Document:

SUBLEASE

THIS SUBLEASE (the "Sublease") is made and entered into as of the day of March, 2011 by and among Carlson Wagonlit Travel, Inc., a Delaware corporation("Sub lessor"), and BioPower Operations Corporation, a Nevada corporation ("Sub lessee").

WITNESSETH:

WHEREAS, Sub lessor is the tenant of that certain premises consisting of approximately 2,000 square feet known as Suite 200 in Radice lll ( the "Building") located at I 000 Corporate Drive, Fort Lauderdale, FL 33334 (the "Leased Premises") pursuant to a certain lease agreement dated April I 0, 2008, and modified by a First Amendment to Lease dated October 7, 2009 (collectively, the "Master Lease"), with Radice Ill, LLC, a Florida limited liability corporation (the "Landlord"); and

WHEREAS, subject to the terms and conditions set forth herein , Sub lessor desires to sublease to Sub lessee the Leased Premises.

NOW, THEREFORE, in consideration of the mutual covenants and agreements herein contained and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereby agree as follows:

1.       SU BLEASE. Sub lessor subleases and demises to Sub lessee, and Sub lessee hereby hires and subleases from Sub lessor, the Leased Premises upon and subject to the terms, covenants and conditions hereof.

 

2.       TER M. The term of this Sublease (the "Term") shall commence no later than April 1, 2011 provided that Sub lessor has received written notice that Landlord has given its written consent to this Sublease, as set forth in Section 23 of this Sublease, and shall expire on May 31, 20 1 3.

 

3.       USE. Sub lessee agrees to use the Leased Premises for general office purposes only and for no other purpose.

 

4.       GROSS RENT. Sub lessee agrees to pay to Sub lessor as rent for the Leased Premises, in good funds, in equal monthly installments of Three Thousand Si x Hundred Sixty six and .66 Dollars ($3,666.66), plus applicable Florid a sales lax, commencing Jul y 1 , 2011 through May 31, 201 3 ("G ross Rent").

 

Rent for all periods prior to Jul y 1, 20 11 shalt be abated.

 

  

  

  

AK

S f

  

  

  

 

Payments of monthly Gross Rent shall be paid in advance not later than the first day of each and every calendar month commencing July 1 , 20 II and trans mitted via Electronic Fund Transfer (EFT) to the following banking location:

 

Bank: US Bank

Address: 800 Nicollet Ma lll - 2nd Floor

City: Minneapolis

State: MN.

Zip Code: 55402

Phone: 612-259-2000

 

Account Name: Carlson Wagonlit Travel

Account Number: 1 60233278904

Bank Routing Number: 091 000022

Swift Code: USBK US44I MT

 

Gross Rent for any partial month falling within the Term shall be prorated based 011 the portion of such month falling within the Term.

 

Except as provided herein S blesse shall not be responsible for any other rent, charges, assessments, fees, etc. which are provided in the normal course by Landlord under the Master Lease.

 

5.       A DDITIONAL CH AR GES. All additional rent, sums and charges payable to Landlord or Sub lessor for extra or additional services requested by Sub lessee which are not provided in the normal course by Landlord under the M aster Lease shall become additional rent clue from Sub lessee to Sub lessor hereunder and shall be paid by Sub lessee at the place fixed for payment of Gross Rent, within thirty (30) days after receipt by Sub lessee of Sub lessor’s or Landlord’s bills therefore. In addition to any Charges delineated above, Sub lessee will pay to Sub lessor $263.7 1 each month for the use of the R i co h printer/copier machine.

 

6.       PAYMENT O F GROSS RENT.

 

  (a)       Gross Rent shall be paid without offset (except as permitted by Section 8 below), and shall be pa id without demand or notice, and i r not paid when due shall, commencing Five days thereafter, bear interest until paid at a rate of 1% per month or the maxim u m rate of interest permitted by l aw, \·whichever is less.

 

  (b)       Sub lessee shall be responsible to pay any sales tax, stamp tax, transfer tax or rent tax, governmental levy or assessment imposed due to the sublease of the 1eased Premises to Sub lessee. Such taxes shall be paid before delinquency.

 

7.       LANDLORD'S SER VICES. Sub lessee shall been tit led to all services required to be provided by Landlord pursuant to the Master Lease.

 

  

  

  

8.       COMPLIANCE WITH MASTER LE/\SE. Sub lessee acknowledges and agrees that this Sublease is subject and subordinate to the Master Lease and subsequent Master Lease modifications that are al so agreed to in writing by Sub lessee during the term of this Sublease. Sub lessor represents and warrants to Sub lessee that a true and complete copy of the Master Lease is attached hereto as Exhibit A. Except to the extent the Master Lease is inconsistent with or contradicts the terms of this Sublease, Sub lessee hereby agrees as to the Leased Premises only to be bound by and to assume and perform in all respects the terms and covenant of the Master Lease applicable to Sub lessor (except as expressly provided herein, Sub lessee shall have no obligation hereunder to make any payments of rent or other charges to Landlord) and all such provisions are hereby incorporated as additional terms and covenants of this Sub l ease as if they were recited herein. In each case, except when in conflict vet t h is Sublease, Sub lessee shall have all of the rights, benefits, duties and obligations of Sub lessor under the Master Lease with respect to the Leased Premises on l y, and Sub l lessor shall have all of the rights, privileges, obligations and remedies of Landlord under the Master Lease. Sub lessor shall have the continuing obligation to pay all rent due and to perform i its other obligations under the Master Lease on a timely basis. If either Sub lessor or Su blesse receives any notice or demand from Landlord, the recipient shall promptly deliver a copy there or to the other party hereto in accordance with Sect ion 1 7 of this Sublease. If Sub lessor fail s to pay any Gross Rent due under the Master Lease or fail s to perform any other obligation required under the Master Lease, Sub lessee may (but shall not be obligated to) pay such Gross Rent to Landlord or perform such obligation. If Sub lessor fails to reimburse Sub lessee for the Gross Rent so pa i d or for the costs of such performance within ten (10) days after notice from Sub lessee, Sub lessee may set-off such amounts against Gross Rent next coming due hereunder.

