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TERM SHEET
1. This Term Sheet summarizes the draft principal terms of entering into
an transaction between the Land owners (__________________________Pvt
Ltd) and the Developers (________________________Pvt Ltd) for the
development of the lands more particularly described herein below for
the purpose of development of approximately _____________Acres of
lands situated at __________________________more particularly described
in Annexure “A”) hereto.
4. This Term Sheet does not constitute either an offer to sell or an offer to
purchase stake in any Company or to provide any financial assistance
in any manner and is entered into by parties hereto on principal to
principal basis.
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hereto as Annexure B. (hereinafter referred to as
the “said project”)
6.Details of the The Landowners are the owners of the said lands
Transaction being desirous of development of the said lands
have decided and agreed to enter into an
arrangement with the Developer appointing the
Developer as the Project Developer based on the
broad terms and conditions as agreed between the
Landowners and the Developers as recorded
herein.
7.
Responsibilities/Obliga The management and development of the said
tions of the Developer project on the said lands shall be of the Developer
lands as per broad terms and conditions recorded
herein and also detailed terms of the definitive
agreements to be executed between the Parties
hereto.
The Developer shall deposit with the Landowners a
Refundable Security Deposit of Rs.
__________________/- (Rupees
____________________only) on which an interest of
_________% p.a. shall be payable and such deposit
shall be refunded by the Landowners to the
Developers upon the completion or sooner
determination of the transaction envisaged herein.
The Developer shall be in its sole discretion
entitled to appoint the sub-contractors, Architects,
etc on such terms and conditions as may be
acceptable to them
The day-to-day management and control of the
said Project shall vest with the Developer which
shall include the following: -
1. Appoin;
2. The acquisition and/or extinguishments
of interests and rights in or over
immovable properties held by SPV and
the terms on which they are to be
acquired or extinguished;
3. Design and Construction aspects of the
Project. Including the guidelines for
selection and setting of the design
content of the Project;
4. The acceptance of the financial appraisal
of the development and budget
estimated for development project
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expenditure;
5. The selection method and terms of
engagement of head of departments in
the SPV and their respective termination.
6. The method of selection and terms of
employment of the principal building
contractor and their respective
termination;
7. The setting of the marketing campaign
for the disposal of the Project;
8. Guidelines for defining the terms of lease
and sale of the properties constructed on
the said portion land to be set for the
Project;
9. Terms of Sale/Transfer,(if applicable);
10. The terms of any financial assistance to
fund development Project expenditure;
11. The variation, alteration, change of or
omission form a decision on a matter to
principle already made by the SPV to the
extent that the variation, alteration,
change or omission is material;
12. The prosecution of claims with respect to
the SPV; and
13. Any other act matter or thing which is
not within the day-to-day management
of the SPV or implicit or comprehended
in any decision on a matter of principle
already made by the SPV;
14.
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investment in the SPV;
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execution of the definitive agreements
(including the shareholders agreement) and
creation of security to the satisfaction of
Investors.
9.
Representations & The Promoters has represented to the Investors
Warranties that:
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of the Project has been developed and
leased/disposed/ sold.
Duties
11. and Obligations The Promoters shall ensure that:
of the Promoters
The lands shall have uninterrupted right of
way and other easement;
The lands shall be free from any legal,
contractual or regulatory impediments, prior
to the acquisition;
The immovable properties already acquired
and to be acquired in future shall have clear
and marketable title;
The said portion land shall be contigious.
Keep the Investors indemnified from any loss
cause as a result of a defective title of the said
portion land;
12.
Pre-emption Rights At any point in time, the Board may decide to
issue additional equity shares if required. The
parties shall have a right of first refusal to
maintain their respective percentage ownership in
the outstanding equity of the SPV (including
outstanding options and warrants).
13.
Restriction on the The Promoters shall give the first right of refusal
transfer of shares to the Investors in case of a sale of shares of the
SPV. The Promoters shall always have atleast 51%
of the issued and paid up capital of the SPV at any
given point of time.
14.
Anti-dilution rights If the SPV issues additional shares subsequent to
this round of financing at a price less than the
Purchase Price per Share paid by the Investors
plus a compounded return of 30% per annum,
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then the Investors will be entitled to receive such
additional shares from the SPV/Promoters as would
be required to equate the adjusted cost per share
(after including the compounded return of 30% per
annum for the period the Investors have held the
equity shares) to the new price at which the
dilutive issuance has been effected on a “full
ratchet” formula basis.
15.
Tag-along Rights The Investors shall have the right to tag along
equal number of shares at the time of sale of any
shares by the Promoters on the same terms and
price as applicable to the Promoters. Provided that
(i) the Investors shall not be required to provide
any representations and warranties for such sale
and (ii) the Investors shall be entitled to receive
the cash equivalent of any non-cash component of
the consideration received by the Promoters.
16.
Right of First Refusal The Promoters shall give first right of refusal to
the Investors for sale of shares in KIP and any
of its subsidiaries and Affiliates.
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17.
Exit
The exit from the Investment will be through sale
of shares to a third party, based on capitalization
of the net rentals of the properties constructed
on the said portion land or any other route that is
mutually acceptable.
19.
Drag Along Right Upon exercise of Put Option and the Promoters not
able to fulfill its obligation under the Put Option
above, within a period of 3 months from the date
of Put Option , then, Investors shall have the right
to Drag Along the shares held by the Promoters at
the time of sale of any shares by the Investors on
the same terms and price as applicable to the
Investors
20.
