Agreement Drawn Up and Signed on 19 March 2006 Between:
Drawn Up and Signed on
19 March 2006
Tzlil Ad Ltd. Private Company 512718958
Of Rehov Raoul Wallenberg 4, Ramat Hechayal, Tel Aviv
(C/O SGS Construction Co. Ltd)
(Hereinafter: "The Seller")
On the one hand;
Check Point Software Technologies (or someone on its
behalf) Public Company 52002821
Of Rehov Jabotinsky 3a, Ramat Gan, 52520
(Hereinafter: "The Buyer")
On the other hand;
seller declares that he is the registered leaseholder of the property, as
defined below, and according to the Contact of Lease, as defined
the building has been erected on the property, as defined below;
buyer wishes to buy from the seller the Sale, as defined below, after the completion of
works, as defined below, and all contingent upon and in return for the mentioned in this
the parties wish to arrange the relations between them within the framework
of this agreement;
It is therefore declared
stipulated and agreed amongst the parties as follows:
introduction and all the attached appendixes are an integral and inseparable
part of it.
tiles of the sections of the agreement are for convenience only and will not
serve as a basis for interpretation for the agreement and/or for any of
time counted in this agreement will be according to the Gregorian calendar.
following words as detailed below will have the following definitions as appear bedside
them, unless specifically determined otherwise or if the context of the matters dictates
The known as Plot 69, lot 7094, registered located at Rehov
Hassollelim in Tel Aviv. A copy of the Land registries attached as
Appendix "A" to the agreement.
The Tel Aviv - Jaffo Municipality
"The Lease Contract"
The Lease Contract dated 19.5.1954 and signed between the
Municipality and "Lachmeinu Cooperative Bakeries Ltd. Relating to
the land, and according to which the duration of the lease is until
31.8.2010 (hereinafter "The Duration of Lease") and was recorded in
the Lands Registry Bureau. A copy of the Lease Contract is attached
to this Contract as Appendix "B"
"The New Lease Contract"
The new Lease contract attached as Appendix "C" to this Contract, to
which the Municipality expressed its consent on 12/3/2003 and is
attached as Appendix "D" to this Contract.
"The Lease Fees"
The payment to be paid to the municipality for it to sign the new
lease contract with the buyer.
"The Building or Structure"
A two segmented eight storey structure built on the land (including
a high entrance floor) to an area of approximately 16,000sqm, also
with basements, as defined below, that were constructed on the land.
A high upper basement (level -1) and three additional basements (on
Levels -2, -3, -4) with an area of approximately 26,000sqm.
"The Current UCP"
The Urban Construction Plans numbered K, 221, 376, 1043, 1386, 651a
'ayin' 'chet' 1043a 3262 and 'ayin' 1that relate also to the land.
"Urban Construction Plan" "UCP"
All the Urban Construction Plan applicable and/or that will be
applicable to the land, including the current UCP
"The Proposed UCP"
The UCP whose principals are attached as Appendix "C" to this
The land included built on land (including the building) including
the leaseholders rights to contractually consent to a new lease
contract with the municipality, and including the current and/or
future building rights. In the definition of a sale the details in
the technical specifications will be included as defined below.
Bank Hapoalim Ltd.
"The Bank Hapoalim Lien"
A primary mortgage for an unlimited amount recorded with the Land
Registration Bureau under the name of Bank Hapoalim for the land in
a deed numbered 024298/1999/0001 (hereinafter: "The Bank Hapoalim
Mortgage"); and another two liens to Bank Hapoalim recorded with the
registrar of companies in relation to the sellers rights on the land.
The Buildings Architect, Mr. Avner Yashar.
"Areas of main Purpose"
As defined by the Building Planning Ordinances (Area Calculation and
Construction Percentages in Plans and Permits), 5752 - 1992.
A person appointed by the buyer to act as a supervisor
"The Representative Rate
For the purpose of payments paid till 11:00 noontime - the known US
Dollar representative exchange rate for the day of payment, as
published by the Bank of Israel.
payment paid after 11:00 noontime - the US Dollar the US Dollar representative exchange
rate as published by the Bank of Israel at noon on that same day or the known US Dollar
representative exchange on the morning of the day determined for payment, according to the higher of the two.
Yaron Horowitz and/or Shmuel Lechner and/or Oren Maor and/or one of
the attorneys from the offices of Naschitz Brandeis & Co. Attorneys
Eyal Marom and/or Shiri Shani and/or one of the attorneys from the
offices of Gurtnisky & Co. Attorneys at Law.