9.       JNDEMNIFTCATJON. Su blesse shall indemnity and d e fend Sub lessor and Landlord against and hold Sub lessor and Land lord harmless from all claims, damages, costs, demands, liabilities and expenses (including reasonable attorneys' fees) in respect to the non-­ performance or non-observance of any of Sub lessee’s obligations under this Sublease, including Sub lessee’s obligations regard in g the Master Lease. Sub lessor shall indemnify and defend Sub lessee and Landlord against and hold Sub lessee and Landlord harmless from al l claims, damages, costs, demands, liabilities and expenses (including reasonable attorneys' fees) in respect to the non-performance or non-observance of any of Sub lessor’s obligations under this Sublease and the Master Lease.

10.     INSURANCE. At Sub lessee’s sole cost and expense, Sub lessee shall maintain, as to the Leased Premises, at all times during the Term, the same insurance that is required of the Sub lessor under the Master Lease.

11.     ASSIGNMENT AND SUBLEASE. Sub lessee shall not assign, pledge or Encumber this Sub-lease or sub-lease the Leased Premises, or any part thereof, without the prior written consent of Sub lessor and Landlord. Sub lessor shall not unreasonably withhold or delay such consent. No consent shall be required for a sub-sublease to a company affiliated with Sublesse as long as: (a) the character, use and reputation of such affiliate is, in Sub lessor’s discretion, consistent with the quality of the Leased Premises; and (b) such affiliate's net worth is, in S lessor’s discretion , roughly equivalent to that of Sub l lessee a t the time of the sub­-sublease. If consent is given by Sub lessor to the assignment, pledge or encumbrance of this Sublease or the sublease of the Leased Premises, or any part thereof: Sub lessor shall not be barred from subsequently refusing to consent to any further assignment, pledge, encumbrance or sub-sublease. Any attempt to sell , assign, pledge encumber or sub l et without the consent of Sub lessor and Landlord shall be null and void. The consent by Sub lessor to any sub-lease or assignment by Sub lessee shall not relieve or release Sub lessee from any of its duties under this Sublease, whether past, present or futme.

 

 

  

  

  

 

12.     DEFAULT.

(a)     If Sub lessee shall fail to pay any installment of Rent when clue hereunder, or shall be in default of any covenant contained in or shall fail to honor a n y obligation under t h is Sublease Sub lessor, on giving of notice to Sub lessee, shall have available to it all or the same remedies available to Landlord under the Master Lease in the event of a decline or failure of the same type on the part of Sub lessor there under, subject to the right of Sub lessee to cure any such default if and as provided to Sub lessor under the same circumstances i n the Master Lease.

(b)     If S lessor shall be in default of any covenant contained i n or shall fail to honor any obligation under this Sublease, including obligations under and with respect to payment of Gross Rent due under the Master Lease, Sub lessee, on giving of notice (if notice is required to be given to Landlord by Su bless or for the same type of default by Landlord under the Master Lease), shall have available to i t all of the same remedies available to Sub lessor under the Master Lease in the event of a default or failure of the same type on the part or Landlord thereunder, subject to the right of Sub lessor to cure any such default if and as provided to Land lord under the same circumstances in the Master Lease.

13.    CONDITION OF LEASED PREMISES. Sub lessee agrees that it has inspected the Leased Premises and agrees to accept the Leased Premises in its "as i s," broom-clean Condition, containing only items listed on the furniture inventory list (arid as Ex hi bi t B), on the commencement elate of the Term. Sub lessee acknowledges t h at no representations or warranties with respect to the condition of the Lensed Premises have been made by or on behalf of Sub lessor, and that Sub lessor will perform no work to prepare the Leased Premises for Sub lessee’s occupancy, except to steam clean all carpet throughout the Leased Premises. Any work required by Su blesse to prepare the Leased Premises for its occupancy or any future alterations shall be at the sole cost and expense of Sub lessee, and shall be subject to all of the conditions set forth in the Master Lease, and additionally shall require and be subject to Sub lessor’s and Landlord 's prior written consent. Sub lessee may arrange for and install telephone, internet, cable/TV and mount the same as desired provided that the premises are restored to its original condition upon termination of the Sublease.

14.    SECURITY DEPOSIT. 1\s security for the performance of its obligations under this Sublease, Sub lessee shall pay to Sub lessor concurrently with Sub lessee’s execution of this Sublease, a cash security deposit ( the "Security De posit") in an amount equal to Three (3) months of Gross Rent or $11 ,000.00, plus applicable Florida sales tax . The Security Deposit may be applied by Sub lessor to cure any default of Sub lessee under this Sublease which Sub lessee has failed to cure after written notice and passage of an y period of time all owed under Sect i on 12 above for cu ring defaults, and within fifteen (1 5) days after notice by Sub lessor of such application, Sub lessee shall replenish the Security Deposit to its then required full amount by paying to Sub lessor the amount so applied. Within thirty (30) days after the expiration elate of the ·term, Sub lessor shall return to Sub lessee the balance, i if any, of the Security Deposit. The Security Deposit shall not be considered an advance payment of Rent or a measure of damages for any default by Sub lessee under this Sublease, nor shall it be a bar or defense to any action which Sub lessor at any time commences against Sub lessee. Notwithstanding the above, should Sub lessee be in compliance with all terms of this Sublease the parties agree that the applicable portion of the last two months’ rent may be paid as an allocation from the Security Deposit.

 

 

  

  

  

 

15.     ATTORNEY’S FEES. In the event of any litigation between Sub lessee and Sub lessor to enforce any provision of this Sublease or any right of either party thereto, the prevailing party in such litigation shall be entitled to receive from the other party, either as direct Payment or as an award under any judgment, all cost and expenses, including reasonable attorney's fees, incurred in negotiation, at trial, or on appeal. Moreover, i f either party hereto without fault is made a party to any litigation instituted by or against any other party to this Sublease, such other party shall indemnify Sub lessor or Sub lessee as the case may be, against and save harmless from all costs and expenses, including reasonable attorney's fees, incurred in connection therewith.

16.     BROKERAGE COMMISSIONS. Sub lessee represents and warrants to Sub lessor that Sub lessee has not been shown the Leased Premises, or any part thereafter have a n y services been performed for Sub lessee in connection with the transaction hereby described, by any broker, finder or salesperson other than Brenner Real Estate Group on behalf of the Sub lessee, and Grubb & Ellis, in partnership with HS/\ Commercial Real Estate, on behalf of the Sub lessor (collectively referred to as the "Brokers"). Sub lessee shall indemnify and forever hold Sub lessor harmless from and against any claim , loss, damage, cost and expense (including, without limitation, court costs and reasonable e a attorneys' fees) which Sub lessor may incur as a result of any broker, finder or salesperson (other than the Brokers) claiming by, tlu·ough or under Sub lessee, making any claim against Sub lessor for a commission or fee i n respect to the transaction contemplated by this Sublease. Sub lessor shall be responsible for the payment of all commissions due and owing to the Brokers.