Events of Default Occurrence of the following shall be deemed to be
an Event of Default by the Promoters if:
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other agreements.
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vest with the Investors.
22.
Default Put Option
Upon the happening of an Event of Default then,
Investors shall be entitled (but not obligated), by
notice in writing to the Promoters offering the
Promoters purchase all the shares in the SPV
owned by Investors at a price which would give
the Investors an internal rate of return of 25 per
cent per annum compounded annually on the
aggregate investment by the Investors. plus all
declared but unpaid dividends “or” the value of
the aggregate investment of Investors as per the
Independent Expert (anyone out of top 5 Property
Consultants in India) considering pre-default
valuation of the SPV, whichever is higher.
23.
Default Drag Along Upon the happening of an Event of Default and the
Rights Promoters not able to fulfill its obligation under the
Put Option above, within a period of 3 months
from the date of the Event of Default, then,
Investors shall also be entitled (but not obligated)
by notice in writing (a "Notice of Default") to the
Promoters at any time following Investors
becoming aware of such Event of Default to
require the Promoters to offer the shares in the
SPV owned by it and its Affiliates for sale to
Investors at the Default Drag Price as defined
below (the “Default Drag Price”).
Default Drag Price shall mean (a) the aggregate
purchase price received by Investors from a third
party/parties pursuant to sale of all the shares of
Investors and the Promoters in the SPV; MINUS (b)
an amount which would give the Investorss an
internal rate of return of 25 (twenty-five) per cent
per annum compounded annually on the
aggregate investment by the Investors plus all
declared but unpaid dividends “or” the value of
the aggregate investment of Investors as per the
Independent Expert (anyone out of top five
Property Valuation Consultants of India)
considering pre-default valuation of the SPV,
whichever is higher.
24.
Liquidation Preference In the event of:
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involuntary,
25.
Right of first Offer With respect to any sale/transfer of shares by the
SPV/Promoters to any third party, the Investors
shall have a right of first offer to maintain their
respective percentage ownership in the
outstanding equity of the SPV (including
outstanding options and warrants), with standard
exclusions e.g. ESOP, subject to prior approval of
board.
26.
Inspection Right The SPV/Promoters will permit the Investors, or its
authorized representatives (such as lawyers,
accountants, auditors or other professional
advisors) to visit and inspect the properties
constructed and developed on the said portion
land of the SPV/Promoters, including its corporate
and financial records, and to discuss its business
and finances with officers of the SPV/Promoters,
after giving reasonable notice.
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27.
Information Rights The Investors are entitled to receive all
information available to a director/s of the SPV on
request. the SPV shall be under obligation to
furnish the Investors with:
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all reports will be on a quarterly basis.
28.
Costs
Cost associated with the investment including
title verification and creation of security, drafting
and execution of documents, cost of conducting
due diligence (payment to all consultant
appointed), etc. shall be borne by the SPV.
29.
Validity This term sheet is valid for a period of ________
days from the date of execution of this term
sheet and the Parties shall execute the term
sheet within ______days from date of issue.
30.
Confidentiality The terms and conditions described in this Term
Sheet including its existence shall be
confidential information and shall not be
disclosed to any third party, save for
affiliates of the negotiating parties. If any
party determines that it is required by law
to disclose information regarding this Term
Sheet or to file this Term Sheet with any
securities exchange, securities regulatory
agency, or other regulatory body, it shall, in
a reasonable time before making any such
disclosure or filing, consult with the other
parties regarding such disclosure or filing
and seek confidential treatment for such
portions of the disclosure or filing as may be
requested by the other party/ies.
31.
Exclusivity Upon execution of this term sheet, Parties agree
that so long as the Investors negotiate in good
faith to consummate the transaction contemplated
by this term sheet, the Promoters agrees that
neither they nor their representatives will
negotiate with, provide any information to, or
consummate a financing with any parties, other
than the Investors, without the prior written
approval of the Investors.
32.
Governing Law: All agreements shall be governed by the law of
India and the Courts in Bangalore shall have
exclusive jurisdiction.
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It is the intention of the Investors to enter into such agreements as are appropriate
to consummate the transaction contemplated above. The Investors and the
Promoters expressly acknowledge, however, that this letter is only an expression of
the present intention of the Investors, and other than as set forth, Confidentiality,
Exclusivity and First Right of Refusal on the Investment above, neither the
Investors nor the Promoters will have any legal obligation or owe any legal duty to
the other until such time as definitive agreements have been executed by the
authorized representatives of the Investors and the Promoters setting forth the
precise terms and conditions of the transaction.
If the foregoing accurately describes the basis on which we are willing to proceed
with regard to negotiating and drafting definitive agreements, please indicate your
approval by signing the copy of this letter and returning it to us.
For SPV
Mr Sudarshan Karle
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SCHEDULE I
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13.Changes to material accounting or tax policies or practices other than
that is recommended by the Audit Committee or required by law.
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29.The selection method of selection and terms of engagement of all key
employees of the Company and the removal of such employees;
31.Any material deviation from the plan and terms approved by the Board
in connection but not limited to with (i) the proposed marketing
campaign for the disposal of the Projects, (ii) employment of the
contractor for execution of the Projects (iii) terms of lease and sale of
the Projects (iv) the design content and quality of and materials to be
used in the execution of the Project.
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Schedule II
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