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EXHIBIT 10.21
Translation from German
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ADDENDUM TO THE LEASE CONTRACT
Dated from: April 16, 1997
Rental property: office rooms in the 1st floor, archive room in the 1st
basement and miscellaneous common areas
Address of property: Xx. Xxxxxx Xxxxxxx 000, 0000 Xxxxxxx
Landlord: Personalvorsorgestiftung Xxxx XX [Xxxx Personal Pension
Fund], Xxxxxxxxxxx 000, 0000 Xxxxx
Tenant: Argonaut Technologies AG, St. Xxxxxx Xxxxxxx 000, 0000
Xxxxxxx
By joint wish of all parties involved, the following points are herewith agreed
to:
* procurement of the legally valid signatures of the Tenant
* the expansion protocol and floor plans
* cleaning and maintenance of the common restroom facilities
1. PROCURING THE LEGALLY VALID SIGNATURES
By signing this Addendum, the Tenant declares his consent to the terms defined
in the Lease Contract of April 16, 1997 as well as the following terms.
2. EXPANSION PROTOCOL AND FLOOR PLANS
The rental property is marked in orange on the accompanying floor plans. In
addition to this Addendum, the Lease Contract shall also include the expansion
protocol of the company Rap AG Engineering and Planning Company.
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3. CLEANING AND MAINTENANCE OF THE JOINT RESTROOM FACILITIES
Cleaning and maintenance of the restroom facilities including the waiting room
(rooms 119, 120) which serve as a lounge area shall be regulated jointly by the
tenants of the 1st floor (including the distribution of costs).
4. SPECIFICS
* All other terms of the Lease Contract of April 16, 1997 shall
continue to remain in effect with no changes.
* This Addendum shall go into effect immediately.
Place and date: Basel, Switzerland, July 4, 1997
The Landlord: The Tenant:
Personalvorsorgestiftung Xxxx XX Argonaut Technologies AG
[Xxxx Personal Pension Fund] St. Xxxxxx Xxxxxxx 000, 0000 Xxxxxxx
[signatures] [signatures]
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LEASE CONTRACT
for
business rooms in the property at
Xx. Xxxxxx Xxxxxxx 000, 0000 Xxxxxxx
Argonaut Technologies AG
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TABLE OF CONTENTS
ARTICLE TITLE PAGE(S)
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Landlord/Administration........................................................3
Article 1 - Type of use........................................................7
Article 2 - Sublease...........................................................7
Article 3 - Start of lease, duration of lease, termination.....................7
Article 4 - Rent, incidental costs, due date...................................8
Article 5 - Contract security..................................................9
Article 6 - Rent adjustment, index (escalator) clause..........................9
Article 7 - Incidental costs..................................................10
Article 8 - Transfer of property..............................................11
Article 9 - Use of the rental property; order.................................12
Article 10 - Structural changes...............................................13
Article 11 - Builder's lien...................................................14
Article 12 - Addresses, advertising signs.....................................14
Article 13 - Maintenance, repairs.............................................15
Article 14 - Permits..........................................................16
Article 15 - Insurance, risk..................................................16
Article 16 - Right of access..................................................17
Article 17 - Keys.............................................................17
Article 16 - Return of the rental property....................................17
Article 19 - Improvements.....................................................18
Article 20 - Specifics........................................................22
Article 21 - Addresses........................................................23
Article 22 - Written form, subsidiary law, jurisdiction.......................23
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LANDLORD/ADMINISTRATION
Personalvorsorgestiftung Xxxx XX
[Xxxx Personal Pension Fund]
Xxxxxxxxxxx 000
0000 Xxxxx
TENANT
Argonaut Technologies AG
St. Xxxxxx Xxxxxxx 000
0000 Xxxxxxx
The following lease contract is herewith concluded:
RENTAL PROPERTY
The landlord herewith leases to the tenant the following accommodations/
objects in the landlord's property at St. Xxxxxx Xxxxxxx 000, 0000
Xxxxxxx, as the rental property:
Office accommodations in the 1st floor, gross area approx. 236.67 m2,
archives room in the 1st basement gross area approx. 11.52 m2. The
toilet facilities, and the foyers on the ground floor and the 1st floor
shall be used jointly with the other tenants on the 1st floor.
(Rental property marked in yellow on the accompanying floor plans.)
The tenant shall confirm that the rental property is in a condition
suitable for the intended use.