17.    NOTICES. /\ II notices hereunder shall be in writing and shall be delivered (i) personally, (ii) by certified mail , postage prepaid, return receipt requested, or (ii i) by nationally-recognized overnight courier service, addressed to the parties as follows:

 

	
If to Sub lessor:

	
Carlson Wagonlit Travel, Inc.

	  	
Mail Stop 8249

	  	
70 I Carlson Parkway

	  	
Minnetonka, MN 55305

	  	
Attn:  Legal Department

	  	
Facsimile: (763) 212-8543

	  	  
	
If to Sub lessee:

	
To the Leased Premises, with a copy to Robert Kohn

	 	____________________ 
	 	____________________ 
	 	____________________
	 	____________________

 

Any notice given as aforesaid shall be deemed given and delivered ( i ) when received, in the case of personal delivery, (ii) when delivered or when delivery is refused, as the case may be, i n the case of delivery by ce1tified mail, or (i ii) when delivered in the case or delivery by overnight courier serv10cue.

 

18.     BINDING EFFECT. This Sublease shall be binding upon and inure to the benefit of Sub lessor and Sub lessor’s successors and assigns. This Sublease shall be binding upon Sub lessee and Sub lessee’s successors and assigns and shall inure to the benefit of Sub lessee and Sub lessee’s permitted assigns.

 

 

  

  

  

 

19.     ENTIRE AGREEMENT. This Sublease sets forth all the covenants, promises, assurances, agreements, representations, conditions, warranties, statements and understandings between Sub lessor and Sub lessee concerning the Leased Premises and the Building. This Sublease supersedes and revokes all previous negotiations, arrangements, letters of intent, offers to sublease, sublease proposals, representations and information conveyed between the parties or their respective representatives or any other person purporting to represent Sub lessor or Sub lessee. No subsequent alteration, amendment, change or addition to this Sublease shall be binding upon Sub lessor or Sub lessee unless in writing signed by both parties.

 

20.     NO WAIVER. No provision of this Sublease shall be deemed to have been waived by either party unless such waiver is in writing signed by the party against whom the waiver is to be asserted or en forced.

 

21.     SEVERABILITY. If an y clause, phrase, provision or portion of this Sublease or the application of same to an y person or circumstances shall be invalid or unenforceable under applicable law, such event shall not attic, impair or render invalid or unenforceable the remainder of this Sublease, nor any other clause, phrase, provision or portion of this Su lease, nor shall it affect the application of any clause, phrase, provision or portion of this Sublease to other persons or circumstances.

 

22.     NO CONSTRUCTION AGAINST PREPARE R OF SUl3LEASE. This Sublease has been prepared by Sub lessor and reviewed by Sub lessee. Sub lessor and Sub lessee and their separate advisors believe that this Sublease is the product of all of their efforts, that i t expresses their agreement and that it should not be interpreted in favor of either Sub lessor or Sub lessee or against either Sub lessor or Sub lessee merely because of their efforts i n preparing il.

 

23.     CONSENT OF LANDLORD. This Sublease is expressly subject to and conditioned upon the consent of Landlord hereto, which Sub lessor shall use its best commercial efforts to obtain. Sub lessor shall give Sub lessee prompts notice as to whether Landlord has given its consent to this Sublease.

 

24.     QUIET ENJOYMENT. If and so long as S blesse pays all G ross Rent due hereunder and performs each and every term and condition on its part to be kept a and performed, Sub lessee shall quietly enjoy the Leased Premises without hindrance by Sub lessor, Landlord and any person succeeding to the rights of Sub lessor or Landlord, subject to the terms of' the is Sublease. Sub lessor covenants and agrees to not enter into or otherwise agree to any amendment or modification of the Master Lease that would materially reduce or restrict the right s granted to Sub lessee to use and enjoy the Leased Premises under this Sublease, or that would cause Sub lessee’s costs associated with the Leased Premises or this Sublease to increase in a n y material way.

 

25.     COUNTERPARTS. This Sublease may be executed i n multiple counter parts which, when taken together, shall be deemed to constitute one and the same instrument.

 

26.     SIGNAGE. Sub lessor shall not be required to provide any signage for Sub lessee. However, the Sub lessee shall be entitled to a company door sign and may obtain from the Landlord a suite sign and a directory sign at Sub lessee’s sole cost and expense.

 

27.     FURN ITURE. Sub lessee shall have the right to use at no charge, the furniture and fixtures in or serving the Leased Premises during the Term of this Sublease. An inventory of such furniture and fixtures is contained in Exhibit B attached hereto. Sub lessee shall ret urn such furniture and fixtures to Sub lessor in good condition, normal wear and tear and damage resulting From circumstances beyond Su lessees reasonable control accepted, at the end of its occupancy of tl1e Leased Premises.

 

 

  

  

  

 

28.     NO OPTIONS. No options, renewal s, expansion options, Rights of First Offer or other rights specific to Sub lessor in the Master Lease are available to Sub lessee.

 

29.     RESTORATJON. Sub lessee shall, prior to the expiration or sooner termination of this Sublease, restore the Leased Premises to the condition that the Leased Premises were i n the commencement of the Term, reasonable wear and tear accepted. Sub lessee shall remove all of its trade fixtures and equipment prior to the expiration or sooner termination or the Term hereof and shall repair all damage caused by such removal.

SIGNATURES APPEAR ON NEXT PAGE

 

 

  

  

  

 

IN WITNESS WHEREOF, Sub lessor and Sub lessee have caused this Sublease to be du l y executed as of the clay and year first above written.

	
SUB LESSOR:

	  
	  	  
	
CARLSON WAGONLIT TRAVEL, INC.

