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Exhibit 10(L)
Dated the 28th day of November 1996.
American International Assurance Company Limited
(the "Vendor")
and
Xxx Xxx Xxxx Xxxxxx
(the "Purchaser")
and
Xxx Xxx Pik Kin
(the "Spouse")
and
Xxx Xxxx Hang Xxx & Xxxxxx Xxxx Xxxx Xxx
(the "Children")
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AGREEMENT
for
Sale and Purchase of 3,327 equal undivided 46,954th parts or shares of and in
Rural Building Lot No. 687 and of and in the messuage erections and buildings
erected thereon known at the date hereof as Xx. 0 Xxxxxxxx Xxxx (previously
known as Xx. 00 Xxxxxxxx Xxxx) xxx Xx. 00 Xxxxxxxx Xxxx (previously known as
Xx. 0 Xxxxxxxx Xxxx (The "Estate")) together with the exclusive right and
privilege to hold use occupy and enjoy all that UNIT 10C (also known as Unit 3)
on the GROUND FLOOR and the Carparks Nos. 23 and 24 of the Estate.
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REGISTERED at the Land
Registry by Memorial No.
on
p. Land Registrar
XXXXXX X. X. XXXX,
XXXXXXX X.X. XXXX & CO.,
SOLICITORS & NOTARIES,
HONG KONG
Ref.: 1/56/196/61044
Doc #:NO203
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THIS AGREEMENT is made the 28th day of November, One thousand nine hundred and
ninety six
BETWEEN the several person(s) or corporations(s) whose respective names adreeses
and descriptions are set out in Part I of the Schedule hereto (the "Vendor", the
"Purchaser" the "Spouse" and the "Children").
Whereas:
A. The Vendor is the registered and beneficial owner of the property more
particularly described in Part V of the Schedule hereto (the
"Property").
B. The Purchaser has worked with the Vendor for 35 years and is now the
President and Chief Executive Officer of the Vendor.
C. In consideration of the Purchaser's loyalty faithfulness and
contributions to the Vendor, the Vendor agrees to sell the Property to
the Purchaser on the terms and conditions as hereinafter appearing.
D. The Spouse is the wife and the Children are the natural children of the
Purchaser and they join in this Agreement to signify their
acknowledgement of the provisions of this Agreement, in particular
Clause 34 hereof and their agreement to observe the conditions set out
therein if those conditions apply to them at the relevant material time.
It is hereby agreed as follows:
Agreement
1. The Vendor shall sell and the Purchaser shall purchase the "Property"
absolutely or (as the case may be) for the residue of the term of years created
by the Crown Lease referred to in Part V of the Schedule hereto ("the Crown
Lease")
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subject as hereinafter provided but otherwise free from all incumbrances.
Price:
2. The purchase price for the Property is set out in Part II of the Schedule
hereto ("the Price").
Deposit
3. A deposit/deposits in the amount(s) set out in Part III of the Schedule
hereto ("the Deposit") is or shall be paid in manner as therein described as a
deposit/deposits of the purchase money which amount(s) shall on completion be
applied towards payment of the Price and the Purchaser hereby agrees that the
Deposit so paid shall be released to the Vendor on the signing hereof instead of
being held by Messrs. Xxxxxx X. X. Xxxx, Xxxxxxx X. X. Xxxx & Company,
Solicitors, as stakeholders. The balance of the Price shall be paid on
completion.
Completion
4. Completion shall take place at the offices of Messrs. Xxxxxx X. X. Xxxx,
Xxxxxxx X. X. Xxxx & Company, on or before the time and date stated in Part IV
of the Schedule hereto ("the Completion Date"). Completion shall take place by
way of undertaking (subject to the usual Law Society Qualifications) unless
either party shall serve on the other party or the other party's solicitors 3
days before the Completion Date a notice in writing requesting formal completion
in which case formal completion shall take place.
Vacant Possession
5. Vacant possession of the Property shall be given to the Purchaser on
completion. The Vendor hereby warrants that no Order or decision
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in any manner or form has been or is deemed to have been made by the Lands
Tribunal or the District Court or any Court of Record in Hong Kong during the
period of two years immediately preceding the date hereof under or pursuant to
Section 53 or Section 119E of the Landlord and Tenant (Consolidation) Ordinance
(Cap. 7) for possession of the Property or any part thereof.
Time of the Essence
6. Time shall in every respect be of the essence of this Agreement.
Capacity
7. The Vendor shall assign the Property as BENEFICIAL OWNER.
Commencement of good title
8.(a) The title shall commence with the Crown Lease and the Vendor shall give
good title to the Property in accordance with Section 13 of the
Conveyancing and Property Ordinance (Cap.219) ("the Title Documents")
and no requisitions or objection to title or otherwise shall be raised
by the Purchaser to the Vendor's title prior to the Title Documents or
to the physical condition or illegibility of any documents.
