Document:

Exhibit 10.38

 

WARNING: It is recommended that the

within should not be completed without prior legal advice

 

LAW SOCIETY OF IRELAND

 

GENERAL CONDITIONS OF SALE

2001 EDITION

 

PARTICULARS

and

CONDITIONS OF SALE

of

 

Factory Premises, Shannon Free Zone, Drumgeely,

Bunratty Lower, Co Clare

 

 

*SALE BY PRIVATE TREATY

 

 

 

*Delete, if

inappropriate

 

 

	

  Vendor:

  	

   

  	

  Tellabs

  Limited

  
	

  Vendor’s

  Solicitor:

  	

   

  	

  McCann FitzGerald

  
	

  Address:

  	

   

  	

  2

  Harbourmaster Place, International Financial Services Centre,

  
	

   

  	

   

  	

  Dublin 1

  
	

  Ref.

  	

   

  	

  DOR\568554.8

  

 

 

MEMORANDUM OF AGREEMENT made

this                     day

of April 2003

 

BETWEEN

 

TELLABS LIMITED having

its registered office at Shannon Industrial Estate, Shannon, Co Clare

 

	

  PPS

  Number(s)

  	

  (“VENDOR”)

  

 

AND

 

AVOCENT INTERNATIONAL LIMITED

of Avocent

House, Shannon Free Zone, Shannon, Co Clare

 

	

  PPS

  Number(s)

  	

  (“PURCHASER”)

  

 

whereby it is

agreed that the Vendor shall sell and the Purchaser shall purchase in

accordance with the annexed Special and General Conditions of Sale the property

described in the within Particulars at the purchase price mentioned below

 

	

  Purchase

  Price

  	

   

  	

  €5,350,000.00

  	

   

  	

   

  	

  Closing

  Date:  6 June 2003

  
	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	

  Less Deposit

  	

   

  	

  €   535,000.00

  	

   

  	

   

  	

  Interest

  Rate: 11%

  
	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	

  Balance

  	

   

  	

  €4,815,000.00

  	

   

  	

   

  	

   

  
	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	

  SIGNED

  	

   

  	

   

  	

   

  	

   

  	

  SIGNED

  	

   

  	 

	

   

  	

   

  	

  (Vendor)

  	

   

  	

   

  	

   

  	

  (Purchaser)

  	 

	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	 

	

  Witness

  	

   

  	

   

  	

   

  	

   

  	

  Witness

  	

   

  	 

	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	 

	

  Occupation

  	

   

  	

   

  	

   

  	

   

  	

  Occupation

  	

   

  	 

	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	 

	

  Address

  	

   

  	

   

  	

   

  	

   

  	

  Address

  	

   

  	 

	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	 

	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	 

									

 

As

Stakeholder, We acknowledge receipt of Bank Draft/Cheque for

€                     in

respect of deposit.

 

	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	

   

  	

   

  	

   

  	

  SIGNED

  	

   

  	

   

  	

   

  
	

   

  	

   

  	

   

  	

   

  	

   

  	

  McCann

  FitzGerald

  	

   

  

 

2

 

PARTICULARS AND TENURE

 

ALL THAT  AND THOSE that

part of the Lands of Drumgeely situated in the Barony of Bunratty Lower in the

County of Clare more particularly described in a Lease dated 20 October 1997

between Shannon Free Airport Development Company Limited (1) and Tellabs

Limited (2) (the “Lease”).

 

Held under the

Lease for a term of 112 years from 1 January 1997.

 

3

 

DOCUMENTS SCHEDULE

 

Lease

 

1.                                       The Lease

 

Superior Landlords Title.

 

2.                                       Plain copy only Lease dated 28 March 1960 between the Minister for

Transport and Power (1) and Shannon Free Airport Development Company Limited

(2).

 

3.                                       Plain copy on Lease dated 28th April 1964 between the

Minister for Transport and Power (1) and Shannon Free Airport Development

Company Limited (2).

 

4.                                       Plain copy Lease dated 14 May 1964 between the Minister for

Transport and Power (1) and Shannon Free Airport Development Company Limited (2).

 

5.                                       Plain copy only Lease dated 13 July 1967 between the Minister for

Transport and Power (1) and Shannon Free Airport Development Company Limited

(2).

 

6.                                       Plain copy only Lease made 12 November 1979 between the Minster for

Tourism and Transport (1) and Shannon Free Airport Development Company Limited

(2).

 

7.                                       Plain copy only Lease dated 20 December 1985 between Shannon Free

Airport Development Company Limited (1) and Molex Illinois S.A. Geneve

(“Molex”) (2) (“Molex Lease”).