	
	  	  
	
By:

	
	  	  
	
Title:

	CFO
	  	  
	
SUBLE:SSEE:

 

	

	
Blooper OPERATIONS CORPORATION   

	  	  
	
By:

	  
	  	  
	
Title:

	
Ctc>

  

  

  

 

CONSENT OF LANDLORD TO SUBLEASE

RADICE Ill, LLC, a Florida Limited Liability corporation ("Landlord") executed a lease ("Lease") with CARLSON WAGONLIT TRAVEL, INC., a Delaware corporation ("Tenant") dated April 10, 2008 for the premises located at 1000 Corporate Drive, Suite 200, Fort Lauderdale, FL 33334. Tenant now desires to sublease part of the premises to BIOPOWER OPERATIONS CORPORATION, a Nevada corporation ("Subtenant") and Tenant seeks to obtain Landlord's consent to the sublease, a copy of which Sublease is attached hereto ("Sublease") (but not including the copy of the Lease attached to the executed Sublease), marked Exhibit "A" and by this reference made a part hereof.

Landlord hereby consents to the execution by the Tenant and Subtenant of the Sublease upon the following terms, covenants, and conditions to which all parties hereto agree to be bound.

	
1.

	
Tenant shall remain fully responsible for the performance of all of the terms, covenants and conditions of the Lease;

 

	
2.

	
Upon the execution by the Tenant and Subtenant of the sublease, Tenant shall deliver to Landlord a true copy of it. The parties hereto intend the Sublease to be subject to and subordinate to all provisions of the Lease.

 

Nothing in the Sublease shall supersede any of the terms, covenants or conditions of the Lease; in the event of any conflict between the Lease and the Sublease, the Lease shall control, and nothing herein shall be deemed a waiver of any of the terms of the Lease;

 

	
4.

	
Nothing in the Sublease shall in any way whatsoever expand t11e liability or obligations of the Landlord, whether to Tenant, Subtenant or any other person or entity; the undersigned hereby expressly disapproves anything in the Sublease that does so expand the liability or obligations of the undersigned;

 

	
5.

	
Any termination of the Lease for any cause whatever, shall at Landlord's option, either (a) immediately terminate the Sublease or (b) operate as an assignment to Landlord of any Sublease then existing between Tenant and Subtenant affecting all or a portion of the premises demised by the Lease. Landlord shall not be liable for any prepaid rents nor any security deposits paid by Subtenant. Landlord shall not be subject to any off sets or defenses that the Subtenant might have against the Tenant, and Landlord shall not be liable for any concessions or allowances t11at the Tenant has agreed to grant or give. Landlord shall not be liable for any other defaults of the Tenant under the Sublease. Subtenant shall to Landlord upon Landlord's request.

 

	
6.

	
Subtenant shall have no rights against Landlord by reason of this consent, and all of Subtenant's rights and liabilities shall derive from terms of the Sublease. Landlord may in its sole discretion provide services directly to Subtenant under the terms of the Lease at the Subtenant's request, and Tenant and Subtenant shall be jointly and severally liable for the cost of such services on the terms and conditions set forth in the Lease.

 

	
7.

	
This consent shall not be deemed an expressed or implied affirmation or representation of any factual statements or recitations contained in the Sublease, whether relating to the Lease or otherwise, it being understood that Subtenant is fully responsible for reviewing and familiarizing itself with all of the terms and conditions of the Lease;

 

	
8.

	
The Sublease may not be assigned or amended nor may the sublease premises be further subleased without the consent of the Landlord. This consent shall not constitute a waiver of the provisions of the Lease regarding assignment and subletting without the prior written consent of the Landlord, and the Landlord reserves the right to withhold its consent to any future sublease or assignment in accordance with such provisions; and

 

  

  

  

 

	
9.

	
Under no circumstances may Tenant require Subtenant, or may Subtenant on its own, perform its obligations under the Sublease directly to the Landlord, without the prior written consent of the Landlord which consent may be withheld in the Landlord's sole and absolute discretion.

 

	
10.

	
(a)

	
Tenant hereby assigned and transfers to Landlord the Tenant's interest in all rentals and income arising from the Sublease.

 

	 	
(b)

	
Landlord by executing this document agrees that until a default shall occur in the performance of Tenant's obligations under the Lease, the Tenant may receive, collect and enjoy the rents accruing under this Sublease, except to the extent Landlord is entitled to a portion thereof under the terms of the Lease. However, if Tenant shall default in the performance of its obligations to Landlord then Landlord may, at its option, receive and collect, directly from Subtenant, all rent owing and to Be owed under the Sublease. Landlord shall not, by reason of this assignment of the Sublease nor by reason of the collection of the rents from the Sublease, be deemed liable to Subtenant for any failure of t11e Tenant to perform and comply With any obligations of Tenant under the Sublease.

 

	 	
(c)

	
Tenant hereby irrevocably authorizes and directs Subtenant, upon receipt of any written notice from the Landlord stating that a default exists in the performance of Tenant's obligations under the Lease, to pay to Landlord the rents due and to Become due under the Sublease. Tenant agrees that Subtenant shall have the right to rely upon any such statement and request from Landlord, and that Subtenant shall pay such rents to Landlord without any obligation or rights to inquire as to whether such default exists and notwithstanding any notice from or claim from Tenant to the contrary and Tenant shall have no right or claim against Subtenant for any such rents so paid by Subtenant.

 

	
11.

	
The acceptance of rent by Landlord from Subtenant or anyone else liable under the Lease shall not be deemed a waiver by Landlord of any provisions of the Lease.

 

	
12.

	
Landlord may consent to subsequent subletting’s and assignments of the Lease or this Sublease or any amendments or modifications thereto without notifying Tenant nor anyone else liable under this Lease and without obtaining their consent and such action shall not relieve such persons from liability.

 

	
1·3.

	
Tenant's obligation to indemnify and hold Landlord harmless as set forth in Section 16.01 of the Lease shall include indemnification from any claims arising from the use of the Premises (as defined in the Lease), or any portion thereof, by Subtenant, its agents, employees or contractors.

 

	
14.

	
To the extent there are any conflicts between the terms of the Sublease and this Consent, the terms of this Consent shall control.

 

	
15.

	
The Tenant shall be liable for all costs and expenses incurred by the Landlord in connection with the Sublease.

 

  

2

  

 

16.          Copies of all notices to be given by Tenant and Subtenant under the Sublease shall be provided to Landlord via mail, fax (provided, if a notice is faxed, a copy is also deposited in the mail) or delivered via nationally recognized overnight courier (such as Federal Express) as follows:

 

(a)       To Landlord as follows:

 

RADICE Ill, LLC

4651 Sheridan Street, Suite 303, Hollywood Fl. 33021

Facsimile No.:  954-962-8166

 

Or to such other person at such other address designated by notice sent to Tenant. Notices delivered by overnight courier or sent by facsimile shall be deemed given upon receipt. Mailed notices shall be sent by United States Certified or Registered Mail, postage prepaid. Such notice shall be deemed to have been given two (2) days after posting in the United States mail.