(b) The Vendor shall prove such title at his own expense and shall at the
like expense make and furnish to the Purchaser such copies of any deeds
and documents of title, xxxxx and matters of public record as may be
necessary to prove such title. The costs of verifying the title by
inspection and examination including search fees shall be borne by the
Purchaser who
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shall also if the Purchaser requires copies or certified copies of any
documents in the Vendor's possession relating as well to the Property as
to other property retained by the Vendor pay the costs of such copies or
certified copies.
Requisitions
9.(a) Any requisitions or objections in respect of the title or otherwise
arising out of this Agreement shall be delivered in writing to the
Vendor's Solicitors within seven working days from the date of delivery
of the title deeds to the Purchaser's Solicitors or (as the case may be)
within seven working days from the date of reply to the requisitions of
the Purchaser's Solicitors by the Vendor's Solicitors otherwise the same
shall for all intents and purposes be considered as waived (in which
respect time shall be of the essence of the Agreement) and the
Purchaser shall be deemed for all intents and purposes to have accepted
the Vendor's title to the Property if no requisitions or objection to
title is made within the said respective seven working days' periods
and if the Purchaser shall make and insist on any objection or
requisitions in respect of the title or otherwise which the Vendor
shall be unable or (on the grounds of difficulty, delay or expense or
on any other reasonable ground) unwilling to remove or comply with the
Vendor shall notwithstanding any previous negotiation or litigation be
at liberty on giving to the Purchase or his Solicitors not less than
seven days' notice in writing to annul the sale in which case, unless
the objection or requisitions shall have been in the meantime
withdrawn, the sale shall at
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the expiration of the notice be annulled the Purchaser being in that
event entitled to a return of the Deposit forthwith but without
interest, costs or compensation and the Purchaser shall return to the
Vendor all title deeds, documents and any other papers furnished to the
Purchaser or his solicitors by or on behalf of the Vendor in connection
with the sale and purchase hereunder.
(b) Notwithstanding anything contained in Section 13 of the Conveyancing and
Property Ordinance (Cap.219) or herein contained to the contrary it is
hereby expressly agreed that as obtaining certified copy(ies) of title
deeds and documents from the Land Registry or the appropriate New
Territories Land Registry takes some time, in case that the Purchaser
shall require additional title deeds or documents not in the possession
of the Vendor (hereinafter called the "Missing Documents") to prove such
title, the Purchaser shall, against the Vendor's or his Solicitors'
undertaking to produce certified copy(ies) or original (if applicable)
thereof within 7 days of the Vendors' Solicitors receiving the same from
the Land Registry or the appropriate New Territories Land Registry (as
the case may be) or other relevant parties, accept for the purpose of
approving title of the Property, copy(ies) of the Missing Documents
obtained from the records of the Land Registry or the appropriate New
Territories Land Registry (as the case may be) or other relevant
parties and the seven-working-day limit for raising requisitions or
objection insofar as they/it relate(s) to the Missing Documents shall
run from the date of receipt of the said copy(ies) of the
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Missing Documents by the Purchaser and the failure of the Vendor to
furnish certified copy(ies) or original (if applicable) of the Missing
Documents to the Purchaser on the Completion Date shall not by itself be
a ground for delay or refusal of completion by the Purchaser.
Deed of Mutual Covenant and Management Agreement
10. On Completion of the sale and purchase the Purchaser Mutual shall EITHER
enter into a Deed of Mutual Covenant and Management Agreement relating to the
Estate to define their respective rights and obligations of and in the Estate
and to make provision for the management of the Estate OR at the Vendor's option
accept the Assignment of the said premises from the Vendor subject to and with
the benefit of a Deed of Mutual Covenant and Management Agreement entered into
by the Vendor with another purchaser or purchasers in respect of the Estate. The
draft of such Deed of Mutual Covenant and Management Agreement ("the Deed of
Mutual Covenant") shall be provided to the Purchaser/ his solicitors before the
Completion of the Sale and Purchase.
Insurance
11.(a) Immediately after the signing of the Agreement, the Property shall as
between the Vendor and the Purchaser be at the Purchaser's risk.
(b) The Vendor does not warrant that any or any adequate policy of insurance
exists relating to the Property or, is any such policy exists, that it
will be renewed on expiration.
(c) The Purchaser has also been advised that it is difficult for the Vendor
to transfer the insurance policy (if any) on the Property or the benefit
thereof
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to the Purchaser and the Purchaser is advised to take out proper
insurance coverage on the Property for his own protection and benefit.
12. On the payment of the residue of the Price in manner provided herein (or
where the parties have agreed on any applicable undertakings following such
payment as aforesaid and in compliance with the applicable undertakings), the
Vendor as beneficial owner and all other necessary parties (if any) will execute
a proper Assignment or other assurance of the Property sold to the Purchaser in
favour of the Purchaser personally subject as herein provided but otherwise free
from incumbrances and thereafter deliver the same to the Purchaser. The
Purchaser shall not sub-sell the Property nor nominate another party to take
up the Assignment.
