein shall mean
respectively “Lessor” and “Lessee”; and if some expression other than “Leased Premises” is used in the Lease to describe the premises demised and leased by the Landlord or Lessor to the Tenant or Lessee, the words
“Leased Premises” as used herein shall have the same meaning as such other expression. 
 

  
 IN WITNESS
WHEREOF the parties hereto have executed this indenture. 
  
 
	 CERTICOM CORP.
 
	 
	 Per:
 	 	 /s/    Gregory M. Capitolo
 
	 	
	

	 Name:    Gregory M. Capitolo
 
	 Title:      Chief Financial Officer
 

 
 
	  
	 
	  	 	  
	
	
	

	 Name:    
 
	 Title:    
 

	  	 	  

 
 
	 I/we have authority to bind the Corporation
 
	  	 	  
	 PAULS PROPERTIES CORPORATION
 
	 
	 Per:
 	 	 /s/    BRIAN PAULS
 
	 	
	

	 Name:    Brian Pauls, President
 
	 I have authority to bind the Corporation
 

 
  
 

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 CERTICOM RECONCILIATION (with full March payment included) 
 May
15th, 2001 to March 11th, 2002 
  
 
	 
	    	 Actual Tenant Cost
 
	  	 Payments Received
 
	  	 Payment amount of
 
	  	 Balance
 

	 2001 Base Rent
 	    	 590,387.68
 	  	 –689,222,19
 	  	 $10.85 psf per annum
 	  	 1,105.47
 
	 2002 Base Rent (January 1st to March 11, 2002: 2 months + 11 days)
 	    	 273,886.69
 	  	 –271,526.94
 	  	 $10.85 psf per annum
 	  	 2,320.94
 
	 2001 Operating Cost and Management Fee Reconciliation
 	    	   87,649.13
 	  	   –81,459.29
 	  	 $1.50 psf per annum
 	  	 6,189.84
 
	 2002 Operating Cost and Management Fee Reconciliation
 	    	   32,582.89
 	  	   –37,538.15
 	  	 $1.50 psf per annum
 	  	 –4,956.28
 
	  	    	  	  	  	  	  	  	 

	 
	 Subtotal
 	    	  	  	  	  	  	  	 4,736.89
 
	 B.T.
 	    	  	  	  	  	  	  	 331.17
 
	 
	 Holdback on Tenant Allowance
 	    	  	  	  	  	  	  	 –103,704.29
 
	 B.T. Holdback on Tenant Allowance
 	    	  	  	  	  	  	  	 –10,401.62
 
	  	    	  	  	  	  	  	  	 

	 
	 Security Deposit
 	    	  	  	  	  	  	  	 –221,103.34
 
	 Interest on Security Deposit
 	    	  	  	  	  	  	  	 –3,265.64
 
	  	    	  	  	  	  	  	  	 

	 
	 TOTAL
 	    	  	  	  	  	  	  	 $–134,607.28
 
	  	    	  	  	  	  	  	  	 

	  	    	  	  	  	  	  	  	  
	
	
	
	
	
	
	
	
	

	 
	 2001 Realty Tax Reconciliation
 	    	   18,332.65
 	  	 –160,639.63
 	  	 $3.33 psf per annum
 	  	 –162,607,08
 
	 2002 Realty Tax Reconciliation
 	    	     8,317.19
 	  	   –83,934.70
 	  	 $3.33 psf per annum
 	  	 –75,457,610
 
	  	    	  	  	  	  	  	  	 

	 Actual Cost based on Vacant Land Assessment—Supplementary Billing expected based on change of Tax Class and
Improved Land
 
	 
	 Audit to be held pending receipt of Supplementary Billing(s)
 	    	  	  	  	  	  	  	 $–237,584.49
 
	  	    	  	  	  	  	  	  	 

 
  
 [                    ] from May 15, 2001 to November 30, 2001 
 [                    ] square footage 128,962 [    ] from December 1, 2001 to March 11, 2002 
 [                    ] square footage 128,251 [    ] from December 1, 2001 to March 11, 2002

 

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