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PRELIMINARY AGREEMENT
FOR THE PURCHASE OF SHARES
This Preliminary Sale and PurchaseAgreement (the "Agreement") has been entered into by:
1. 'AGI-BRE PARTICIPATIONS
ano
2.
AJAKS 90 OOD, a company incorporated under the laws of Bulgaria, entered into the Commercial
registry under Ulc ... with registered office at
represented by .....
(hereinafter "Buyer")
(each a
"P
WHEREAS:
PREAMBLE
A'
B'
The Seller is the sole, exclusive and uncontested owner, possessor and usufructor
of 100% of
the share capital and voting rights of AGI BRE Participations 1 BG EooD (,,The
comp?hy,,),
registered in the companies Register kept by the Registry Agency with
Ulc 201145627 with
seat and management address: Sofia, Region Slatina, 99 Tzarigradsko shose
Boulevard, a
company having a paid-up share capital equal to BGN 2000, which is divided
into 200 (two
hundred) common shares ("The Shares"), each of a par value equal
to BGN 10 (ten leva)
being its sole assetfree of all rights and Encumbrances of third parties.
The Company is currently the sole, exclusive and uncontested owner, possessor
and usufructor
of a real estate property located in the city of sofia, namely: plot of land
with identification
number 68134.1894.492 pursuant to a sketch Ne 24905/1g.04.2012
of the Cadastre Agency,
Sofia with address of the real estate: Sofia, Vitosha region, living quarter
Karpuzitsa with plot
area of 5898 sq.m. along with the built in it Living complex with garages
and spA center with
pool constructed at level "rough construction" pursuant
to construction permit Ne 66124.01.2007
of Chief Architect. The Real Estate Property is subject to a going concern pledge
in favour of
Alpha Bank AE to secure a loan granted to the Company of total
outstanding amount as of the
date of signing this Agreement EUR ....., registered at the Central Registry
or special pledges
under no 2013031301 944 and no......... in the Reat Estate Registry.
c'
The Company does not perform any activity and does not have
other (material) assets or other
(material) liabilities except for those referred to in the preceding paragraph
B.
D'
E'
The Buyer intends to acquire the Company and its asset (the Real Estate property)
free of any
Encumbrance.
DRAFT
1.
1.1
Interpretation
In this Agreement, unless the context requires othenvise:
sinqular. efc.: words in the singular include the plural, words in the plural include the singular,
words importing the masculine gender include the feminine, and words importing the feminine
gender include the masculine;
headings, etc.: headings and paragraphs are for the purpose of organisation only and shall not
be used to interpret this Agreement;
incorporation by reference,: references to this Agreement include its Preamble, Recitals and
Annexes (which are incorporated herein by reference) and this Agreement, unless othenruise
stated;
articles. sections, clauses, efc.: references in this Agreement to the Preamble, Recitals, Articles,
Sections, Clauses, Sub-Clauses and Annexes are to the preamble, recitals, articles, sections,
clauses and sub-clauses of, and annexes to, this Agreement, unless othenruise stated:
1.2
Definitions
In this Agreement, the terms set out below shall have the following meanings:
"Bank-creditor"
"Borrower"
"Business Day"
,,Gession
"Companies
Register"
"Company"
Boulevard
"completion"
"Confidential
DRAFT
Information"
(i)
(ii)
and
"Due Diligence"
Means the due diligence to be conducted by the Buyer at its own cost
on the legal, technical, tax and financial aspects of the Company and
the Real Estate Property in accordance with articles 3.3.1 and 3.3.2 of
the present Agreement;
"Encumbrance"
Means any claim, charge, mortgage, security, lien, option, equity, power
of sale, trust, hypothecation, third party rights, right of pre-emption, right
"Escrow Account"
"Escrow Agent"
"Escrow Agreement"
t'Loantt
Means the account subject to the Escrow Agreement into which the
amounts by the Buyer shall be deposited and shall be opened and
maintained in Euro, in the name of the Bank creditor and under the
exclusive custody and control of the Escrow Agent.
Means........
Means the date provided for in article 2.4 D of the present Agreement.