ARTICLE 1 - TYPE OF USE
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The rental property shall be leased for use as office accommodations for
sale and distribution of products for use in the pharmaceutical,
chemical and agrochemical industries.
The tenant shall agree not to use the rental property for any purpose
other than the purpose intended as per this contract. Any changes shall
require the written consent of the landlord. If necessary for the
stability of the value of the lease object or the rental property (in
particular for businesses with "pedestrian traffic" such as retail
shops, etc.), it shall also be subject to a use requirement.
ARTICLE 2 - SUBLEASE
Subleasing the rental property or transfer of the lease contract to a
third party shall be allowed only with the written consent of the
landlord.
ARTICLE 3 - START OF LEASE, DURATION OF LEASE, TERMINATION
The lease relationship shall begin on May 1, 1997 and the fixed and
irrevocable terms of the lease shall remain in effect for a period of
five years, i.e., until April 30, 2002.
The tenant shall have the unilateral right to terminate the present
lease contract with six months' notice as of April 30, 2000.
This lease contract shall be extended by five (5) additional years
unless terminated by registered letter by the tenant or the landlord at
least twelve (12) months before this contract expires. During this
5-year extension, the tenant shall have the option to terminate the
lease contract with twelve (12) months' notice by registered letter as
of April 30 of the third year of the extension (i.e., as of April 30,
2005, April 30, 2010, etc.).
The termination shall be considered as having been made in due time if
it arrives at the
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recipient's office or within the area under control of the recipient
(notice of delivery in the recipient's mailbox or post office box) at
the latest on the last day before the start of the termination period.
ARTICLE 4 - RENT, INCIDENTAL COSTS, DUE DATE
The rent plus incidental costs shall be as follows:
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ANNUALLY QUARTERLY
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FR FR
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Rent, net, for office and archives 41,820.00 10,445.00
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Variable incidental costs on account as per Article 7 1,440.00 360,000
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RENT, GROSS, TOTAL 42,260.00 10,815.00
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Rent and incidentals shall be payable quarterly (calendar) in advance,
due on the first day of each calendar quarter (due date). As an
accommodating option and without acknowledging any legal obligation and
without any prejudice, the tenant shall be allowed to pay the rent and
the incidental costs in monthly installments, always due on the first of
the months (due date) in the sense of an easy payment option.
IF THE TENANT IS EIGHT (8) DAYS IN ARREARS WITH THE MONTHLY RENTAL
PAYMENTS, THIS EASY PAYMENT OPTION SHALL EXPIRE WITHOUT NOTICE.
ARTICLE 5 - CONTRACT SECURITY
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To ensure all claims of the Landlord arising from this lease contract,
the tenant shall deposit a bank guarantee in the amount of Fr. 21,630.00
(twenty-one thousand six hundred thirty francs) for the duration of the
lease agreement, due at the time of signing of this lease contract. This
deposit shall be released against payment of all due claims on the part
of the landlord at the latest within four (4) months after termination
of the lease relationship. Any rent and incidental costs that may be due
cannot be charged against this deposit by the tenant.
ARTICLE 6 - RENT ADJUSTMENT, INDEX (ESCALATOR) CLAUSE
The stipulated net rent amount of Fr. 41,820.00 annually (= base rent or
starting rent) shall be based on the National Index of Consumer Prices
of 104.0 points as of March 1997, as calculated by the BIGA [Federal
(Swiss) Office for Industry, Commerce and Labor].
If there is any change in the index, the rent can be adjusted once a
year in accordance with the new index at the beginning of any quarter
without any regard for termination notice and time and regardless of the
fixed duration of the contract. The increase or reduction may amount to
one hundred percent (100%) of the change in the index.
THE RENT CAN BE ADJUSTED DOWNWARD ONLY UNTIL REACHING THE BASE RENT
ESTABLISHED TODAY, WHICH SHALL BE CONSIDERED THE MINIMUM RENT.
The starting basis for calculating the adjustments shall always be the
base rent and base index stipulated today.
In addition to the orderly rent adjustments based on the preceding rent
adjustment clause, there may also be extraordinary rent increases to a
legally allowed extent for increased services rendered by the landlord
(= in particular investments for improvements in the rental property
itself or in general parts of the building). These increases shall be
added to
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the base rent and may begin at the beginning of any month with one
month's notice.
The landlord shall be entitled to make a corresponding change in rent by
adding the change to the base rent for new or increased taxes or other
required public expenditures on the basic property.