17.          Subtenant hereby acknowledge that it is in receipt of a copy of the Lease. Subtenant agrees to abide by all covenants and conditions of the Lease. Subtenant hereby consents to Landlord's right to enforce all covenants and conditions of the Lease directly against Subtenant. Any and all rights and remedies which are available to Landlord as set forth in the Lease as to tenant, shall also apply to Subtenant. Any action on the part of the Landlord, or failure of Landlord to avail itself of any right or remedy which it may have against Subtenant, shall not be deemed a waiver by Landlord of any right or remedy which it may have against Tenant. Similarly, any action on the part of the Landlord, or failure of Landlord to avail itself of any right or remedy whicl1 it may have against Tenant, shall not be deemed to be a waiver of by Landlord of any right or remedy which it may have against Tenant.

 

IN WITNESS WHEREOF,   the parties hereto have executed this Agreement  this _ day of ______, 20   .

	
Landlord:

	 	  	  	  
	  	 	  	  	  
	
RADICE Ill, LLC a Florida

	 	  	  	  
	  	 	  	  	  
	
Limited Liability Corporation.

	 	
By:

	  	  
	 	 	 	 	 
	  	 	
Its:

	  	  
	  	 	  	  	  
	
Tenant:

	 	  	  	
	  	 	  	  
	
CARLSON WAGONLIT TRAVEL, INC.,

	 	
By: 

	
k

	  	 	  	  
	
a Delaware Corporation

	 	
Its:

	
CEO

	  	 	  	  
	
Subtenant:

	 	  	  
	  	 	  	  	  
	
BIOPOWER OPERATIONS CORPORATION

	 	
By:

	  	  
	  	 	  	  	  
	
a Nevada Corporation

	 	
Its:

	
CEo

	  

  

  

3AMENDED EXCLUSIVE license agreement

Between

 

CLENERGEN CORPORATION

 

And

 

BIOPOWER CORPORATION

March 9, 2011

 

  

1

  

AMENDED EXCLUSIVE LICENSE AGREEMENT

 

This Agreement (the "Agreement"), dated March 9, 2011 supersedes the original agreement dated November 30, 2010 (the Effective Date) and is entered into by and between Clenergen Corporation, a Nevada corporation and public company (Licensor) and BioPower Corporation, a Florida corporation (Licensee). 

WHEREAS, Licensor produces high-density, short-rotation biomass crops on a commercial scale using a proprietary integrated farming methodologies, and

WHEREAS, Licensor produces power, steam, hydrogen, transport fuel, fertilizers, pesticides, chemicals and other important products through advanced gasification and steam technologies, and

WHEREAS, Licensor has certain rights to the use of various technologies and processes, and

WHERAS, Licensee has been established to, among other activities, collaborate with Licensor in developing biomass projects and gasification and steam process projects in exclusive territories, and

WHEREAS, Licensor has agreed to grant and Licensee has agreed to take, an exclusive license, for a territory, to the rights relating to certain manufacturing, processing, marketing and the sale of products produced through the use of Licensor’s proprietary processes on the terms set out in this agreement.

NOW, THEREFORE, Licensor and Licensee agree as follows:

 

Agreed terms

 

	
1.

	
Interpretation

 

	
1.1

	
The definitions and rules of interpretation in this clause 1 apply in this agreement.

 

Business Day: a day other than a Saturday and a Sunday on which banks in the United States are open for business.

Field of Use: Production of (i) high-density, short-rotation biomass crops on a commercial scale using a proprietary integrated farming methodology and (ii) power, steam, hydrogen, transport fuel, fertilizers, pesticides, chemicals and other important products through advanced gasification;  steam technologies and any and all other technologies.

 

Improvement: any improvement, enhancement or modification to the Licensed Technologies.

 

License:  an exclusive license for the defined territory.

 

Licensed Technologies: the technologies and processes owned by Clenergen, patented by Clenergen or in which Clenergen may have license rights to, and have the right to sub license in the Territory, and as may be described in Schedule 1, attached hereto and made a part thereof.

 

Quarterly Period:  the period of three months commencing on 1 January, 1 April, 1 July and 1 October.

  

2

  

 

Gross Revenue:  defined as the total amount of revenue less the direct costs paid for producing the revenue.

 

Royalty Rate: an agreed percentage of the annual Gross Revenue of BioPower.

 

Exclusive Territory: United States, Central America, Mexico and Guam.

 

	
1.2

	
Clause headings shall not affect the interpretation of this agreement.

 

	
1.3

	
A person includes a corporate or unincorporated body (whether or not having separate legal personality).

 

	
1.4

	
Words in the singular shall include the plural and vice versa.

 

	
1.5

	
A reference to one gender shall include a reference to the other genders.

 

	
1.6

	
A reference to a law is a reference to it as it is in force for the time being, taking account of any amendment, extension, application or re-enactment and includes any subordinate legislation for the time being in force made under it.

 

	
1.7

	
Writing or written does not include fax or email.

 

	
2.

	
Grant of License

 

	
2.1

	
The Licensor hereby grants to the Licensee an exclusive license under the Field of Use, to use the Licensed Technologies in the Territory. Licensor agrees to allow Licensee the right to develop projects throughout South America, Haiti and the U.S. Virgin islands on a case by case basis and with written notice from the Licensee to the Licensor. The Licensee is prohibited from developing projects in the countries of Guyana and Suriname.

 

	
2.2

	
The Licensee shall have no right to grant sub-licences under this agreement unless it is to a subsidiary or joint venture company of the Licensee, and hereby undertakes not to purport to do so.

 

	
2.3

	
The Licensor shall retain ownership of and the management of any brands relating to its business and shall allow the Licensee to use such brands provided that the Licensee complies with all instructions of the Licensor in respect of the use of the same.

 

	
2.4

	
No further right or licence is granted by the Licensor to the Licensee by this agreement, save as expressly set out in this clause 2.

 

	
2.5

	
Provided that the Licensee retains an exclusive licence in respect of the Licensed Technologies, the Licensor undertakes, during the term of this agreement not to exploit the Licensed Technologies in the Territory in the Field of Use, or to purport to grant others the right to do so.