"Material"
Means any act, omission or event which may materially and adversely
affect the business or financial position of the company or the purchase
as compared with their value had the act, omission or event not
occurred. An act, omission or event shall be presumed to materially
and adversely affect the business or financial position of the company
or the value of the purchase if the act, omission or event (either arone
or when aggregated with other acts, omissions or events) results in
financial loss to the company or decrease in the company,s net assets
to a value of 200 000 or greater;
"Pledge"
Means the first rank going concern pledge in favour of the Bank creditor to secure the Loan and registered at the central Registry of
special Pledges under Ne 2013031301g44 and Ne......... in the Real
Estate Registry
DRAFT
"Real
Estate Property"
"Shares"
2. SUBJECTOFTHEAGREEMENT
2.1 Sale and Purchase of the Shares
A. Subject to the terms and conditions of this Agreement, upon Completion, the Seller shall sell
and the Buyer shall purchase the Shares of the Company together with all entiilements and rights
then attaching to them and free of any Encumbrance.
B. The Buyer shall buy 200 (two hundred) Shares with nominal value of BGN 10 (ten leva) each
representing 100 % of all issued shares of the company's share capital.
G. Together with the Company's Shares, the Seller shall transfer to the Buyer all relating rights
thereto.
2.2.
Purchase Price
The final aggregate purchase price for the Shares (the "Purchase price") comes up to the
amount of ONE (1) EURO. The Purchase Price has been calculated on the basis of the
Company's financial statements provided by the Seller and shall comprise of:
(i)
(ii)
the consideration amount (the "Consideration Amount") for the sale of the Shares as
provided in the present Agreement and,
the cession amount (the "Cession Amount") for the repayment by the Buyer of the Loan
to the Bank-creditor (through purchase of all receivables and relating rights under Loan
and its Annexes (the Glaim) under the Cession Agreement
.
Both Parties mutually agree that the Purchase Price for the acquisition of the Shares
shall be payable
as follows:
2'2.1
For the Cession Amount referred to under 2.2 (ii) the payments shall be
effected as follows:
(i) First amount of EUR [250.000] (two hundred and fifty thousand
euro) shall be deposited upon signing
the Cession Agreement and this Agreement in the Escrow Account in accordance
with the terms
and conditions of the Escrow Agreement and the cession Agreement and
shall remain in the
escrow account until the deadline for the final payment of the price under the
Cession Agreement
(ii)
The remaining amount of EUR 12.250.0001 million (two million and two hundred
and fifty thousand
euro) shall be deposited in the Escrow Account upon expiration of the term for conducting
of the
Due Diligence defined in clause 3.3.1 herein and subject to meeting the conditions
as set forth in
2.3
DRAFT
a.
The Seller, with full title guarantee, shall transfer the ownership of the Shares and all
rights attached thereto (including the right to vote of such Shares in the Company's
General Assembly), free and clear of any Encumbrance subject to the conditions set forth
in this Agreement.
b.
The Seller severally shall waive any right of pre-emption or other restriction on transfer in
respect of the Shares or any of them conferred on him under the Articles of Association of
the Company or otherwise;
2.4
Commerce Act and in the form attached as Appendix 2 hereto, pursuant to which the
signatures of the Seller's and the Buyer's legal representatives or proxies must be certified by a
Notary public.
B. The Buyer shall undertake within two (2) business days from the execution of the Share Sale
and Purchase Agreement, all acts and things in accordance with the mandatory requirements
of the Bulgarian Commerce Act so as to be registered with the Companies Register as the new
sole owner of the Company. The Seller shall undertake to assist and provide any documents
that are a prerequisite for the registration of the Buyer as a sole owner of the Company or such
other documents that may be required by the Companies Register in order to'register the
transfer of Shares.
C. The Completion can be postponed upon mutual agreement in writing by the parties,
D. Notwithstanding with the above the term for the Completion shall be no more than five
business days after expiration of 2 (two) months as from the signing date of this
Agreement.
3.
3'1
3'2
3'3
The Buyer undertakes to enter into the Cession Agreement on the same date as the present
Agreement, in order to release the Company of its debt to the Bank-creditor through the
acquisition of the Claim under the Loan; furth-ermore, upon signing this preliminary Agreiment
to deposit EUR [250.000] (two hundred and fifty thousand euro; inlne Escrow Account
as a first
payment under the Cession Agreement.
For the period until Completion, the Seller undertakes to ensure that no transactions
of the Real
estate Property or other substantial asset are performed without the prior consent
of the Buyer,
nor that any new liability is incurred, nor that any other asset transaction is performed.
The
Seller undertakes to settle any obligation of the company pending or incurred within the period
until Completion, with the exception of the Loan and except the colts for the
legat and technical
due diligence of the Real Estate Property incurred upon Buyer's initiative.