"The Building Permit"
Permit No. 250162 from 26.9.2004 that constitutes a modification to
permit No. 6230580 from 27.3.1992 and of which a copy is attached to
the contract as Appendix "F"
Gurtnisky & Co. Attorneys at Law of Shderot Rothschild 45, Tel Aviv
and Nachitz Brandeis & Co. Attorneys at Law of Rehov Tuval 5, Tel
An account that will be opened in the Montefiore branch of Bank
"The Permit Request"
The request submitted by the seller in connection with the new
building permit of which a copy is attached as Appendix "G".
"The New Building Permit"
The building permit as drawn up by the seller and at his expense, to
be drawn up following approval of easement, as defined below,
according to the permit request or minor modifications therein to be
approved of by buyer including the use of 4 parking basements for
all permitted uses in Plan 'Ayin' 1 and for the parking of not less
than 700 parking spaces in total in the 4 basements.
An easement in Plan 'Ayin' 1 in the framework of which the Tel Aviv
Local Planning & Building Committee approves the opening of the
fourth basement through granting the easement in the instruction in
Plan 'Ayin' 1 to permit the possibility for parking in excess of the
standards. The minutes of the decision of the Planning & Building
Sub-Committee from 8.3.2006 are attached to the contract as Appendix
"Form No. 4"
Approval for a supply of Electrical, Water and telephone services to
the building in accordance with regulation 5 of the Planning &
Building Regulations (Approvals for the provision of Electrical,
Water and Telephonic Services), 5741 - 1981.
The technical specifications attached as Appendix "H" to the
All the work the seller is committed to execute and are detailed in
the technical specifications.
"The Final Works"
All works of all kinds to be executed by the buyer or someone on his
behalf in the sale.
The Letter from N, Sueliman & Co. attached as Appendix "I" to the
Engineer Eldad Spivak and in cases that he is unable to serve as
arbitrator, the Arbitrator will be someone appointed jointly
consented by the parties or in the lack of consent by the chairman
of The Association of Engineers and Architects in Israel. The
Arbitrator's authorities will those specified in the agreement.
Transaction – Suspending Condition
suspending condition (hereinafter: “The Suspending Condition”) for
fulfillment of the transaction, the subject of this contract, is the fulfillment of the
accrued conditions below:
confirmation from the Tel Aviv Municipality of their consent to sign with the buyer a new
municipality's signature on the agreement (subject to the payment of the "lease fees").
of the request for easement in its entirety from the Planning and Building Committee.
Issuance of the new building permit.
buyer will be entitled to annul the agreement by notification to the seller without
either of the sides having any claim or demand in connection with it or to inform on the
fulfilling of the agreement with a deduction (hereinafter: “Notification of
Fulfillment”) of return of $2,150,000 (two million, one hundred and fifty
thousands US Dollars) (hereinafter: “The Amount of Deduction”) for each
one of the following cases:
90 day from the signing of the contract have passed and no easement has been granted;
an easement has been granted and legal proceedings for the nullification of the easement
have begun and/or the nullification of the new building permit prior to the date of
payment of the return as mentioned in section 16.1 below;
120 have passed from the date of signing the agreement and not all the suspending
conditions have been fulfilled (hereinafter: "The Period for
the Fulfillment of the Suspending Conditions");
remove all doubts, the agreement will be annulled without the dispatch of any
notification if 120 days have passed from the date of signing of the agreement and not
all the suspending conditions have been fulfilled in their entirety and that no
notification of the fulfillment has been dispatched and no notification for an extension
for the period for the fulfillment of the suspending conditions before the end of the
aforementioned 120 days.
right to dispatch a notification of fulfillment despite the non fulfillment of suspending
conditions remains for the whole of the period of fulfillment of suspending conditions,
as defined below, including the extension period for as long as the buyer extends,
according to section 3.4 below.
buyer has the right to wait for the fulfillment of the suspending conditions without the
necessity to dispatch a notification of fulfillment and to extend the period of
fulfillment of suspending conditions for an additional two period of 60 days each period
in a written notification to be sent by the end of the period for the fulfillment of
suspending conditions (the original or extended according to this sub section). If the
buyer extended the period for fulfillment of the suspending conditions for the mentioned
periods and during which the suspending conditions were not fulfilled and no notification
of fulfillment was dispatched, the agreement will be annulled without the parties having
any claims whatsoever in relation to the nullification of the agreement.