 

Planning Documentation

 

8.                                       Architect’s Opinion on Compliance with Planning Permission dated 29

January 1999.

 

9.                                       Architect’s Opinion on Compliance with Building Regulations dated 29

January 1999.

 

10.                                 Structural/Civil Chartered Engineers Opinion on Compliance with

Building Regulations dated 1 October 2001.

 

11.                                 Commencement Notice dated 4 September 1997.

 

12.                                 Copy Grant of Planning Permission register reference Clare County

Council P97/723 dated 5 August 1997.

 

13.                                 Fire Safety Certificate pursuant to Building Control Act 1990

reference number in register BC98/99 dated 21 January 1999.

 

4

 

SEARCHES SCHEDULE

 

None

 

5

 

SPECIAL CONDITIONS

 

1                                          Save where the context otherwise requires or implies or the text

hereof expresses to the contrary, the definitions and provisions as to

interpretation set forth in the within General Conditions shall be applied for

the purposes of these Special Conditions

 

2                                          The said General Conditions shall:–

 

(a)                                  apply to the sale in so far as the same are not hereby altered or

varied, and these Special Conditions shall prevail in case of any conflict

between them and the General Conditions

 

(b)                                 be read and construed without regard to any amendment therein,

unless such amendment shall be referred to specifically in these Special

Conditions.

 

3                                          VAT

 

3.1                                 The Purchaser warrants that it is a taxable person within the

meaning of Section 4(8) of the Value Added Tax Act, 1972, (as amended) and

where it is required to do so by law, shall self account for any VAT arising on

the within sale if it should it be obliged to do so.  The Purchaser further warrants that it holds a valid VAT 13B

authorisation.

 

3.2                                 The Purchaser shall indemnify and shall keep the Vendor indemnified

against any loss, cost, expenses or other liabilities arising from the default

of the Purchaser to account for Value Added Tax pursuant to the within sale

where the Purchaser is required under the Value Added Tax Act, 1972, (as

amended) to account for VAT with respect to the sale.

 

4                                          Title

 

4.1                                 The Title shall consist of the Lease.

 

4.2.1                        The Purchaser is furnished with copy letter dated 20 June 1997 from

Shannon Development to Mr Pat Shanahan, Managing Director of Tellabs Limited,

together with copy reply from Tellabs Limited of 20 June 1997 with respect to

the car parking arrangements for Molex Limited and premises demised to

Tellabs.  Originally staff, licensees

and invitees of Molex parked on that portion of the property outlined in purple

on Plan No. 1 attached hereto (the “Car Park”).  Upon the construction of the Vendor’s facility on the property,

Shannon Development in accordance with the provisions of the Molex Lease

constructed an alternative car park on nearby lands for Molex.  Molex 

no longer parks on any portion of the property outlined in blue and

marked “A”  on Plan No. 1 attached

hereto (the “Vacated Car Park”). 

Currently staff,  Licensees and

invitees of Molex park on that portion of the Car Park outlined in green and

marked “B” on Plan No. 1 attached hereto (the “Strip”).  The following provisions shall apply with

respect to any permissions to Molex to park on the Strip and/or the Facility

Car Park.

 

4.2.2                        Molex is continuing to park on the Strip.  The Vendor, via Shannon Development Company Limited, is seeking

to procure a letter from Molex to confirm that it has relinquished any right it

has under the Molex Lease to park on the Strip or the Vacated Car Park.  The Purchaser shall accept a written

acknowledgement in letter form from Molex that it no longer has a right to park

on the Strip or the Vacated Car

 

6

 

Park under the provisions of the Molex

Lease which shall be deemed to be conclusive evidence that Molex no longer has

any right to park on the Strip or the Vacated Car Park.

 

4.2.3                        In the event that the written acknowledgement from Molex with

respect to the car parking on the Strip is not available on completion, the

sale shall not be delayed.  The Vendor

shall use all reasonable endeavours to procure acknowledgement from Molex to

relinquish any right it has to park on the Strip under the provisions of the

Molex Lease.  In the event that a

written confirmation as envisaged by Special Condition 4.2.2 in a form reasonably

satisfactory to the Purchaser, is not received from Molex relinquishing its

right per the Molex Lease to park on the Strip on or before 6 June 2004, the

Vendor shall refund to the Purchaser the sum of €100,000.00 on demand from the

Escrow Sum (as hereinafter defined) per the provisions of Special Condition

4.2.5.