Legal costs and Expenses
13. Each party shall pay his own solicitors' costs and expenses for incidental
to the preparation, execution and registration of this Agreement and the
subsequent Assignment.
Agency
14.(a) Except as herein otherwise stated all moneys paid hereunder by the
Purchaser to the Vendor's solicitors as deposit or balance of purchase
price shall be deemed to have been received by them as the Vendor's
agents.
(b) The Vendor declares that Messrs. Xxxxxx X. X. Xxxx, Xxxxxxx X. X. Xxxx &
Company are the Vendor's agents for the purposes of receiving all monies
payable to the Vendor pursuant to this Agreement including the balance
of the purchase money payable upon completion.
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(c) The Vendor further declares that the payment to such agents of any
deposit, installments of the purchase monies (if any) and the balance
thereof shall be a full and sufficient discharge of the Purchaser's
obligations hereunder.
(d) The Vendor may revoke the authority of such agents and appoint other
solicitors as agents in their place. No such revocation shall be valid
unless it:
(i) is in writing addressed to the Purchaser; and
(ii) is delivered to the Purchaser care of Messrs. X. X. Xxxx & Co.,
his solicitors, at least seven clear days prior to completion;
and
(iii) specifically identifies this Agreement.
Stamp duty, etc.
15. The stamp duty and land registration fees payable on this Agreement and the
subsequent Assignment made pursuant to this Agreement and the plan fees for the
plans annexed or to be annexed to this Agreement and the Assignment shall be
borne by the Purchaser absolutely. The Purchaser shall submit this Agreement to
the Collector of Stamp Revenue for adjudication of stamp duty and the
adjudication fee shall be borne and paid by the Purchaser absolutely. In the
event of the consideration stated in the Assignment being not accepted by the
Collector of Stamp Revenue as representing the true value of the Property hereby
agreed to be sold and purchased the excess stamp duty being charged in
accordance with his valuation of the Property shall also be paid by the
Purchaser and the Purchaser shall keep the Vendor fully indemnified in respect
thereof. The provisions of the Clause shall survive completion of the sale and
purchase hereunder.
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16. Then parties hereto hereby declare that they fully understand and
acknowledge that the date referred to in Clause 2(A) to Part VI of the Schedule
hereto will be the date upon which the valuation of the Property for stamp duty
purpose under the Stamp Duty (Amendment) Ordinance 1992 is to be made. Without
prejudice to the generality of the information as set out in Part VI of the
Schedule hereto, no warranty or representation is or is deemed to be given by
the Vendor as to any matters stated in item 1 of the said part VI of the
Schedule hereto and the Purchaser is hereby advised to make such investigation
and inquiry as he sees fit.
Withdrawal of warranty representation
17. This Agreement comprises all the terms agreed between the parties hereto and
no warranties or representations express or implied are or have been made or are
given by the Vendor or by any person on his behalf relating to the Property or
the user thereof or the possibility of any redevelopment thereof or its
redevelopment potential prior to the signing hereof and if any such warranty or
representation express or implied has been made the same is withdrawn or deemed
to have been withdrawn immediately before the parties entered into this
Agreement.
Land resumption
18. The Vendor hereby declares that the Vendor has not received any notice under
the Crown Land Resumption Ordinance (Cap.124) or the Mass Transit Railway (Land
Resumption and Related Provisions) Ordinance (Cap.276) or any notice from any
government or other competent authority subsisting at the date hereof requiring
the Vendor to demolish or reinstate any part of the Property and that he has no
actual
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knowledge whatsoever whether the Property is included in or affected by any
lay-out plans (draft or approved) under the Town Planning Ordinance (Cap.131).
The Vendor hereby undertakes to notify the Purchaser forthwith upon receipt of
any of the aforesaid notices (if any). The Purchaser shall be solely responsible
for making his own inquiry and investigation regarding any provisions or
redevelopment restrictions affecting the Property. The Vendor shall not be
liable for any loss or damage which the Purchaser may incur or suffer as a
result of the Property becoming affected or being made subject to the provisions
of any Ordinance and the Purchaser shall take the Property at his own risks and
shall nevertheless complete the purchase of the Property.
No Warranty as to dimension boundary etc.
19. The respective positions measurements (if any) and boundaries stated and
shown on any plan referred to or furnished with this Agreement are believed but
not warranted by the Vendor to be correct. No discrepancy or inaccuracy or error
misstatement misdescription or omission herein or in any plan referred to or
furnished with or any statement made in the course of the negotiations leading
to this Agreement shall invalidate this Agreement, annul the sale nor entitle
the Purchaser to be discharged from the purchase hereunder nor shall any
compensation be allowed in respect thereof.