soon as the buyer dispatches a notification of fulfillment after which the opening of the
fourth basement will be approved during the four years following the dispatch of the
notification of fulfillment in a manner such that it will be possible to issue the new
building permit in its entirety as mentioned in a manner that will allow the issuing of
the new building permit, the buyer will complete payment to the seller of the reduced
amount, with the adage of differential linkage to the US Dollar interest free
(hereinafter: “The Amount Paid”). If two years pass from the date of the
signing of the agreement and the opening of the fourth basement has not yet been approved
as mentioned and as mentioned in such a manner to allow the issue of a new building
permit, the amount paid will be reduced by 15% and by 1.5% for each month after the
passage of two years. If four years pass from the date signing the agreement and the
opening of the fourth basement has not been approved as mentioned allowing for the issue
of a new building permit, the seller will not be entitled to any payment with the
approval of the opening of the fourth basement. The seller will be entitled take further
planning measures to that do not constitute an easement in order to facilitate the
opening of the fourth basement and the issuing of the new building permit and that these
measures are coordinated with the buyer and are applicable only to the basement. No costs
will be incurred on the buyer in relation to these measures and all related costs are
applicable only on the seller.
on any date following the payment of the sum, the new building permit is revoked, or the
easement is annulled for any reason whatsoever, such that the suspending conditions
mentioned in this sub section are not fulfilled, the amount paid will be reduced by the
aforementioned amount deducted and instructions of the above section 3.5 will apply. The
buyer will not cancel the agreement if the easement or new building permit is revoked
after full payment of the amount. If all of the above mentioned occur after the full
payment (without deduction) is made by the buyer and after the amount for payment is
deposited by him with the trustees, the trustees are irrevocably charged to return the
reduced amount to the buyer. As long as the trustees are not in possession of an amount
sufficient to cover the reduced amount, the seller will be responsible tp return the
“reduced amount” in full to the buyer.
seller will commence works within 7 day of signing the agreement and will complete them
according to the timetable mentioned in this contract.
seller will transfer the sale to the buyer and the buyer will purchase the sale from the
seller subject to all that is mentioned in the agreement.
the date of signing the contract, the buyer is entitled to execute at his expense and his
responsibility the final works, at his own discretion in order to complete the building
and to actually populate it, subject to instructions of this agreement and subject to the
provision of approvals concerning the matters of insurance that the buyer must fulfill as
mentioned in section 21 below.
Seller’s Declarations and Liabilities
Seller declares and undertakes towards the buyer the following:
he is the legal sole rightful and owner of the rights and user and holder of the property.
the construction of the structure actually used 168.92% of the total permissible area for
construction on the land for the principal purposes, and that in addition to these used
building rights as mentioned above, the rights that can be used without payment of any
improvement tax or additional capitalized lease fees to the Tel Aviv – Jaffo
Municipality according to the new lease contract, are up to an area covering 216% of the
land for the principal purposes with no expropriations, and for a total area of 14,111sqm
for the principal purposes.
to the present UCP the structure can be used for offices, Hi-tech, Hi tech industry,
catering, workers welfare services and extra services. and he is not aware of any
planning obstructions for utilizing the structure for the purposes that the buyer wishes
to employ in the structure, namely: offices, Hi-tech, Hi tech industry, conferences,
catering, workers welfare services such as a kindergarten for the workers children,
fitness room and extra miscellaneous services all subject to lawful registration.
the building was constructed according to the building permit. That there are no
irregularities from the UCP, and the permit, and as far as there are irregularities in
construction as mentioned, the seller will settle them at his own expense and
responsibility the licensing for the irregularities in construction.
the building was built according to law.
the building was built to a high quality and according to all Israeli standards.
there no squatters on the property.
all payments for development, levies and fees to the municipality whose payment is
required in order to receive the building permit have been paid in full for the signing
of this agreement.
to the best of his knowledge, no claims were made against him by the Tel Aviv –Jaffo
Municipality concerning irregularities to the building permit.
he disclosed to the buyer all substantial details concerning the structure of which he
has knowledge, including environmental concerns.
he has not breached the lease contract with the Municipality and that to the best of his
knowledge, there are no pending claims by the Municipality concerning a breach of the
he will act diligently tin order that the Tel Aviv – Jaffo Municipality will lease
him the structure after payment of the capitalized lease fees. In the principals of
assessment that will be consensually submitted to the appraisers, and it ill be written
that the capitalized lease fees include amongst other things the payment for the 216% of
the areas for principal purposes in the structure, and that the four basements have been
paid for in full and for the proper use of parking for not less than 700 cars and for the
full permissible uses according to the present UCP up till the year 2059. A copy of the
principals of assessment as presented by the seller and by the Tel Aviv Municipality for
the purpose of drawing up the lease agreement is attached as Appendix “J”.