 

4.2.4                        In the event that the acknowledgement from Molex with respect to the

car parking on the Vacated Car Park is not available on completion, the sale

shall not be delayed.  The Vendor shall

use all reasonable endeavours to procure an acknowledgement from Molex to

relinquish any right to park on the Vacated Car Park under the provisions of

the Molex Lease.  In the event that a

written confirmation as envisaged by Special Condition 4.2.2, in a form

reasonably satisfactory to the Purchaser, is not received from Molex

relinquishing its right per the Molex Lease to park on the Vacated Car Park on

or before 6 June 2004, the Vendor shall refund to the Purchaser the sum of

€300,000.00 from the Escrow Sum (as hereinafter defined) per the provisions of

Clause 4.25.

 

4.2.5                        The Vendor shall from the purchase monies on completion transfer the

sum of €400,000.00 (the “Escrow Sum”) to the Vendor’s solicitors, McCann

FitzGerald Solicitors, to be held by McCann FitzGerald Solicitors upon the

following conditions:-

 

a.                                       Where a written acknowledgement from Molex is procured in compliance

with the provisions of Special Condition 4.2.3 the sum of €100,000.00 shall

immediately be released to the Vendor.

 

b.                                      Where a written acknowledgement from Molex is procured in compliance

with the provisions of Special Condition 4.2.4 McCann FitzGerald shall release

the sum of €300,000.00 to the Vendor.

 

c.                                       In the event that a written acknowledgement from Molex is not

procured on or before 6 June 2004, with respect to the Strip in accordance with

Special Condition 4.2.3, McCann FitzGerald Solicitors shall subject to

paragraph (h) below and the other provisions of this special condition, within

14 days of written demand release the sum of €100,000.00 to the Purchaser.

 

d.                                      In the event that a written acknowledgement from Molex in accordance

with Special Condition 4.2.4 is not procured on or before 6 June 2004 with

respect to the Vacated Car Park, McCann FitzGerald Solicitors shall subject to

paragraph (h) below and the other provision of this special condition within

fourteen days of written demand release the sum of €300,000.00 to the

Purchaser.

 

7

 

e.                                       In the event of dispute with respect to whether a “written

acknowledgement” is in a form reasonably satisfactory to the Purchaser, the

matter will be referred to a senior commercial conveyancing practising

solicitor, (the “Solicitor”) who is currently in practise in the field of

commercial property in Ireland for at least 10 years or upwards to be

nominated, in the default of an agreement between the Vendor and the Purchaser

by the President for the time being of the Law Society of Ireland.  The Solicitor shall act as an arbitrator in

accordance with the provisions of the Arbitration Acts 1954 to 1998.  The Solicitor, for the purpose of this

clause shall have the authority to determine whether a written acknowledgement

in letter form from Molex with respect to the Strip or the Vacated Car Park

would be reasonably satisfactory to a purchaser of the Property who has entered

into a contract on the within terms and conditions.  Where the Solicitor so determines that a written acknowledgement

would  be reasonably satisfactory, the

Purchaser shall be deemed to be satisfied with the acknowledgement for the

purpose of special conditions 4.2.3 and/or 4.2.4 as the case may be.  The Solicitor shall have the authority where

in the absence of written acknowledgements from Molex with respect to the

entire Strip or the entire Vacated Car Park to determine that part of the

Escrow Sum (i.e. the €100,000 or the €300,000 as the case may be) should be

apportioned on a fair and equitable basis. In such circumstances that portion

of the Escrow Sum shall be paid to the Purchaser and the remainder shall be

released to the Vendor.

 

f.                                         For the avoidance of doubt it is hereby agreed that a written acknowledgement

with respect to the Strip and the Vacated Car Park may be combined in the one

letter.

 

g.                                      In the event that the Purchaser or any agent or licensee of the

Purchaser enters into any arrangement with Molex with respect to car parking in

the Car Park, no monies shall be payable by the Vendor to the Purchaser with

respect to the Strip or the Vacated Car Park irrespective of whether written

acknowledgements have been procured or not from Molex as an anticipated in this

contract.

 

h.                                      For the avoidance of doubt McCann FitzGerald Solicitors will be

authorised to release the monies from the Escrow Sum upon acknowledgement by

the Purchaser acting reasonably that it is satisfied with written

acknowledgements procured from Molex or otherwise upon a confirmation from the

Solicitor in accordance with Special Condition 4.2.5 (e) that any written

acknowledgement from Molex is satisfactory for the purpose of this special

condition or pursuant to any other determination by the Solicitor.