Afterthe payment underclause 3.1, the Buyershall be entiiled to perform the Due
Diligence of
the
and the Seller shall be bound to provide all requesied information inclu'ding
but
-Company
not limited to:
that may
be
the Real Estate Property - full history of tiile ownership and transfers; encumbrances
imposed; plans and issued/approved construction related documents;
current
detailed
DRAFT
existing contracts;
claims, court or administrative proceedings and similar.
3.3.1 The term of the Due Diligence shall be up to 2 (two) months after the Signing Date of this
Agreement, subject to timely receipt of all requested documents and information and the
Buyer's obligation to refrain from formal or unsubstantial detail request just to prolong the timing
3.3.2 The results of the Due Diligence must show no other than the liabilities described in the
interim financials as of [31.03.2016] attached as Appendix 6 hereto, incl. potential tax ones; as
well as clean ownership condition regarding the Real Estate Property and territorial status as
disclosed. Once the Due Diligence is concluded, the Buyer shall be obliged to send notice to the
Seller informing him of the conclusion of the Due Diligence.
3.4 Upon completion of the Due Diligence within the conditions under clauses 3.3.1 and 3.3.2 and
within (5) business days from the notice of the Buyer informing the Seller of the conclusion of the
Due Diligence or from the expiration of the 2 month period in accordance with 3.3.1,, the Buyer
shall be bound to deposit the amount of EUR 12.250.0001in the Escrow Account as a second and
final payment under the Cession Agreement.
3.5 Subject to the conditions of the preceding clause, the Seller and the Buyer shall execute the final
Agreement for the transfer of the shares within the terms under clause 2.4.
3.6 Subject to the conditions of the preceding clause, the escrow amount of total EUR .... shall be
utilized for covering the price of the Claim and repayment of the debt under the Loan
3.7 ln case the Due Diligence results are not as specified in clause 3.3.2. , all funds from the Escrow
Account shall be paid back to the Buyer
.
The Seller hereby represents and warrants to the Buyer that each and every one of the following
statements are accurate, true and not misleading for the purposes of this Agreement:
4'1.1. The Seller is a limited liability company duly incorporated, validly existing and in good
standing under the laws of Cyprus and has all powers and administrative licenses,
authorizations and approvals required to carry on its business as now conducted.
4'1.2 The execution, delivery and performance by Seller of this Agreement and the other
documents to be executed in connection with it are within the Seller's powers as
applicable and the signatories have been duly authorised by all necessary corporate
actions on the part of Seller.
4.1.3. The Company is a Bulgarian sole owned limited liability company, duly organised, validly
existing and it is duly registered so that it can own properties and conduct business. The
authorised, issued and registered capital of the Company consists exclusively of the
Shares; all of the Shares are paid in full in compliance with the Bulgarian law.
4.1.4.The Seller is the sole legal and beneficial owner of the Shares. All of the Shares
are free
and clear of Encumbrances and the Seller has full power to transfer the Shares
to the
Buyel which upon compretion wiil be transferred to the Buyer.
4.1.5. The Company is the sole exclusive and uncontested owner, possessor and
usufructor of
the Real Estate Property, described in detail in item B of this Agreement preambte, there
are no corporeal Encumbrances upon it except the Pledge. The Company has not
concluded other preliminary sale or lease contracts regarding the same Real Estate
Property.
4.1.6. The company does not have other material liabilities except for those under
the Loan at
the outstanding amount of EUR ... . as at the signing date of this agreement
4.2. Buyer's Representations and Warranties
Buyer represents and warrants to the Seller that that each and every one of the following
DRAFT
statements are accurate, true and not misleading for the purposes of this Agreement:
4.2.1.The Buyer is a private limited liability company duly incorporated, validly existing and in
good standing under the laws of Bulgaria. lt has all powers and administrative licences,
authorizations and approvals required to carry on its business as now conducted.
4.2.2. The execution, delivery and performance by the Buyer of this Agreement and the other
documents to be executed in connection with it, and the consummation of the transactions
contemplated herein and therein are within Buyer's powers as applicable and have been
duly authorised by all necessary corporate actions on the part of Buyer. A full set of such
Buyer's authorization for the execution of this Agreement is hereto attached as Appendix
5.
4.2.3.