If the landlord or tenant makes use of the rent adjustment option, they
shall notify the other party to the contract thereof at least one month
before the option is implemented (notification for rent changes).
ARTICLE 7 - INCIDENTAL COSTS
The cost of electric power consumption and/or gas consumption in the
rental property as well as electric power consumption by any lighted
signs and advertising devices shall be borne by the tenant, who shall
comply with the requirements of the supplier regarding operation of such
signs and devices and shall be liable for any damages caused by his
negligence. Taxes, fees and overhead incurred exclusively due to the
tenant's business operations shall be borne by the tenant, even if said
amounts are levied against the landlord.
The tenants shall jointly bear the incidental costs and operating costs
of the shared facilities as listed below; the landlord shall prepare an
annual accounting of these costs which shall be distributed among the
tenants proportionately:
* heating and hot water costs
* janitorial services
* general electric power consumption
* water consumption
* wastewater purification and garbage hauling fees, container cleaning
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The incidental costs shall be divided on the basis of the office area
leased (236.67/514.80).
A fee of at least 4% of the total expenditures shall be billed for
administrative work. Differences between the settlement balance and the
tenant's prepayments shall be settled within 30 days after the xxxx has
been submitted. If the tenant's payments on account do not cover the
tenant's actual share of the cost, the landlord may increase the
tenant's payments on account accordingly at the beginning of any quarter
with one month's notice.
IF THE LEASE RELATIONSHIP IS TERMINATED DURING AN ACCOUNTING PERIOD, THE
TENANT SHALL NOT HAVE ANY CLAIM REGARDING PREMATURE SETTLEMENT OF
HEATING COSTS AND INCIDENTAL COSTS.
ARTICLE 8 - TRANSFER OF PROPERTY
The rental property shall be transferred to the tenant in its current
condition, suitable for the intended use, as per inspection, cleaned and
with a complete inventory and building as per Article 19. The tenant
must notify the landlord of any existing defects in writing within
thirty (30) days after the start of the lease. Otherwise, the rental
property shall be considered as having been transferred without any
defects.
The tenant shall not have any damage claims based on activities
associated with any renovations or completion work performed after the
start of the lease.
ARTICLE 9 - USE OF THE RENTAL PROPERTY; ORDER
The tenant shall be required to use the rental property with care and to
always keep it in good clean condition. The tenant shall ensure regular
ventilation and the required heating of the rental property, whether or
not the heating or ventilation is used. The tenant shall be liable for
damage that occurs due to improper use (extraordinary damage).
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In using the rental property, the tenant must use the greatest possible
consideration in dealing with the joint tenants and neighbors. The
tenant agrees to observe all house rules issued by the landlord.
Before introducing especially heavy objects (machines, display cases,
etc.), the tenant shall check with the landlord regarding the
load-bearing capacity of the floors. Appropriate underlayments must be
placed under heavy items of equipment to protect the floors and to act
as sound and vibration absorbing layers.
Access to the building and courtyard, the corridors of the building and
basement, passages or other free space must not be used for storing
objects and/or goods of any type. Vehicles may be parked only in the
spaces allocated for this purpose. The tenant shall be responsible for
setting his garbage out for hauling. Waste of any type shall be kept
only in an appropriate manner in the locations provided for this purpose
by the landlord.
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ARTICLE 10 - STRUCTURAL CHANGES
Changes, especially of a structural type, in and on the rental property,
the installation of equipment, changes in existing facilities and adding
or changing roller blinds, etc. shall be allowed only with the written
consent of the landlord. The designs and blueprints as well as cost
proposals must be submitted to the landlord for approval. In particular,
the tenant must not make any changes in or additional connections to
existing electric power or plumbing facilities without the prior consent
of the landlord.
It shall be the responsibility of the tenant to obtain any required
official permits, in particular building permits for expansion on the
part of the tenant, and to pay the respective fees. The tenant also
pledges to take out the conventional building insurance policies and/or
to bear the cost thereof.
Equipment and furnishings introduced by the tenant or transferred by the
landlord and fixedly connected to the building shall be removed at the
end of the lease relationship -- on demand by the landlord -- and the
original condition of the rental property shall be restored.
IF SUCH EQUIPMENT AND FURNISHINGS REMAIN IN THE RENTAL PROPERTY, THE
TENANT HAS A CLAIM FOR COMPENSATION ONLY IF CONSENTED TO BY THE LANDLORD
IN WRITING.