 

i.                                          In the event that arbitration proceedings or litigation is

threatened or pending with respect to the Escrow Sum, McCann FitzGerald

Solicitors shall be entitled to continue to hold the Escrow Sum until the

resolution of such proceedings, irrespective of any demand by either party for

such monies.

 

j.                                          Any interest accruing on the Escrow Sum shall belong to the Vendor

and may be paid by McCann FitzGerald to the Vendor at anytime.

 

8

 

k.                                       For the purpose of this clause 4.2 “reasonably satisfactory” to the

Purchaser shall mean satisfactory to the Purchaser acting reasonably.

 

4.3                                 Plain copies only of the documents numbered 2 to 7 in the Documents

Schedule will be furnished.

 

4.4                                 The Purchasers attention is drawn to the copy extract lease described

at No. 7 of the Document Schedule and in particular to Clause 3 of the Third

Schedule annexed to the said certified copy Lease.  The Vendor is only in possession of the certified copy extract of

the said Lease.

 

5.                                       Representations

 

The

Purchaser agrees and accepts that no statement, measurement quantity or

description contained in any newspaper advertisement published by the Vendor

(which expression shall in this condition include the Vendor’s Agents and

Solicitors), or given orally or contained in any brochure letter or handout

issued by the Vendor in respect of the subject property (whether or not in the

course of any representation or negotiations leading to the sale) shall

constitute a representation inducing the Purchaser to enter into the sale or

any warranty forming part of this Agreement.  

No error (which shall have the same meaning as in General Condition 33),

unless contained in this Agreement, shall give rise to any cause of action,

claim for compensation against the Vendor, or any right of rescission under

this Agreement.  General Condition 33

shall be read subject to this paragraph.

 

6.                                       Planning

 

6.1                                 The warranty on part of the Vendor in General Condition 36(a)(1) is

given to the best of the Vendor’s knowledge, information and belief and

relating to General Condition 36(a)(12) is limited to the extent shown in the

Architect’s Certificates described at number 8 and 9 of the Documents Schedule,

and the Engineer’s Certificate described at number 10 of the Schedule furnished

with this Contract.

 

6.2                                 The Purchaser is furnished with the documentation re planning and

building regulations set out at nos. 8 to 13 of the Document Schedule.  The Purchaser shall not call for any further

documentation, certificates or otherwise, nor raise any objection or

requisition with respect to same. 

General Condition 36 is hereby amended.

 

7.                                       Condition

of Premises

 

7.1                                 The Purchaser is purchasing the premises in an “as is” condition and

shall not be obliged to make good any damage to the premises resulting from the

removal of plant and machinery by the Vendor from the premises pending the

completion of the sale.

 

7.2                                 The Vendor shall make good such damage caused directly as a result

of removal of plant and machinery where such damage exceeds a reinstatement

cost of €3,000.00.  The Vendor may

however elect to credit such sum to the Purchaser.  The remedying of any works or defects shall not delay completion.

 

7.3                                 The Vendor shall not be obliged to reconstruct or carry out works to

the boundaries of the Property.

 

9

 

8.                                       Environmental

Matters

 

The

Purchaser is deemed to be purchasing the property with full knowledge of

all  environmental conditions pertaining

to the property in sale.

 

9.                                      Contents

 

9.1                                 The sale includes the furniture and items set out in the attached

Schedule entitled “Inventory Schedule”. 

For the avoidance of doubt the sale includes no other items on the

premises save such items as the Vendor notifies the Purchaser which it intends

to leave on the premises.

 

10.                               Auction

 

It is

the Vendor’s intention to carry out an auction on the premises with respect to

plant and machinery which will remain in the Vendors ownership prior to the

completion of the sale.

 

11.                               Use of Premises

 

The

Purchasers specific attention is brought to covenant 26.1 and 26.2 of the

Lease.  It shall be a matter solely for

the purchaser to satisfy itself that it has, or may procure a Licence under the

provisions of Section 2(1) of the Customs Free Airport (Amendment) Act, 1958 or

any acts amending the same.

 

12.                                 Landlord

 

For the

avoidance of doubt “Landlord” shall mean the person entitled to the

reversionary interest immediately expectant on the expiry of the Lease.

 

13.                               Purchaser on Notice

 

The

Purchaser shall be deemed to purchase with full notice of the actual state and

condition of the subject property in all respects whether it is to quantity,

state or repair, means of approach, access of light and rights of adjoining

owners and occupiers as to boundary walls and fences or otherwise howsoever and

shall take the subject property as it is in all respects.

 

14.                               Boundaries

 

General

Condition 14 shall not apply to this sale. 