Inspection
20. Notwithstanding anything to the contrary herein, the Purchaser hereby
expressly declares that he has duly inspected the Property prior to the signing
of this Agreement and is fully aware that he is purchasing the Property in its
present state
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and user thereof and shall not make any objection or raise any requisition
thereto or in connection therewith. No warranty is given by the Vendor on any of
the following matters, namely:
(a) the physical state and condition quality or fitness of the fixtures
fittings and finishes or the installations and appliances (if any)
incorporated in the Property or in the Estate:
(b) the physical state and condition of the Property and the Estate;
(c) the permitted user of the Property; and
(d) the redevelopment potential of the Property.
21.(a) Should the Purchaser for any cause (other than the default of the
Vendor) fail to complete the purchase herein in accordance with the
terms and conditions herein contained the Vendor may (without being
obliged to tender an Assignment to the Purchaser) forthwith determine
this Agreement by giving notice of termination in writing to the
Purchaser or his Solicitors to such effect and the Vendor shall
thereupon be entitled to re-enter upon the Property and repossess the
same if possession shall have been given to the Purchaser free from any
right or interest of the Purchaser therein and the Vendor shall be
entitled to forfeit the Deposit. Upon determination of this Agreement
the Vendor may either retain the Property, the subject of this Agreement
or any part or parts thereof or resell the same either by public auction
or by private contract or partly by one and partly by the other subject
to such conditions and stipulations as to title or otherwise as the
Vendor may think fit and the Vendor shall be entitled to recover from
the Purchaser any deficiency in
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price which may result on and all expenses incurred in such resale and
to retain any excess of the consideration under any such resale over the
Price. It is hereby further agreed that the Vendor shall also be
entitled to recover from the Purchaser such other damages and/or losses
(if any) as the Vendor may sustain by reason of such failure on the part
of the Purchaser. On the exercise of the Vendor's right to determine
this Agreement as aforesaid the Vendor shall have the right, if this
Agreement shall have been registered at the Land Registry or any New
Territories Land Registry, to register at the Land Registry or the
relevant New Territories Land Registry an instrument signed by the
Vendor alone evidencing determination as aforesaid of the sale of the
Property. This Clause shall not preclude or be deemed to preclude the
Vendor from taking other steps or remedies to enforce the Vendor's
rights under this Agreement or otherwise and shall not prevent the
Vendor from recovering any deficiency in the price and expenses
incurred in the resale and such other damages, and/or losses (if any)
suffered by him by reason of the Purchaser's failure.
(b) If the Vendor shall (for any cause save as herein provided) fail to
complete the sale of the Property in accordance with the terms and
conditions hereof then the Deposit paid by the Purchaser hereunder shall
be forthwith returned to the Purchaser who shall also be entitled to
recover from the Vendor such damages (if any), in addition to the return
of the Deposit, as the Purchaser may sustain by reason of such failure
on the part of the Vendor and it shall not be necessary for the
Purchaser to enter an Assignment to the Vendor for execution before
taking proceedings to enforce specific performance of this Agreement or
for damages for breach of this Agreement.
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Implied covenants
22. There are incorporated into this Agreement as if they were herein written
the covenants and the conditions respectively on the part of the Vendor and the
Purchaser set out in Part A of the Second Schedule to the Conveyancing and
Property Ordinance (Cap.219) unless they are inconsistent with the provisions
herein in which event the provisions herein shall prevail.
Interpretation
23. Where two or more persons are comprised in any of the expressions "the
Vendor" and/or "the Purchaser" the agreements herein contained shall be deemed
to be made by such persons jointly and severally.
24. Notwithstanding anything herein provided, if the completion date for the
sale and purchase of the Property and/or any of the dates(s) stipulated for
payment herein shall fall on a day which is not a business day (defined as a day
on which licensed banks are open for business in Hong Kong) or shall fall on a
day on which typhoon signal No. 8 or above is hoisted in Hong Kong at any time
between 9:00 am and 4:00 pm, such date or dates for payment or the Completion
Date (as the case may be) shall automatically be postponed to the next business
day or such next succeeding business day on which no typhoon signal No. 8 or
above is hoisted between the aforementioned hours (as the case may be). If
completion is stipulated to take place on or before a certain date but no time
of the day is expressly stipulated, the sale and purchase shall be completed
between the hours of 9:00 am and 5:00 pm on or before the completion date and
if such date shall fall on a Saturday then between the hours of 9:00 am and
1:00 pm.
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Gender clause
25. Unless the context otherwise requires, words herein importing the masculine
feminine and neuter genders shall include the others of them and words importing
the singular shall include the plural and vice versa.
Marginal notes
26. The marginal notes herein are inserted for convenience and reference only,
and in no way define, limit or describe the scope of this Agreement or the
intent of any provisions thereof and do not form part of this Agreement.