If a third party brings a claim against the landlord for emissions that
have occurred because of the tenant's equipment or structural changes
made by or on behalf of the tenant, the tenant shall be liable for the
resulting damage compensation claims.
If the landlord intends to make any changes or improvements in the
rental property, he must notify the tenant in writing in advance:
The type and scope of the planned changes and/or improvements, the start
of the
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respective work and the anticipated duration of work, as well as the
proposed extent of the intended increase in rent. This notice shall be
submitted to the tenant at least three months in advance -- except when
there is a risk in delaying the work. If the tenant considers the
disturbance associated with such changes and/or improvements to be
unreasonable, he must notify the landlord of this in writing within ten
(10) days.
ARTICLE 11 - BUILDER's LIEN
The tenant agrees to settle within a suitable period of time any and all
demands with respect to the property owner incurred in conjunction with
renovations ordered by the tenant. If builder's lien(s) are nevertheless
entered in the registry of deeds, the tenant shall be required to settle
such claims immediately. The tenant shall grant the right of recourse at
any time to the property owner for all claims that could be made against
the building owner in conjunction with renovations contracted by the
tenant.
The landlord shall be entitled to demand a security (e.g., a bank
guarantee) from the tenant in the amount of the anticipated costs for
the construction work contracted by the tenant to be able to defend
against any builder's liens in particular.
ARTICLE 12 - ADDRESSES, ADVERTISING SIGNS
The tenant agrees to acquire uniform name plates (for mailboxes,
doorbells, elevator, etc.). These are usually ordered and paid for by
the tenant at the engravers indicated by the administration.
Wall surfaces in or on the house are not leased for advertising
purposes. Company name plates and advertising panels, billboards,
shadowboxes, placards and the like may be mounted only with the consent
of the landlord.
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ARTICLE 13 - MAINTENANCE, REPAIRS
The landlord shall be responsible for performing major maintenance work,
extensive repairs and replacement services for deficiencies due to
natural, age-related wear and tear.
The tenant shall assume at his cost the normal maintenance and cleaning
of the rental property and improvements as well as minor repairs up to
an amount of 1.5% of the respective net annual rent for the office
facilities per individual case. In particular and without regard for the
cost limit and the cause of damage, the tenant shall be responsible for
the following: repairing and replacing switches and electric outlets,
locks, hinges, window and door closures, water taps; gaskets on the
heating facilities and plumbing installations, belts, bands and cranks
for the rolling blinds, disks and plates, and eliminating blockages in
plumbing facilities, as well as periodic cleaning of gutters on
balconies and terraces.
THE COST OF OPERATION, MAINTENANCE, REPAIRS AND RENEWAL OF THE TENANT'S
OWN FACILITIES SHALL BE BORNE EXCLUSIVELY BY THE TENANT.
If any defects, damages or imminent hazards occur, the tenant shall be
obligated to notify the landlord immediately (e.g., water damage,
defective equipment, occurrence of moisture). If the tenant fails to
notify the landlord, the tenant shall be liable for the resulting
damages. The tenant shall not be entitled to eliminate the defects on
his own at the expense of the landlord. The cost of work ordered by the
tenant without the written consent of the landlord shall be borne by the
tenant in any case.
ARTICLE 14 - PERMITS
The tenant shall be responsible for obtaining all permits (e.g.,
business and construction permits) required for use and operation of the
leased property and shall bear the costs associated with acquiring these
permits.
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ARTICLE 15 - INSURANCE, RISK
The landlord shall acquire fire and explosion insurance for the
building. Furthermore, the landlord shall carry insurance for liability
claims on the part of a third party (property owner's liability
insurance). More extensive insurance shall be the responsibility of the
tenant. In particular, the tenant shall bear the risk of damage or loss
of his property for any reasons (e.g., fire damage, explosion damage and
water damage, theft, burglary, etc.). The tenant shall waive any damage
claims with respect to the landlord arising from such damage (except for
the statutory liability of the property owner as per Swiss Debenture
Law, Article 58). Likewise, the tenant shall bear the risk of all
damages to all panes of glass and other glass belonging to the rental
property (windows, display windows, glass doors, mirrors, etc.,
including labeling). The tenant is advised to insure this risk
appropriately.
THE TENANT SHALL BE OBLIGATED TO CARRY AT LEAST ONE ADEQUATE LIABILITY
INSURANCE POLICY.