The Purchaser shall accept such evidence of identity as may be gathered

from the description of the copy documents specified in the Document Schedule

hereto.

 

15.                               Collateral Warranties

 

The

Vendor shall use its reasonable endeavours to procure such collateral

warranties as the Vendor is entitled to from its professional team upon the

construction of the facility in the name of the Purchaser.  The sale shall not be delayed by the absence

of the said collateral warranties.  The

Purchaser shall accept any such collateral warranties as the Vendor can procure

as an absolute discharge of the Vendor of its obligations under this condition.

 

10

 

16.                               Deed of Rectification

 

In the

event that a Deed of Rectification is required by the Purchaser, to rectify any

mapping query with respect to the Lease, the Vendor agrees to join in such a

Deed and will co-operate with the Purchaser in seeking the agreement by Shannon

Free Airport Development Company Limited to join in such a Deed.

 

17.                               Chemical Containers

 

The

Vendor shall, prior to completion of the sale, remove the containers of process

chemicals currently in the building.

 

11

 

INVENTORY SCHEDULE

 

	

  1st Floor

  
	

   

  
	

  Four person

  cube x 38

  
	

   

  
	

  Three person

  cube x 1

  
	

   

  
	

  One person

  cube x 3

  
	

   

  
	

  Managers

  office x 10

  
	

   

  
	

  Meeting Room

  
	

   

  
	

  (Meeting

  Room - large table and seating for relevant numbers of persons)

  
	

   

  
	

  Four/six

  persons x 5 rooms

  
	

   

  
	

  Six/eight

  persons x 5 rooms

  
	

   

  
	

  Fifteen/twenty

  persons x 2 rooms

  
	

   

  
	

  Twenty/twenty

  five persons x 3 rooms

  
	

   

  
	

  Ground Floor

  
	

   

  
	

  Four person

  cube x 26

  
	

   

  
	

  Three person

  cube x 1

  
	

   

  
	

  Tow person

  cube x 15

  
	

   

  
	

  One person

  cube x 1

  
	

   

  
	

  Six

  individual offices

  
	

   

  
	

  Meeting Room

  
	

   

  
	

  Four/six

  persons x 7 rooms

  
	

   

  
	

  Six/eight

  persons x 3 rooms

  
	

   

  
	

  Ten/fifteen

  persons x 3 rooms

  
	

   

  
	

  Fifteen/twenty

  persons x 1 room

  
	

   

  
	

  Twenty

  five/thirty persons x 2 rooms

  
	

   

  
	

  Kitchen

  
	

   

  
	

  Fully fitted

  modern kitchen with granite work tops including cold room

  

 

12

 

	

  Dining Room

  
	

   

  
	

  Quality

  furniture for 128 persons

  
	

   

  
	

  Warehouse

  
	

   

  
	

  Set of high

  bay pallet racking, with perimeter fencing, approximately 7 metres in height

  
	

   

  
	

  Capacity:-

  	

  60 pallets

  per row

  
	

   

  	

   

  
	

   

  	

  8 rows in

  total

  
	

   

  
	

  such other

  items as the Vendor elects to leave on the premises as notified to the

  Purchaser.

  

 

13

 

NON-TITLE INFORMATION

 

	

  Query

  	

   

  	

  Reply (Please tick and/or insert comments as

  appropriate)

  
	 
	

   

  	

   

  	

   

  	

   

  	

  Yes

  	

   

  	

  No

  	

   

  	

  Comment

  
	 
	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	 
	

  1.

  	

   

  	

  SERVICES

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	 
	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	 
	

  i.

  	

   

  	

  How is the

  Subject Property serviced as to:

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	 
	

   

  	

   

  	

  (a)

  	

  drainage;

  	

   

  	

  X

  	

   

  	

   

  	

   

  	

  Shannon

  
	 
	

   

  	

   

  	

  (b)

  	

  water

  supply;

  	

   

  	

  X

  	

   

  	

   

  	

   

  	

  Shannon

  
	 
	

   

  	

   

  	

  (c)

  	

  electricity;

  	

   

  	

  X

  	

   

  	

   

  	

   

  	

  ESB 16000KVN

  
	 
	

   

  	

   

  	

  (d)

  	

  gas; and

  	

   

  	

   

  	

   

  	

  X

  	

   

  	

   

  
	 
	

   

  	

   

  	

  (e)

  	

  otherwise.

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	 
	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	 
	

  ii.

  	

   

  	

  Have the Services (including roads, lanes,

  footpaths, sewers and drains) abutting or servicing the Subject Property been

  taken over by the Local Authority.