27. Notwithstanding anything hereinbefore contained the parties hereto further
agree as follows:
(i) In respect of each payment of purchase price or any part thereof
required to be made hereunder, the party making such payment ("the
Payer") shall deliver to the party to whom such payment is to be made
("the Payee") on the date on which such payment is required to be made
hereunder a cashier order issued by a licensed bank in Hong Kong or a
cheque of the Purchaser's solicitors in favour of the payee for the
relevant amount.
(ii) Where the purchase price or any part thereof is required to be applied
by the Payee to discharge an existing mortgage, charge or incumbrance,
or to pay any person(s) who will be a party to the assignment on
completion of the sale and purchase herein, the Payee or the Payee's
solicitors shall be entitled, by giving the Payer or the Payer's
solicitors prior notice in writing, to require the Payer to split such
payment and deliver to the Payee's solicitors one or more cashier
order(s) or one or more cheques of
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Purchaser's solicitors issued in favour of the person(s) or party(ies)
entitled to such payment(s) and a separate cashier order or cheque of
the Purchaser's solicitors in favour of the Payee for the balance. The
provisions of paragraph (i) above shall apply to such cashier orders or
cheques of the Purchaser's solicitors.
(iii) The Payer shall not be deemed to have discharged the obligations to make
payment hereunder unless in making such payment, the Payer also
complies with the provisions of this Clause.
28.(a) The Vendor shall also on completion deliver all those fitting and
fixtures which are presently located or installed in the Property ("the
Fitting and Fixture") to the Purchaser. The Vendor does not give any
warranty as to the quality condition or otherwise of the Fitting and
Fixture at the date hereof or one Completion, and the Purchaser shall
take them in the state as they are at the date of Completion. The Vendor
hereby warrants that he has good right and title to sell the Fitting and
Fixture and that none of the Fitting and Fixture is subject to any
charge, lien, hire-purchase agreement or any other incumbrances
whatsoever.
(b) For the avoidance of doubt it is hereby expressly agreed between the
parties hereto that failure by the Vendor to deliver the Fitting and
Fixture or any part thereof does not entitle the Purchaser to rescind
this Agreement and the Purchaser must complete the sale purchase
hereunder.
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29.(a) Without affecting the generality of other clauses of the Agreement, the
Vendor declares and warrants that the Vendor is the sole legal and
beneficial owner of the Property and there is no other person or
occupier having any beneficial interest in the Property and that the
Vendor agrees to allow the Purchaser to inspect the Property at the time
convenient to both the Vendor and the Purchaser on the completion date
but in any event at least one hour earlier that the time or deadline for
completion as set out in other Clauses hereof.
(b) The Vendor has been advised by the Vendor's Solicitors to expressly
inform the Vendor's Solicitors or the Purchaser if there are occupiers
in the Property having any beneficial interest in the Property.
(c) The Purchaser has been advised by the Purchaser's Solicitors that
the Purchaser should make his own inquiry with the Vendor or occupiers
(if any) of the Property to verify the declaration and warranty prior to
completion and to inspect the Property on the completion date as
mentioned in Sub-clause (a) above.
(d) In the event of any third party claiming a beneficial interest to
the Property, whether legal or equitable, whether by issuing a writ of
summons or by registering his beneficial interest in the Land Registry
against the Property, on or before Completion the Vendor shall return
the deposit paid herein to the Purchaser and without prejudice to the
Purchaser's right to claim against the Vendor for all losses and damages
sustained by the Purchaser by reason of the Vendor's failure and or
inability to complete the sale in accordance with the terms hereof and
it shall not be necessary for the Purchaser to tender an Assignment to
the Vendor for execution.
30. The Vendor and the Purchaser hereby warrants and represents to and
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undertakes with the other that the information specified in Section
29B(5) of Stamp Duty (Amendment) Ordinance 1992 as contained herein are
in all respects accurate.
31. It is hereby certified that the transaction hereby effected does not
form part of a larger transaction or of a series of transactions in
respect of which the amount or value or the aggregate amount or value of
the consideration exceeds HK$3,500,000.00.
32. Subject to the provisions herein contained, the Purchaser shall be
entitled to sell or otherwise dispose of the Property. The Purchaser
shall also be entitled to let licence mortgage or charge the Property
provided that such letting, licensing, mortgage or charge shall only be
done by the Purchaser with the prior written consent of the Vendor and
in strict compliance with any condition imposed by the Vendor in
connection therewith and Provided Always that such consent shall not be
unreasonably withheld and such condition imposed shall not be
unreasonable.