If the tenant's own expansions and facilities are regarded as parts of
the building and therefore are necessarily insured by the property
owner, the respective share of the premium shall be paid by the tenant.
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ARTICLE 16 - RIGHT OF ACCESS
The landlord or his representative shall be entitled to enter the rental
property during the usual business hours to preserve his rights. In the
absence of the tenant, the keys shall be kept available. If the lease
relationship has been terminated or if negotiations for sale of the
property have been started, the tenant shall be obligated to make the
rental property accessible to those interested in leasing it for
inspection during the usual business hours, with or without being
accompanied by the landlord.
ARTICLE 17 - KEYS
The tenant shall be issued the required keys on acquisition of the
rental property. The tenant can have additional keys made only with the
written consent of the landlord. The landlord must be notified if any
keys are lost. In such cases, the landlord shall be entitled to have the
locks and keys changed at the expense of the tenant. When moving out,
the tenant shall return all keys, including any additional keys made at
the expense of the tenant, to the landlord without compensation.
ARTICLE 18 - RETURN OF THE RENTAL PROPERTY
The rental property together with all inventory shall be returned,
completely cleared, on the date of the end of the lease relationship (by
noon) at the latest. The rental property shall essentially be returned
to the landlord in the condition it was in at the start of the lease.
However, the tenant shall not be liable for the natural wear and tear
occurring due to contractual use.
The tenant shall be responsible for thoroughly cleaning the rental
property together with all accessories and inventory by the time of its
return (in particular, floors, windows, woodwork, lavaboes, lighting
bodies, cabinets, radiators, etc.), to restore their previous condition
(see Article 10) and eliminating any damage to the rental property not
due to
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normal wear and tear. If the rental property is furnished with
carpeting, the tenant shall have it cleaned professionally at the end of
the lease by a company to be named by the landlord.
The maintenance and cleaning work to be performed by the tenant shall be
started promptly so that it will be completed by the end of the lease
relationship or by the time of premature return of the rental property.
In the event the tenant moves out prematurely, the tenant shall clear
out the rental property completely and transfer possession to the
landlord immediately and without compensation. In the event the tenant
moves out prematurely, the tenant shall be liable for the rent and
incidental costs until the end of the contract.
Any defects and damage for which the tenant is responsible, found at the
end of the lease, shall be documented in an acceptance protocol, or the
tenant shall be notified thereof in writing within 30 days after the end
of the lease. The tenant shall also be liable for defects that were not
apparent at the time of acceptance, if brought to his attention in
writing within 30 days after the end of the lease. The terms of Swiss
Debenture Law shall be applicable for enforcement or expiration of any
claims in this regard.
ARTICLE 19 - IMPROVEMENTS
On the part of the landlord, the rental property is transferred with the
following improvements:
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Entryway, ground floor
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Floor: carpet
Walls: plaster, white, rough surface, painted
Ceiling: suspended Pavatex sheets, white, rough surface, painted, one
rectangular milk glass diffuser
Plus: fixedly mounted drill tool (property of Xxxx XX)
Stairwell
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Floor: slab flooring
Walls: plaster, white, rough surface, painted
Ceiling: - metal panels, white, rough surface, painted (1st floor)
- plaster, white, rough surface, painted (0xx xxxxxxxx/xxxxxx
xxxxx)
Light: ground floor: two rectangular milk glass diffusers, 1st floor:
two recessed lights, 1st basement: one incandescent bulb
without diffuser
Plus: 1st floor: wooden wardrobe, flower box bordered in wood
Offices on the first floor
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Meeting room (101):
Floor: carpet
Ceiling: glued mineral fiber panels
Walls: plaster, white, painted
Light: two light fixtures
Reception (102):
Floor: carpet
Ceiling: suspended metal panels
Walls: plaster, white, painted
Light: three recessed light fixtures
Doors: Connecting door to office 103 to be made workable.
Connecting door to the hallway to be installed.