  	

   

  	

   

  	

   

  	

   

  	

   

  	

  Enquiries

  being made, see title.

  
	 
	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	 
	

   

  	

   

  	

  Will a letter from the Local Authority or a

  solicitor’s certificate to vouch the position be furnished on or before

  closing.

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	 
	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	 
	

   

  	

   

  	

  If services are not in charge, are there appropriate

  easements and indemnities in existence.

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	 
	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	 
	

  iii.

  	

   

  	

  Is the

  Subject Property serviced by:

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	 
	

   

  	

   

  	

  (a)

  	

  septic tank;

  or,

  	

   

  	

   

  	

   

  	

  X

  	

   

  	

   

  
	 
	

   

  	

   

  	

  (b)

  	

  private

  drainage scheme.

  	

   

  	

   

  	

   

  	

  X

  	

   

  	

   

  
	 
	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	 
	

  iv.

  	

   

  	

  Is the

  Subject Property serviced for television and if so is it by:

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	 
	

   

  	

   

  	

  (a)

  	

  Cable T.V.,

  	

   

  	

  X

  	

   

  	

   

  	

   

  	

   

  
	 
	

   

  	

   

  	

  (b)

  	

  Satellite

  Dish;

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	 
	

   

  	

   

  	

  (c)

  	

  MMDF;

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	 
	

   

  	

   

  	

  (d)

  	

  TV aerial

  owned by Vendor; or

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	 
	

   

  	

   

  	

  (e)

  	

  TV aerial

  owned by another.

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	 
	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	 
	

   

  	

   

  	

  If (b) or (d) applies, will it be included in the

  Purchase Price.

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	 
	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	 
	

  v.

  	

   

  	

  Is there a telephone line to be supplied with the

  Subject Property

  	

   

  	

   

  	

   

  	

  X

  	

   

  	

   

  
	 
	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  
	 
	

  vi.

  	

   

  	

  Is there an ISDN line to be supplied with the

  Subject Property.

  	

   

  	

   

  	

   

  	

  X

  	

   

  	

   

  
	 
	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	 

	 
	

  2.

  	

   

  	

  CONTENTS

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	 

	 
	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	 

	 
	

  i.

  	

   

  	

  Are there

  any contents included in the Purchase Price.

  	

   

  	

  X

  	

   

  	

   

  	

   

  	

  Furniture

  Systems (office)

  High Bay Storage in Manufacturing Canteen Furniture and Equipment

  	 

	 
	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	 

	 
	

   

  	

   

  	

  If so, give

  Vendor’s estimate of value.

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	 

	 
	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	 

	 
	

  ii.

  	

   

  	

  Are there any fixtures, fittings or chattels

  included in this Sale which are the subject of any Lease, Rent, Hire Purchase

  Agreement or Chattel Mortgage.

  	

   

  	

   

  	

   

  	

  X

  	

   

  	

   

  	 

	 
	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	 

	 
	

   

  	

   

  	

  If so, furnish now the Agreement and on closing

  proof of payment to date or discharge thereof.

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	 

	 
	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	 

	 
	

  3.

  	

   

  	

  OUTGOINGS

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	 

	 
	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	 

	 
	

  i.

  	

   

  	

  What is the

  Rateable Valuation of:

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	 

	 
	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	 

	 
	

   

  	

   

  	

  (a)

  	

  Lands;

  	

   

  	

   

  	

   

  	

   

  	

   

  	

  Enquiries

  being made

  	 

	 
	

   

  	

   

  	

  (b)

  	

  Buildings.

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	 

	 
	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	

   

  	 

	 
	

  ii.

  	

   

  	

  Give particulars of any other periodic or annual

  charge which affects the Subject Property or any part of it.

  	

   

  	

   

  	

   

  	

   

  	

   

  	

  Shannon

  Industrial Estate Maintenance charge of €16k per annum

  	 

															

 

14Exhibit 4.3

 

Translation for
information purposes only

 

NOVATION AGREEMENT TO MODIFY, WITHOUT TERMINATION, A EURO

MULTI-BORROWER CREDIT FACILITY DATED 30 JUNE 2000

 

In Madrid, on 13 February 2003.

 

BETWEEN

 

Of the one part,

 

CABLEUROPA, S.A.U., a company with
registered address at calle Basauri, Urbanización La Florida, Aravaca, Madrid,
recorded at the Mercantile Registry of Madrid, in tome 9,174, folio 38, section
8, under number 147,606, holding Fiscal Identification Code A-48514343,
represented by Mr Eugenio Galdón, as representative of MULTITEL HOLDINGS, S.L.,
President of the Board of Directors, and Mr Richard David Alden, in his
condition as Managing Director (hereinafter, “Cableuropa”).