 

	
3.

	
Obligations of the Licensee

 

	
3.1

	
The Licensee shall comply with all requirements of the Licensor as to the use of any and all brand relating to the business of the Licensor.

 

  

3

  

 

	
3.2

	
The Licensee shall use its best endeavours to promote and develop projects with the Licensor throughout the Territory.

 

	
4.

	
Further Licences

 

The Licensor agrees to include any and all additional technologies and processes that it may develop or gain access to in the future and that may enhance the business of the Licensee relative to the Field of Use in the Territory.  Any such technologies and processes shall be included, from time to time and when relevant, in this Agreement on the attached Schedule One and will be attached hereto and made a part thereof.

 

	
5.

	
Provision of know-how

 

	
5.1

	
The Licensor shall make available to the Licensee such know-how relating to the Licensed Technologies as the Licensor may reasonably consider being necessary for the purposes of the Licensee properly developing and managing projects in the Territory.

 

	
5.2

	
The know-how supplied by the Licensor under clause 5.1 shall be used by the Licensee only for the purpose of the development of projects in the Territory, in the Field of Use and shall be subject to the provisions of Clause 8.

 

	
6.

	
Improvement

 

	
6.1

	
If the Licensee at any time develops any Improvement or gains access to any new technology or process to enhance the Field of Use it shall, to the extent that it is not prohibited by law or by any obligation to any other person, promptly notify the Licensor in writing, giving details of the Improvement or new technology or process and shall provide to the Licensor such information as it shall reasonably require to be able effectively to evaluate the Improvement or new technology or process. Should the Licensor then so request, the Licensee shall grant to the Licensor a non-exclusive irrevocable world-wide license without limit of time with the right to assign and to grant sub-licenses thereunder in respect of that Improvement or new technology or processes.

 

	
7.

	
Confidentiality and indemnification

 

	
7.1

	
The Licensee undertakes that it shall keep (and it shall procure that its respective directors and employees keep) secret and confidential all know-how relating to the Licensed Technologies and any information (whether or not technical) of a confidential nature to the Licensor communicated to it by the Licensor, either preparatory to, or as a result of, this agreement, and shall not disclose the same or any part of the same to any person other than its directors or employees directly or indirectly concerned in the development of projects, provided that, before any such disclosure takes place, the Licensee shall procure that each of the directors and employees concerned shall execute a confidentiality undertaking with the Licensor in a form approved by the Licensor, such approval not to be unreasonably withheld.

 

	
7.2

	
The provisions of clause 7.1 shall not apply to such know-how and information as the Licensee:

 

	
  

	
(a)

	
can prove to have been in its possession at the date of receipt, or which becomes public knowledge otherwise than through a breach of an obligation of confidentiality owed (whether directly or indirectly) to the Licensor; or

 

  

4

  

 

	
  

	
(b)

	
is necessarily disclosed as a result of the marketing of, developing or management of any project.

 

	
7.3

	
The Licensee shall, at the request of the Licensor but at the expense of the Licensee, take such steps as the Licensor may require to enforce any confidentiality undertaking given by a director or employee of the Licensee including, in particular but without limitation, the initiation and prosecution of any legal proceedings and the enforcement of any judgment obtained. All such steps to be taken by the Licensee shall be taken as expeditiously as possible and the Licensee agrees that, in respect of its obligation to enforce confidentiality undertakings, time shall be of the essence in complying with the requirements of the Licensor.

 

	
7.4

	
The provisions of this clause 7 shall remain in force notwithstanding expiry or earlier termination of this agreement.

 

	
7.5

	
LICENSOR shall indemnify, defend and hold LICENSEE harmless from and against any and all Losses resulting from or arising out of the negligence or wilful misconduct of LICENSOR in the performance of its obligations under this Agreement.  Without limiting the generality of the foregoing, LICENSOR shall indemnify, defend and hold LICENSEE harmless from and against any losses relating to product liability claims solely with respect to LICENSOR Products which may be purchased, designed, developed and manufactured solely and independently by LICENSOR.

 

	
7.6

	
LICENSEE shall indemnify, defend and hold LICENSOR harmless from and against any losses resulting from or arising out of the negligence of willful misconduct of LICENSEE in performing its obligations under this Agreement. Without limiting the generality of the foregoing, LICENSEE shall indemnify, defend and hold LICENSOR harmless from and against any losses resulting from any defect or deficiency with respect to any LICENSEE contribution which is the subject of the cooperative efforts pursuant to this Agreement.

 

	
7.7

	
A Party seeking indemnification (the "Indemnified Party") pursuant to this Section shall notify, in writing, the other Party (the "Indemnifying Party") within fifteen (15) days of the assertion of any claim or discovery of any fact upon which the Indemnified Party intends to base a claim for indemnification. An Indemnified Party's failure to so notify the Indemnifying Party shall not, however, relieve the Indemnifying Party from any liability under this Agreement to the Indemnified Party with respect to such claim except to the extent that such Indemnifying Party is actually denied, during the period of delay in notice, or materially prejudiced with respect to, the opportunity to remedy or otherwise mitigate the event or activity(ies) giving rise to the claim for  indemnification and thereby  suffers or otherwise incurs  additional  quantifiable  damages  as a  result  of  such  failure.  The Indemnifying Party, while reserving the right to contest its obligations to indemnify hereunder, shall be responsible for the defense of any claim, demand, lawsuit or other proceeding in connection with which the Indemnified Party claims indemnification hereunder. The Indemnified Party shall have the right at its own expense to participate jointly with the Indemnifying Party in the defense of any such claim, demand, lawsuit or other proceeding, but with respect to any issue involved in such claim, demand, lawsuit or other proceeding with respect to which the Indemnifying Party has acknowledged its obligation to indemnify the Indemnified Party hereunder, the Indemnifying Party shall have the right to select counsel, settle, try or otherwise dispose of or handle  such claim,  demand,  lawsuit or other  proceeding  on such terms as the Indemnifying Party shall deem appropriate, subject to any reasonable objection of the Indemnified Party.

 

  

5

  

 

	
8.