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Office (103):
Floor: carpet
Ceiling: suspended metal panels
Walls: raw fiber paper, white, painted
Light: two light fixtures
Doors: reinforced, insulated, made of wood
Office (104):
Floor: carpet
Ceiling: plaster, white, painted
Walls: raw fiber paper, white, painted
Light: six light fixtures
Doors: wood with a glass insert
Office (105, 106, 107):
Floor: carpet
Ceiling: plaster, white, painted
Walls: raw fiber paper, white, painted
Light: two light fixtures in each office
Doors: wood with a glass insert
Office (108):
Floor: carpet
Ceiling: plaster, white, painted
Walls: raw fiber wallpaper, white, painted
Light: four light fixtures
Doors: wood with a glass insert
Cleaning room (121):
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Floor: boards, xxxx finish
Walls: plaster
Ceiling: suspended mineral fiber boards
Light: one incandescent bulb with a milk glass diffuser,
one soap dispenser, wash basin
Corridor (122):
Floor: carpet
Walls: raw fiber paper, white, painted
Ceiling: suspended metal panels, beige
Light: five recessed high efficiency lights
Archives, first basement:
Floor: cement coating, gray
Walls: plaster, white, rough surface
Ceiling: concrete, rough
Light: one incandescent bulb with diffuser,
electric distributor box,
one cold water connection
Atrium (118):
Floor: garden boards (50 x 50 x 4)
Inventory: four planter boxes (60 x 160 x 42), xxxxx
two planter boxes (60 x 80 x 42) xxxxx,
One garden hose with attachable spray
ALL IMPROVEMENTS BEYOND THOSE LISTED ABOVE SHALL BE AT THE EXPENSE OF
THE TENANT. THIS CIRCUMSTANCE HAS BEEN TAKEN INTO ACCOUNT IN
ESTABLISHING THE RENT. WITH A FULL IMPROVEMENT OF THE RENTAL PROPERTY TO
CONFORM TO THE INDIVIDUAL TENANT'S NEEDS, A HIGHER RENT WOULD HAVE TO BE
SET.
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ARTICLE 20 - SPECIFICS
Closets and built-in cabinets (102):
The blue marks made on the respective floor plans indicate the
location of closets and built-in cabinets. These belong to
Personalvorsorgestiftung Xxxx XX and shall be turned over to the
tenant for his use. These furnishings must not be removed from
the rental property.
Atrium (lounge area):
The atrium is set aside as a lounge area (marked in red on the
accompanying floor plan). The planting and maintenance of the
planters shall be handled jointly by the tenants directly
(including bearing the costs).
Foyer (lounge area):
The cleaning and maintenance of the foyer including maintenance
of the planters (marked in red on the accompanying floor plan)
shall be handled jointly by the tenants directly (including
bearing the costs).
Exhaust fan:
Installation of an exhaust fan, if any, shall be borne by the
tenant. Any permits required including the cost thereof shall be
obtained and paid for by the tenant.
ARTICLE 21 - ADDRESSES
The following addresses shall be considered the legal address of the
contractual parties in the sense of this contract until revoked by
registered letter to the other party:
Address of the tenant:
Argonaut Technologies AG
St. Xxxxxx Xxxxxxx 000
00
00
0000 Xxxxxxx [Switzerland]
Address of the landlord:
Personalvorsorgestiftung Xxxx XX
[Xxxx Personal Pension Fund]
Xxxxxxxxxxx 000
0000 Xxxxx [Switzerland]
ARTICLE 22 - WRITTEN FORM, SUBSIDIARY LAW, JURISDICTION
Any change in this contract must be in written form to be valid. In all
cases not addressed by the present contract and any respective house
rules, the terms of Swiss Debenture Law and any other applicable
statutes shall be applicable as subsidiary law. The terms of this
contract shall have precedence over any local convention to the
contrary. The parties to this lease shall submit to the jurisdiction at
the site of the rental property. This jurisdiction clause shall be
irrevocable, even after expiration of the contract. If a parity
arbitration board has been established at the site of the rental
property or for that region, any disputes arising from the lease
contract shall be submitted for arbitration before coming before a
judge. If no agreement is reached in this way, the ordinary courts at
the site of the rental property shall be competent, excluding any
justice of the peace and reserving the right to appeal. In cases which
do not fall within the jurisdiction of the arbitration board, the case
shall go directly to the ordinary courts: eviction suits due to failure
of the tenant to move out in the event of termination on the basis of
Article 257 d of the Swiss Debenture Law; suits for suppression of a
legal proposal in prosecution and retaining rights; suits for premature
dissolution of the contract for important reasons.
MULTIPLE TENANTS SHALL BE JOINTLY AND SEVERALLY LIABLE FOR THE
OBLIGATIONS ARISING FROM THIS LEASE CONTRACT.
Place and date: Basel, April 16, 1997
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Landlord: Tenant
Personalvorsorgestiftung Xxxx XX [signature]
[signatures]
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