 

VALENCIA DE CABLE, S.A., a company with
registered address at Gremis, 12, Polígono Industrial Vara de Quart, Valencia,
recorded at the Mercantile Registry of Valencia, in tome 5,479, folio 4,
section 8, under number 47,567, holding Fiscal Identification Code no.
A-81237307, represented by CABLEUROPA, S.A.U. in its capacity as Managing
Director, which is represented by Mr Richard David Alden (hereinafter, “Valencia”).

 

MEDITERRÁNEA SUR SISTEMAS DE CABLE, S.A., a
company with registered address at Carretera de Ocaña, 15, Alicante, recorded
at the Mercantile Registry of Alicante, in tome 1,855, folio 14, section 8, and
number 34,967 and holding Fiscal Identification Code no. A-81238413,
represented by CABLEUROPA, S.A.U. in its capacity as Managing Director, which
is represented by Mr Richard David Alden (hereinafter, “Valencia Sur”).

 

MEDITERRÁNEA NORTE SISTEMAS DE CABLE, S.A.,
a company with registered address at Hermanos Bou, 16, Castellón de la Plana,
recorded at the Mercantile Registry of Castellón, in tome 813, folio 165,
section 8, under number 10,448, holding Fiscal Identification Code no.
A-81237869, represented by CABLEUROPA, S.A.U. in its capacity as Managing
Director, which is represented by Mr Richard David Alden (hereinafter, “Valencia
Norte”).

 

REGIÓN DE MURCIA DE CABLE, S.A., a company
with registered address at Avenida Juan Carlos I, s/n, Edificio Torre de
Cristal, Polígono Industrial Espinardo, Murcia, recorded at the Mercantile
Registry of Murcia, in tome 1,038, folio 81, section 8, under number 19,469,
holding Fiscal Identification Code no. A-30464853, represented by CABLEUROPA,
S.A.U. in its capacity as Managing Director, which is represented by Mr Richard
David Alden (hereinafter, “Murcia”).

 

UNIVERTEL COMUNICAÇÔES UNIVERSAIS, S.A., a
Portuguese company with registered address at Avda. Joao Crisóstomo, 18, 3a,
3ESQ, Lisbon, represented by CABLEUROPA, S.A.U. in its capacity as Managing
Director, which is represented by Mr Richard David Alden (hereinafter, “Univertel”).

 

HYDRA SERVICIOS DE ATENCIÓN AL CLIENTE,
S.A., a company with registered address at c/ Gremis, 4, Polígono Industrial
Vara de Quart, Valencia, recorded at the Mercantile Registry of Valencia, in
tome 6,605, folio 51, under number V-71374, holding Fiscal Identification Code
no. A-96967914, represented by CABLEUROPA, S.A.U. in its capacity as Sole
Manager, which is represented by Mr Richard David Alden (hereinafter, “Hydra”)

 

(Hereinafter, all of them shall be jointly
referred to as the “Borrowers” and individually as the “Borrower”).

 

And of the other part,

 

 

ONO FINANCE Plc, a company with registered
address at 200 Aldersgate Street, EC1A 4JJ London, represented by Mr
[                 ],
acting as Director, by virtue of the powers conferred upon him in resolutions
adopted by the Board of Directors on 12 February, 2003 (hereinafter, “Ono Finance”
or the “Lender”).

 

THEY STATE

 

I.-       That on 30 june 2000, the Borrowers (which at the time included the
companies Huelva de Cable y Televisión, S.A., Cádiz de Cable y Televisión,
S.A., Cable y Televisión de El Puerto, S.A., Cable y Televisión de Andalucía,
S.A., Corporación Mallorquina de Cable, S.A., Albacete Sistemas de Cable, S.A.
and Santander de Cable S.A., which were absorbed by Cableuropa, the universal
successor of all of the companies’ rights and obligations) and Ono Finance
executed a subordinated multi-borrower credit facility (the “Original
Facility”), whereby the Borrowers received from Ono Finance a
facility for a maximum of 200,000,000 Euros.

 

II.-      That the purpose of the Original
Facility was to lend the Borrowers the funds obtained by Ono Finance with the
Issue of Euro Bonds (as this term is defined in the Original Facility), which
was carried out on the same date as the Original Facility.