4.2.4. Failure by the Buyer to execute the purchase as stipulated herein, or to authorize
representatives for the execution of the conditions of the purchase in due manner (as set
in section 3 herein), or to undertake any whatsoever necessary action or deed for the
proper execution of the Cession Agreement and this agreement shall constitute breach of
this Agreement by the Buyer and the latter shall owe the amount set forth in clause 5.2
below. The Seller and the Bank-creditor shall be entitled to retain the paid amount of EUR
4.2.5 The Buyer is not insolvent or bankrupt under the laws of its jurisdiction of incorporation,
unable to pay its debts as they fall due or has proposed or is liable to any arrangement
(whether by court process or othenrvise) under which its creditors (or any group of them)
would receive less than the amounts due to them. There are no proceedings in relation to
insolvency proceedings concerning the Buyer and no events have occurred which would
justify such proceedings. No steps have been taken to enforce any
security over any
assets of the Buyer and no event has occurred to give the right to enforce such security
4.2.6 The Buyer is not subject to any order, judgment, direction, investigation or other
proceedings by any governmental entity/authority which will, or
are likely to, prevent or
delay the fulfilment of any of the conditions under the present Agreement
4.3
4.3.1.
Upon breach of Warranties and Representations (under clause 4.2) the Seller
shall be
entitled to all remedies provided by this Agreement and Bulgarian Law, including
but not limited
4'3'2
The Buyer shall owe a penalty up to the amount paid under clause 2.2 (i)
herein above
in case of breach of its obligation to transfer the amount under clause 2.2 (ii)
of this Agreement
4'3'3' Upon breach of the Warranties and Representations (under clause 4.1.)
the Buyer shall be
entitled to all remedies provided by this Agreement and Bulgarian law, including
but not limited to
rescission of this Agreement.
5.1
5.2
DRAFT
amount of EUR [250.000] in the event that the Buyer steps out of the Agreement or does not
execute timely and properly its payment obligations under the Cession Agreement and the
obligation under clause 2.2 herein in accordance with the provisions of the Escrow Agreement.
5.3
In the case envisaged in clause 3.7. hereinabove or in case any of the representations and
warranties of the Seller are untrue or misleading as at the Completion date, the Agreement shall
be terminated and the funds deposited in the Escrow account shall be paid back to the Buyer.
The Buyer shall not owe any indemnity or compensation to the Seller or the Bank-creditor.
ADDITIONAL PROVISIONS
6.1 Confidentiality
6' 1 .1 Both Parties agree that their officers, directors, advisors and other representatives will keep
strict confidentiality and will not use to the detriment of one another or the Company, any
to
this
Agreement.
6.1-2. ln the event of termination of this Agreement for any reason whatsoever both parties shall
return all documents containing Confidential Information received by the other party for
entering into, executing and performing this Agreement.
6.1.3' No press or other public statement or circular shall be made or issued in connection with
the sale and purchase and/or the subject matter of this Agreement unless previously
agreed by both parties.
6.2. Amendment
on or prior to the signing date, each Party will bear its respective expenses
incurred
in
DRAFT
connection with the negotiation, preparation, execution and performance of this Agreement,
including but not limited to all fees and expenses of agents, representatives, counsel, finders,
investment bankers and accountants.
For the avoidance of any doubt, the Buyer will bear (and will indemnify and hold harmless the
Seller in respect of) all notarisation fees and fees relating to satisfying other transaction duties
under the present Agreement.
6.6. Additional Actions and Documents
The Parties hereby agree to take or cause to be taken such actions necessary to execute this
Agreement, and to obtain consents in order to fully effectuate the purposes of this Agreement.
6.7. Survival of Rights, Duties and Obligations
Unless expressly stated otherwise in this Agreement, termination of this Agreement for any
cause shall not release a Party from any liability that at the time of termination has already
accrued to another Party or accrues to another Party as a result of such termination.
6.8 Waiver
6.8.1 None of the terms of this Agreement shall be deemed to have been waived by any party
hereto, unless such waiver is in writing and signed by that party.
6'8.2. The waiver by any Party hereto of a breach of any provision of this Agreement shall not
operate or be construed as a waiver of any other provision of this Agreement or of any
further breach of the provision so waived.
6.8.3 No extension of time for the performance of any obligation or act hereunder shall be
deemed to be an extension of time for the performance of any other obligation or act.
to the subject
matter contained herein, and supersedes and cancels any prior agreements, negotiations,
correspondence, undertakings (expressed or implied) and communications of the parties,
oral or
written, respecting such subject matter. There are no restrictions, promises, representations,
warranties, agreements or undertakings of any Party hereto with respect to
the transactions
contemplated by this Agreement other than those set forth herein or made hereunder.