33. In the event that the Purchaser shall cease to work for the Vendor
for any reason other than early retirement approved by the Vendor, death
or disability before the normal retirement age set by the Vendor, that
is to say, the age of 65 ("the Normal Retirement Age"), the Purchaser
shall as beneficial owner sell and the Vendor shall purchase the
Property free from any encumbrances and with vacant possession at a
price equivalent to the aggregate total of the following:
(a) the Price set out in part II of the Schedule hereto;
(b) interest at the rate of 2% over the prime rate from time
to time
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quoted by The Hongkong and Shanghai Banking Corporation
Limited calculated from the date of completion of the
sale and purchase hereof up to the date of completion of
such repurchase by the Vendor; and
(c) the amortized value of any capital improvements the
Purchaser has then made to the Property,
and the sale and purchase shall be completed within ninety days from the
date of the Purchaser's cessation to work for the Vendor. In the event
that there shall be any disagreement as to the said amortized value of
capital improvements, the same shall be referred to an independent
surveyor to be specified by the Vendor and the opinion of such
independent surveyor as to the amortized value shall be final and
conclusive and binding on the parties hereto. The fees and disbursements
charged by the independent surveyor so appointed pursuant to this Clause
shall be borne and paid by the Purchaser absolutely but all the stamp
duty arising from the sale and purchase pursuant to this Clause shall be
borne and paid by the Vendor absolutely.
34. Save such circumstances as provided in Clause 33 hereof, in the
event of the Purchaser (which expression shall for the purpose of this
Clause where the context so permits include his executors,
administrators, heirs, devises, and persons entitled to his estate under
the law of intestacy) wishes to sell or otherwise dispose of the
Property at any time hereafter, the Purchaser shall offer to sell or
dispose of the same to the Vendor free from the encumbrances and with
vacant possession at the then current market value of the Property in
which event the Vendor shall within
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thirty days upon receipt of the Purchaser's written notification of his
intention to sell or to dispose of the Property give written notice to
the Purchaser or his duly authorized legal representative indicating
whether the Vendor wished to repurchase the same on conditions as set
out in this Clause, and in default of the Vendor doing so as aforesaid,
the Vendor shall for all intents and purposes be deemed to have waived
and/or given up and/or relinquished all or any right to repurchase the
Property which the Vendor may have by virtue of the provisions herein
contained or otherwise. In the event that there shall be any dispute as
to the then current market value of the property for the purpose
aforesaid, it shall be conclusively determined by an independent valuer
or surveyor to be agree on the by the Vendor and the Purchaser and in
default of such agreement a surveyor to be appointed by the Chairman of
The Royal Institution of Chartered Surveyors (Hong Kong Branch) or in
default of such appointment by the President of the Hong Kong Institute
of Surveyor or equivalent professional body provided always that the
cost and disbursement of such independent valuer or surveyor shall be
borne and paid by the Purchaser solely. In the event that the Vendor
validly exercised its right to repurchase the Property in accordance
with the provisions aforesaid , the Vendor and the Purchaser shall
within seven days of the determination by the independent valuer or
surveyor of the then current market value of the Property or within
seven days of the receipt by the Purchaser or his duly authorized legal
representative of the Vendor's written notice that it wishes to
repurchase the Property on the conditions as aforesaid, whichever is
later, enter into a binding agreement to re-convey the Property to the
Vendor within 30 days from the date of the agreement and such agreement
for sale and purchase
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shall as far as possible contain the terms and conditions in the form of
those as set out in Clauses 1 to 31 and for the avoidance of doubt the
Purchaser shall be at liberty to choose any firm of solicitors to
represent him in the sale.
35. For avoidance of doubts, the Purchaser shall be entitled to devise
the Property to the Spouse and the Children or any of them but subject
nevertheless to the conditions provided in Clause 34 hereof.
36. The Spouse and the Children hereby jointly and severally agree to
join in this Agreement and confirm acknowledge and declare that the
conditions set out in Clause 34 hereof shall be binding on each and all
of them in the event that the Property shall be vested in them or any of
them under the will of the Purchaser or under the laws of intestacy upon
the Purchaser's death.
37. The Purchaser shall at all times keep the Property and the fittings
and fixtures therein in good repair and condition and at all times
observe and comply with any provisions in the Deed of Mutual Covenant
and the Crown Lease and duly and punctually pay all rates, management
fee and other outgoings payable in respect of the Property.
38. The Purchaser shall until the extinguishment of all possibilities
for the Vendor to be entitled to purchase the Property in accordance
with the provisions
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hereof or to the right of the first refusal to purchase the Property in
accordance with the provisions contained herein effect and maintain
insurance of the Property against loss or damage by fire or explosion or
such other risks as the Vendor may require in its full reinstatement
value with some reputable insurance company as the Vendor shall first
approve of in writing and shall duly and punctually pay all premia or
sums of money necessary for such purpose and will not do or cause or
suffer anything to be done whereby such policy or policies may become
void or voidable and in the event of loss or damage to the Property the
Vendor shall use the proceed from insurance to re-build or repair the
Property and shall reinstate to its original state and if any of the
obligations under this Clause are not performed by the Purchaser, the
Vendor shall be at liberty to arrange for any of such obligations to be
performed at the cost and expense of the Purchaser and the Purchaser
shall forthwith fully indemnify the Vendor and keep the Vendor so
indemnified for all such cost and expense.