	
Royalty

 

	
8.1

	
In consideration of the rights granted under clause 2, the Licensee shall pay to the Licensor royalties, on each twelve month time period, first calculated from the date of execution of this Agreement, and calculated on a scale as follows:

 

	
  

	
(a)

	
8% of the first $50,000,000.00 of Gross Revenue, or any part thereof,

 

	
  

	
(b)

	
3% of the second $50,000,000.00 of Gross Revenue, or any part thereof

 

	
  

	
(c)

	
1% of any and all Gross Revenue over $100,000,000.00.

 

	 	
       

	
8% will be the licensee fee on the first $50,000,000.00 of Gross Revenue providing that Clenergen never charges anyone else a lesser percentage, and if so, then the 8% will revert to the lowest of any percentage Clenergen charges for a license fee.

 

	
8.2

	
Royalties payable under this agreement shall be paid in US Dollars within 30 days of the end of each successive Quarterly Period.

 

	
8.3

	
At the same time as payment of royalties falls due, the Licensee shall submit or cause to be submitted to the Licensor a statement in writing recording the calculation of such royalties payable and due.

 

	
8.4

	
The Licensee shall keep proper records and books of account and be open at all times to inspection and audit by the Licensor (or its duly authorised agent or representative), who shall be entitled to take copies of or extracts from the same. If such inspection or audit should reveal a discrepancy in the royalties paid from those payable under this agreement, the Licensee shall immediately make up the shortfall and reimburse the Licensor in respect of any professional charges incurred for such audit or inspection.

 

	
8.5

	
The provisions of this clause 8 shall remain in effect notwithstanding termination or expiry of this agreement until the settlement of all subsisting claims by the Licensor.

 

	
9.

	
Protection of the Licensed Technologies

 

	
9.1

	
In the event that:

 

	
  

	
(a)

	
any Licensed Technology is attacked or opposed; or

 

	
  

	
(b)

	
any application for a patent is made by or any patent is granted to a third party by reason of which the third party may be granted, or may have been granted, rights which conflict with any of the rights granted to the Licensee under any Licensed Technology; or

 

	
  

	
(c)

	
any unlicensed activities are carried on by any third party which could constitute an infringement of any Licensed Technology; or

 

	
  

	
(d)

	
any application is made for a compulsory licence under any Licensed Technology,

 

the party becoming aware of such a matter shall immediately notify the other of it and upon the request of one party the other shall join it in taking all such steps (if any) as may be desirable for the protection of the rights of the Licensor under the Licensed Technologies. The expenses incurred in taking such steps and any profits or damages which may be obtained shall be (in the absence of agreement to the contrary) for the account of the Licensor.

 

  

6

  

 

	
10.

	
Duration and termination

 

	
10.1

	
This agreement shall come into force on the date on which it is signed by both parties and shall, unless determined in accordance with clause 12.2, remain in force.

 

	
10.2

	
The Licensor shall have the right to terminate this agreement immediately by notice in writing to the Licensee in the event that:

 

	
  

	
(a)

	
the Licensee fails to perform or observe any of its obligations under this agreement, provided that, in a case where the Licensor considers the breach to be remediable, such notice from the Licensor shall also require the Licensee to remedy such breach and if the Licensee so remedies within 90 days of such notice being served, such notice to terminate this agreement shall be deemed to be void and of no effect; or

 

	
  

	
(b)

	
an interim order is applied for or made, or a voluntary arrangement approved, or a petition for a bankruptcy order is presented or a bankruptcy order is made against the Licensee, or a receiver or trustee in bankruptcy is appointed of the estate of the Licensee or a voluntary arrangement is proposed or approved or an administration order is made, or a receiver or administrative receiver is appointed of any of the assets or undertaking of the Licensee , or a winding-up resolution or petition is passed or presented (otherwise than for the purposes of solvent reconstruction or amalgamation) or any circumstances arise which entitle the court or a creditor or the company or its directors to appoint a receiver, administrative receiver or administrator or to present a winding-up petition or make a winding-up order, or other similar or equivalent action is taken against or by the Licensee by reason of its insolvency or in consequence of debt;

 

	
  

	
(c)

	
the Licensee challenges the validity of any of the Licensed Technologies;

 

	
10.3

	
In the event of expiry or termination of this agreement howsoever arising, and subject to any express provisions set out elsewhere in this agreement:

 

	
  

	
(a)

	
all outstanding sums payable by the Licensee to the Licensor shall immediately become due and payable;

 

	
  

	
(b)

	
all rights and licences granted pursuant to this agreement shall cease;

 

	
  

	
(c)

	
the Licensee shall cease all and any exploitation of the Licensed Technologies and of any know-how provided by the Licensor to the Licensee, except insofar as such know-how ceases or has ceased to be confidential, unless this is or was as a consequence of the default of the Licensee;

 

	
  

	
(d)

	
the Licensee shall co-operate with the Licensor in the cancellation of all or any licences registered pursuant to this agreement and shall execute such documents and do all acts and things as may be necessary to effect such cancellation;

 

	
  

	
(e)

	
the Licensee shall return promptly to the Licensor all technical and promotional material in its possession relating to the Product and the know-how, and all copies of such material to the extent such material remains confidential; and

 

  

7

  

 

	
10.4

	
The expiry or termination of this agreement for any reason shall be without prejudice to the provisions of this clause 12 and to any rights of either party which may have accrued by, at or up to the date of such termination.

 

	
11.

	
Assignment and transfer of Licensed Technologies

 

	
11.1

	
The Licensee shall not assign, transfer, mortgage, charge, encumber or otherwise deal in any other manner with this agreement or any of its rights and obligations under this agreement, or purport to do any of the same.

 

	
11.2

	
Should the Licensor seek to transfer its ownership of the Licensed Technologies to any other person then it shall serve written notice on the Licensee advising it of:

 

	
  

	
(a)

	
the fact that it wishes to transfer the Licensed Technologies and to whom; and

 

	
  

	
(b)

	
the terms by which it intends to transfer the Licensed Technologies,

 

and the Licensee shall have the first option to acquire the ownership of the Licensed Technologies on terms no less favorable than those being offered to the other party to whom the Licensor wishes to transfer the Licensed Patents.  .

 

	
12.

	
Unenforceability

 

	
12.1

	
If any provision of this agreement (or part of any provision) is found by any court or other body of competent jurisdiction to be invalid, unenforceable or illegal, the other provisions shall remain in force.

 

	
12.2

	
If any invalid, unenforceable or illegal provision would be valid, enforceable and legal if some part of it were deleted, the provision shall apply with whatever modification is necessary to give effect to the commercial intention of the parties.