6.10. Notices
(i)
To the Buyer:
(ii)
To the Seiler:
6'10.2 Any notice will be considered to be delivered for purposes of this Agreement if
delivered
by hand, or sent by e-mail, or sent by prepaid overnight courier service Dy an
internationally reputable carrier in the case of internationat service.
a)
b)
on the same Business Day in the place to which it is sent if sent by e-mail;
two (2) Business Days from the time of posting if sent by overnight courier; or
DRAFT
c)
6.11.1 Neither Party shall be liable for non-performance or improper performance of its
respective obligations, covenants and undertakings under this Agreement, if such nonperformance or improper performance is a result of an effect of force majeure
circumstances. Such circumstances shall be understood as circumstances arising after
the signing of the present Agreement as a result of events of extraordinary nature
unforeseeable or, if foreseeable, unavoidable and insurmountable under such
circumstances by either Party. Such circumstances shall include, inter alia, wars, civil
riots, acts of a public enemy, embargoes, natural disasters that make the performance
of obligations under this Agreement impossible or late. The parties hereby agree that
any amendments to the applicable legislation shall not be considered as force majeure
events.
6.11.2 lf' as a result of force majeure, it becomes impossible for either party to carry out its
obligations hereunder in whole or in part, then such obligations shall be suspended to
the extent necessary by such force majeure during its continuance. The party affected
by such force majeure shall give prompt written notice to the other party of the nature
and probable duration of such force majeure, and of the extent of its effects
on such
Settlement of Disputes
shall apply.
7.2
Cost of Dispute
In the event of a dispute arising from or relating to the terms of
this Agreement or the breach
hereof, the Party prevailing in such dispute shall be entitled
to recover all expenses, including,
without limitation, reasonable attorneys'fees and expenses and
arbitration-related costs, incurred
in ascertaining such Party's rights, and in preparing to enforce,
and in enforcing, such party,s
rights under this Agreement, whether or not it was necessary
for such party to institute any
COUNTERPARTS
This Agreement was made in English language. This Agreement
may be executed in any numoer
10
DRAFT
Appendixes:
'1.
Cession Agreement
as
of
....
lN WITNESS WHEREOF, each of the Parties by its duly authorised representative has caused this
Agreement to be executed on
and signed by:
SELLER:
By:
Name:
Title:
BUYER:
By:
Name:
Title:
11
DRAFT
Appendix 2
Transfer of Shares Agreement
TH|SAGREEMENTisdatedthe-dayof2015,andismadebetween:
LIMITED a company, registered and operating in accordance with the laws of Cyprus, with
registered address at ... ... . .. , with registered number
], represented by
directot hereinafter referred to as the Seller, on the one hand,
And
_,
with registered
- hereinafter referred
The Seller and the Buyer shall be hereinafter referred to as the Parties.
The Parties have concluded the following Transfer of Shares Agreement (the Agreement) on the grounds
of Article 129 ol the CommerceAct:
Art. 1. The Seller hereby sells to the Buyer all of its ( .) equity shares or 100% (One hundred per
cent) of the capital of ............ EOOD, a sole owned private limited liability company entered into the
Commercial Register of the Registry Agency with Unified ldentification Code ... ... .. , having its seat and
head-office address at...... (the Company), each share being worth BGN .... (Say: One hundred Lev), in
accordance with the terms and conditions herein, free and clear from any encumbrances and rights of third
parties.
Art.2.Thetota|sa|espricefora||sharessubjecttosa|esha||amountto[o](-Euros)'
Art. 3. The Buyer hereby declares that it agrees to purchase from the Seller the latter's . ( ) equity
shares of the capital of the Company which are being sold, each worth BGN .... (Say: ... ), for the total of
[.]
Euros).
Art. 4. By signing this Agreement the Parties hereto declare that the price under Article 2 hereof has been
paid in full.
Art. 5. This Agreement shall become effective as from the date of its execution.
This Agreement shall be executed in three identical bilingual originals in English and Bulgarian
each Party, and one for the Bulgarian Commercial Registry.
one for
lN WITNESS HEREOF, the Parties hereto have caused this Agreement to be executed by their duly
authorized representatives on the date first above written.
SELLER:
By:
Name:
Title:
BUYER:
By:
Name:
Title:
12