39. The Vendor hereby agrees and undertakes that in the event of the
Vendor electing not to exercise the right to re-purchase or otherwise
refuse to purchase the Property from the Purchaser pursuant to Clauses
34 hereof, the Vendor shall at the request of the Purchaser furnish
forthwith to the Purchaser at the Vendor's costs and expenses such
document(s) and/or proof of is refusal or lapse of the first right of
refusal in relation to the re-purchase of the Property by the Vendor
pursuant to Clauses 34 hereof.
40. In this Agreement, the expression "the Purchaser" shall include the
person
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named in part I of the Schedule hereto and where the context admits his
personal representative(s) and "the Vendor" shall include the
corporation named in Part I of the Schedule hereto and where the context
admits also its successors and assigns.
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THE SCHEDULE ABOVE REFERRED TO
PART I
(The Vendor the Purchaser the Spouse and the Children)
The Vendor: American International Assurance company Limited (Company
Registration No. 2047(INS) and business Registration No.
00003901-000) whose registered office is situate at XXX
Xxxxxxxx, 0 Xxxxxx Xxxx, Xxxx Xxxx.
The Purchaser: Xx. Xxx Sze Xxxx Xxxxxx (holder of Hong Kong Identity Card No.
X000000(0)) of Xxxx 00X, 00 Xxxxxxxx Xxxx, Xxxx Xxxx.
The Spouse: Xxx Xxx Pik Kin (holder of Hong Kong Identity Card No.
X000000(0)) of Xxxx 00X, Xx. 00 Xxxxxxxx Xxxx, Xxxx Xxxx.
The Children: Xxx Xxxx Hang Xxx (holder of Hong Kong Identity Card No.
X000000(0)) and Xxx Xxxx Xxxx Xxxxxx (holder of Hong Kong
Identity Card No. X000000(0)) of Xxxx 00X, Xx. 00 Xxxxxxxx Xxxx,
Xxxx Xxxx.
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PART II
(the Price - Clause 2)
Price: DOLLARS TWO MILLION NINE HUNDRED AND TWO THOUSAND EIGHT
HUNDRED AND EIGHTEEN (HK$2,902,818.00) Hong Kong Currency.
PART III
(the Deposit - Clause 3)
Amount of Deposit/Further Deposits Date of Payment
---------------------------------- ---------------
Deposit: HK$290,281.80 on the signing hereof.
PART IV
(the Completion date - Clause 4)
Completion Date: within one month from the signing hereof, that is on or before
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PART V
(the Property - Recital A)
1.(a) Description, Address, Lot Number, Sections and Undivided Shares etc.:
ALL THOSE 3,327 equal undivided 46,954th parts of shares of and in ALL
THOSE pieces or parcels of ground situate lying and being on Hong Kong
Island and registered in the Land Registry as Rural Building Lot Nos.688
and 000 ("xxx Xxxx") And of and in the messuage erections and buildings
erected thereon known at the date hereof as Xx. 0 Xxxxxxxx Xxxx
(previously known as Xx. 00 Xxxxxxxx Xxxx) xxx Xx. 00 Xxxxxxxx Xxxx
(previously known as Xx. 0 Xxxxxxxx Xxxx) ("xxx Xxxxxx") TOGETHER with
the exclusive right and privilege to hold use occupy and enjoy ALL THAT
UNIT 10C (also known as Unit 3) on the GROUND FLOOR and the FIRST FLOOR
and the Carparks Nos.23 and 24 of the Estate which said Units and the
Carparks are shown on the Plan annexed hereto and thereon coloured Pink.
(b) Easements and other appurtenant rights, if any: Together with such
rights, rights of way, easements and other appurtenant rights as are
more particularly described in an Assignment registered in the Land
Registry by Memorial Xx. 000000 ("xxx xxxx Xxxxxxxxxx").
(x) Exceptions and reservations, etc,:
Subject to such rights, rights of way, exceptions and reservations as
are more particularly described in the said Assignment.
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2.A The Crown Lease
(a) Date: 28th January 1955
(b) Parties: Queen Xxxxxxxxx XX of the one part and American
International Underwriters, Limited of the other part.
(c) Term: 75 years commencing from 5th July 1947 with right of
renewal for one further term of 75 years.
(d) Lot No.: Rural Building Lot No. 687
(e) Variation: as varied by a Deed of Variation of Crown Lease dated
10th October 1983 and registered in the Land Registry by
Memorial No. 2494257.
B Crown Lease:
(a) Date: 28th January 1955.
(b) Parties: Queen Xxxxxxxxx XX of the one part and American
International Assurance Company, Limited of the other
part.