 

	
13.

	
Waiver

 

No failure or delay by a party to exercise any right or remedy provided under this agreement or by law shall constitute a waiver of that (or any other) right or remedy. No single or partial exercise of such right or remedy shall preclude or restrict the further exercise of that (or any other) right or remedy.

 

	
14.

	
Variation

 

No variation or agreed termination of this agreement or of any document referred to in it shall be effective unless it is in writing and signed by or on behalf of each of the parties.

 

	
15.

	
Further assurance

 

The parties shall (at their own expense) use all reasonable endeavors to procure that any necessary third party shall execute such documents and perform such acts as may reasonably be required for the purpose of giving full effect to this agreement.

  

8

  

 

	
16.

	
Entire agreement

 

	
16.1

	
This agreement (and any document referred to in it) constitutes the whole agreement between the parties and supersedes all previous agreements between the parties relating to its subject matter.

 

	
16.2

	
Each party acknowledges that, in entering into this agreement (and any document referred to in it), it has not relied on, and shall have no right or remedy in respect of, any statement, representation, assurance or warranty (whether made negligently or innocently) other than as expressly set out in this agreement.

 

	
16.3

	
Nothing in this clause 18 shall limit or exclude any liability for fraud.

 

	
17.

	
Notice

	
17.1

	
Any notice required to be given hereunder by either party to the other shall be in writing and shall be served by sending the same by registered or recorded delivery post or facsimile to the registered office of the other party or to such other address as that party may have previously notified to the other as being the address for such service. Any notice sent by mail shall be deemed (in the absence of evidence of earlier receipt) to have been delivered 5 days after being mailed and, in proving the fact of mailing, it shall be sufficient to show that the envelope containing such notice was properly addressed, stamped and posted. Any notice sent by fax shall be deemed to have been delivered on the day following its despatch.

 

Clenergen Corporation

5379 Lyons Road

Suite 301

Coconut Creek, FL 33073 USA

Attn: Mark LM Quinn, Chairman

BioPower Corporation

5379 Lyons Road

Suite 301

Coconut Creek, FL 33073 USA

Attn: Robert D. Kohn, CEO

	
  

	
A notice or other communication required to be given under this agreement shall not be validly given if sent by e-mail.

 

	
17.2

	
The provisions of this clause 19 shall not apply to the service of any proceedings or other documents in any legal action.

 

	
18.

	
Rights of third parties

 

A person who is not a party to this agreement shall not have any rights under or in connection with it.

 

	
19.

	
Governing law and jurisdiction

 

	
19.1

	
This agreement and any dispute or claim arising out of or in connection with it or its subject matter or formation (including non-contractual disputes or claims) shall be governed by and construed in accordance with the laws of the State of Florida.

 

  

9

  

 

	
19.2

	
The parties irrevocably agree that the courts of the State of Florida shall have exclusive jurisdiction to settle any dispute or claim that arises out of or in connection with this agreement or its subject matter or formation (including non-contractual disputes or claims).

 

This agreement has been entered into on the date stated at the beginning of this agreement.

IN WITNESS WHEREOF, the parties hereto have executed and delivered this agreement as a deed the day and year first before written.

	
CLENERGEN CORPORATION

	  	  
	  	  	  
	/s/ Mark LM Quinn  	
     

	
Dated:   03-09-2011

	
Mark LM Quinn, CEO

	  	  
	  	  	  
	
BIOPOWER CORPORATION

	  	  
	  	  	  
	/s/ Robert D. Kohn  	  	
Dated:   03-09-2011

	
Robert D. Kohn, CEO

	  	  

  

10

  

 

SCHEDULE ONE

 

Licensed Technologies for exclusive use within the territories defined

under the License Agreement

 

	
·

	
The supply of high yielding bamboo saplings (“bamboo”) produced from tissue culture and shipped as net potted plants that are identical in character, asexual, non evasive, disease free at origin, non flowering and with a lifespan of 50 years.

	
·

	
The supply of a variety of Melia dubia saplings produced from cuttings and shipped as net potted plants, which can be harvested within 24 months from the date of planting and re-grow from their stub for up to 4 cycles before replanting.

	
·

	
The right to all improved strains and/or mother stock to the bamboo, Melia dubia and Marjestica.

	
·

	
The right to apply polyploidisation to the bamboo and Melia dubia saplings supplied and intellectual property and breeding rights for use within the licensed territories.

	
·

	
All planting materials and fertilisers/pesticides will be supplied at invoiced cost price. Any and all discounts Clenergen receives from suppliers will be passed onto licensor.

	
·

	
The right to other species of tree or grass that Clenergen develops as an energy crop.

	
·

	
Access to all due diligence documentation pertaining to agronomy and technologies used by Clenergen for conversion of wood chips to energy and other products.

	
·

	
The right to use bamboo, Melia dubia and/or Marjestica as fuel for 2MW/h gasification biomass power plants supplied by Ankur gasifiers along with manufacturing rights within the licensed territories as provided by the technology supplier

	
·

	
The right to use bamboo, Melia dubia and/or Marjestica as fuel for Rapid Thermal Processing Technology for producing Pyrolysis oil for use/sale to third parties within the licensed territories, inclusive of all test data and due diligence/verification documentation.

	
·

	
The right to license any and all future renewable conversion technologies that may be developed and used by Clenergen in the future.

	
·

	
The right to use bamboo, Melia dubia and/or Marjestica as fuel for producing wood pellets for use/sale to third parties within the licensed territories, inclusive of all test data and due diligence/verification documentation.

	
·

	
Nursery, Plantation Management, Engineering, Power Evacuation human resources and training services, which will be billed at cost

	
·

	
Approved EPC contractors for the construction of Combustion Steam Biomass Power Plants.

	
·

	
The supply of Agri Extension kit (1 Hectare = 1 Kit) at a cost price of $150.00 per box, including agronomy manual and one (1) full time nursery/plantation manager per 100 boxes shipped, anywhere in the licensed territories.

	
·

	
The supply of Charcoal briquette at technology for converting Bio char into Charcoal at cost.

	
·

	
The use of Clenergen marketing materials branded for distribution by licensor, subject to pre-approval and strict guidelines of Clenergen Corporation.

	
·

	
Direct contractual rights to the use of Clenergen’s Webmaster for web design and branding and use of graphics relating to agronomy and technology.

 

  

11

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