 

III.-      That on today’s date the
Borrowers (each one as described below) have sold and handed over to Ono
Finance certain Euro Bonds (as this term is defined in the Original Facility)
for a total nominal amount of 86,298,000 Euros, a sale for which the
consideration agreed upon was Ono Finance’s cancellation of said Euro Bonds and
the corresponding decrease in the principal of the Original Facility.

 

The nominal amounts of the Euro Bonds sold and handed
over by each of the Borrowers to Ono Finance are as follows:

 

	
  Cableuropa:

  	
   

  	
  71,817,000 Euros

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Valencia:

  	
   

  	
  6,873,000 Euros

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Valencia Sur:

  	
   

  	
  1,118,000 Euros

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Valencia Norte:

  	
   

  	
  1,254,000 Euros

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Murcia:

  	
   

  	
  5,236,000 Euros

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Univertel:

  	
   

  	
  0 Euros

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Hydra:

  	
   

  	
  0 Euros

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Total

  	
   

  	
  86,298,000 Euros

  	
   

  

 

IV.-     That as a result of the foregoing, the parties have decided to
execute the present novation agreement to modify, without termination, the
Original Facility (hereinafter, the “Agreement”) which shall be governed by the
following

 

2

 

CLAUSES

 

1.        INTERPRETATION

 

The terms and expressions which appear in
the present Agreement in capital letters and which have not been assigned a
specific meaning herein, shall be construed in the same way as in the Original
Facility.

 

2.        REDISTRIBUTION
OF DISPOSITIONS

 

In accordance with Clause 7.1 of the Original
Facility, Cableuropa accepts, and the rest of Borrowers and Ono Finance
therefore authorise, to redistribute the Univertel Disposition under the
Original Agreement in an amount of 5,005,053.78 Euros which is hereby assumed
by Cableuropa. For these purposes, Cableuropa has debited (with value in the
date of this Agreement) in the Univertel Account a reduction of its Disposition
in an amount of 5,005,053.78 Euros, such Disposition being thus reduced to 0
Euros and, simultaneously to this reduction, has credited (with value in the
date of this Agreement) his own Account an increase in his Disposition in an
amount of 5,005,053.78 Euros. Cableuropa, with consent of the rest of the
parties, agrees to pay the amount of interest which has accrued on the amount
the reduction in the Univertel Account up to the date hereof which shall pay
when due.

 

Each one of Borrowers and Ono Finance
acknowledge having been notified to the effects of the agreed in Clause 7.2 of
the Original Facility, expressly waiving by signing this Agreement the
notification in writing form set forth in such Clause 7.2.

 

3.        MODIFICATION OF THE LOAN
AMOUNT

 

3.1      Due to the
cancellation of the euro bonds sold and handed over by the borrowers to ono
finance, the principal amount of the original facility shall be, as from today,
113,702,000 Euros.

 

3.2      Considering
the Redistribution of Dispositions anticipated in Clause 2 of the present
Contract and the cancellation of Bonds sold and given by the of Borrowers ones
to Ono Finance, the new Credited Maximum Amount, that has been fully withdrawn,
is distributed between each one of the Borrowers in the following way: 

 

	
  Cableuropa

  	
   

  	
  44,196,000 Euros

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Valencia

  	
   

  	
  32,988,000 Euros

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Valencia Sur

  	
   

  	
  5,367,000 Euros

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Valencia Norte

  	
   

  	
  6,021,000 Euros

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Murcia

  	
   

  	
  25,130,000 Euros

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Univertel

  	
   

  	
  0 Euros

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Hydra

  	
   

  	
  0 Euros

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Total

  	
   

  	
  113,702,000 Euros

  	
   

  

 

3

 

4.   FEES

 

By way of intermediary fee to
remunerate ONO Finance (Holdings) Limited for enabling the transaction to
proceed, the Borrowers shall pay to ONO Finance (Holdings) Limited the fees set
out in a letter from ONO Finance (Holdings) Limited dated as of the date
hereof.

 

5.   VALIDITY OF THE TERMS NOT MODIFIED

 

The parties expressly declare that the
terms agreed in the Original Facility, which have not been modified herein,
shall be fully valid.

 

6.   LAW

 

The present Agreement shall be governed and
interpreted according to Spanish law.

 

7.   JURISDICTION

 

Each of the parties to the present
Agreement submits itself irrevocably to the exclusive jurisdiction of the
Courts and Tribunals of the city of Madrid for the examination and resolution
of any claim that might arise from the fulfilment or interpretation of the
present Agreement, expressly waiving any other jurisdiction which might
otherwise correspond thereto.

 

In witness whereof, the present Agreement
is drawn up and signed on 8 original copies.

 

[SIGNATURES]

 

4

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