(c) Terms: 75 years from 5th July 1947 with a right of renewal for
one further term of 75 years.
(d) Lot No.: Rural Building Lot No. 688
(e) Variation: as varied and modified by a Deed of Variation of Crown
Lease dated 10th October 1983 and registered in the Land
Registry by Memorial No. 2494258.
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PART VI
The following additional information are provided for the purposes of Section
29B(1) of Stamp Duty (Amendment) Ordinance 1992 ("the Ordinance"):
1. The Property is a residential property within the meaning of Section
29A(1) of the Ordinance.
2.(A) The date of the preceding unwritten sale agreement or agreement for sale
made between the same parties on same terms is _____________________.
(B) Amount or value of any other consideration (excluding legal expenses):
__________________________________________
i) Estate agent commission payable by the Vendor.
(a) Amount HK$: Nil
(b) Name of the Agent: not applicable
(c) Address of the Agent: not applicable
(d) Identification No.: not applicable
or
(e) Business Registration No: not applicable
ii) Estate agent commission payable by the Purchaser.
(a) Amount HK$: Nil
(b) Name of the Agent: not applicable
(c) Address of the Agent: not applicable
(d) Identification No. : not applicable
or
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(c) Business Registration No.: not applicable
iii) Other consideration payable by the Vendor.
(a) Amount HK$: Nil
(b) Relates to: not applicable
(c) The Recipient: not applicable
(d) Address: not applicable
(e) Identification No.: not applicable
or
(f) Business Registration No.: not applicable
(iv) Other consideration payable by the Purchaser.
(a) Amount HK$: Nil
(b) Relates to: not applicable
(c) The Recipient: not applicable
(d) Address: not applicable
(e) Identification No.: not applicable
or
(f) Business Registration No.: not applicable
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SEALED with the Common )
)
Seal of The Vendor )
the Vendor and SIGNED by )
)
G.R.S. Xxxxxxxx )
)
) /s/ G.R.S. Xxxxxxxx [SEAL]
)
(I.D. Card XD520592) )
)
in the presence of: )
/s/[Illegible]
SIGNED SEALED DELIVERED by )
)
the Purchaser )
) /s/ Xxx Xxx Xxxx Xxxxxx
(Holder of Hong Kong )
)
Identity Card No. X000000(0) )
in the presence of:
/s/ Xxxxxx TO
XXXXXX TO
Solicitor
Hong Kong
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SIGNED SEALED DELIVERED by )
)
the Spouse )
)
(Holder of Hong Kong ) /s/ Xxx Xxx Pik Kin
)
Identity Card No. X000000(0) )
)
in the presence of: )
/s/ Xxxxxx TO
XXXXXX TO
Solicitor
Hong Kong
SIGNED SEALED DELIVERED by )
)
the Children, Xxx Xxxx )
)
Hang Ada (Holder of Hong ) /s/ Xxx Xxxx Hang Xxx
)
Kong Identity Card No. )
)
G248570(1)) and Xxx Xxxx )
)
Xxxx Xxxxxx (Holder of Hong ) /s/ Xxxxxx Xxxx Xxxx Xxx
)
Kong Identity Card No. )
)
X000000(0) )
in the presence of:
/s/ Xxxxxx TO
XXXXXX TO
Solicitor
Hong Kong
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RECEIVED the day and year first above written of and from the Purchaser
the above-mentioned deposit of HK$290,281.80.
/s/ G.R.S. Xxxxxxxx
-------------------
the Vendor
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CLARIFICATION OF AGREEMENT
Clarification of Agreement, dated November 25, 1996 (the "Agreement"),
among American International Assurance Company, Limited, Xxx Xxx Xxxx Xxxxxx,
Xxx Xxx Pik Kin, Xxx Xxxx Hang Tse and Xxxxxx Xxxx Xxxx Xxx.
This letter confirms our understanding that Purchaser may not sell or
otherwise dispose of the Property pursuant to Paragraph 34 of the Agreement
until the Purchaser ceases to work for Vendor as a result of retirement at
normal retirement age, an early retirement approved by Vendor, death or
disability before normal retirement age. All capitalized and undefined terms
used herein have the meanings specified in the Agreement. Please acknowledge
this clarification by signing below.
Dated: March 19, 1998
American International Assurance
Company, Limited
By:/s/ G.R.S. Xxxxxxxx
Name: G.R.S. Xxxxxxxx
Title: Senior Vice President and General Counsel
/s/ Xxx Xxx Xxxx Xxxxxx
--------------------------
Xxx Xxx Xxxx Xxxxxx
/s/ Xxx Xxx Pik Kin
--------------------------
Xxx Xxx Pik Kin
/s/ Xxx Xxxx Hang Tse
--------------------------
Xxx Xxxx Hang Xxx
/s/ Xxxxxx Xxxx Xxxx Xxx
--------------------------
Xxxxxx Xxxx Xxxx Xxx