it is physically possible to park in the structures car parks (namely in all four
basements together) an amount of about 700 standard parkings.
in the building permit, the construction of 422 parking spaces was permitted.
he is able to execute the works imposed on him according to the instructions of the
agreement. The seller declares that the engineering survey, attached as Appendix
“J1” to the agreement was delivered to him and its details were
discussed with him and he will deal with it within the framework of the execution of his
commitments according to the technical specifications. For the avoidance of any doubt, it
is made clear that the engineering survey does not add and/or detract from the sellers
commitments according to the technical specifications.
he undertakes to act, at his own expense to gain approval of the easement immediately
following the signing of the contract and for the issuing of the new building permit.
he is the sole registered leaseholder of the property, and that his rights on the sale
are clean of any mortgage, lien, forfeiture, debt, or third party right with the
exception to the lien to Bank Hapoalim and that is made clear that at the time of the
signing of the agreement the seller will deliver the buyer a letter of conditional
release, according to which in return for payment of the amount mentioned in the
aforementioned letter to the account, No. 662766 in branch No. 600 of Bank Hapoalim
(hereinafter “The Letter of Release”). The letter of release is
attached to the agreement and marked as Appendix “K”.
he will complete the works as specified in the technical specifications at his own
expense and responsibility, within the schedule as specified in the agreement and
according to the instructions of the agreement.
the basements were constructed paying attention to the fact of the existence of the
expropriation in favor of the Municipality, and that the basements are designed to bear
the loads of urban roads. Attached to the agreement as Appendix “L” is
an approval by the construction engineer who designed the building.
on 10.8.1999 he paid the lease fees to the municipality to extend the building rights up
to the end of the period of lease for an increment in building right of 200%. The
aforementioned approval is attached as Appendix “M” to the
agreement. Likewise, he paid the lease fees to the municipality for the additional two
parking basements (basements -3 and -4), and that on 23.5.2000 he paid the lease fees to
the municipality for the extension of the building right till the end of the period of
lease for the easement granted for a rate of 16%. The aforementioned approval is attached
to the agreement as Appendix “N”.
following the signing of the agreement, he will deliver to the buyer the structures’ plans
in his possession or in the possession of his consultants on magnetic media as far as
this is possible, including the plans for A wing and the initial plans for B wing (which
is a three storey structure designed to be built on the eastern side of the building).
The buyer will be entitled to use the plans without the need for consent from the seller
or architect or other consultants. The architects consent for the use of the plans and
the waiver of the architects copyright in this regard are attached as Appendix
“O”. It should be made clear that the architects fee for the
execution of works is born by the seller. The seller will not be responsible for the
quality or the content or correctness of the plans that were not executed by the seller
regarding the B building.
to the best of his knowledge and according to the accountants letter, no betterment
tax is expected for this transaction.
according to the report from 29.1.2003, attached as Appendix “P” to
the agreement, and according to the report from 15.6.2005, attached as Appendix
“P1” to the agreement, there are no known environmental problems
that are likely to prevent the parking in the basements and that the seller is not aware
of any existing problems whatsoever connected with the environment related to the
building itself resulting from the circumstances described in Appendix “P” and
Appendix “P1” and that the buyer will not have any claim for this,
he made all necessary decisions in accordance with his articles of incorporation and all
laws to to enter into this agreement.
there is nothing legally, factually and/or otherwise to prevent the entering into the
agreement and to accordingly fulfill his liabilities in full and on time.
Buyer’s Declarations and Liabilities
Buyer declares and undertakes towards the buyer the following:
he saw and properly inspected and examined, it to his full satisfaction in all respects
the property, the building, the sale including (but not only) the physical and design
conditions, the locations and surrounding, of the relevant urban construction plans
(included the proposed UCP), the building permit, the permit request, the lease contract
and the new lease contract, the designations and the possibilities for their use
according to law and/or contract, the state of the registration of the sellers rights in
the Land Registry Bureau and all other registries. And as soon as the new building permit
is issued, the buyer declares that they were all appropriate for his needs and purposes
and that he waives towards the seller and/or anyone on his behalf all demand and/or
claims and/or allegations including unsuitability and/or defect; it should be made clear
that there is nothing mentioned in this section to add or detract from the sellers
declaration in the aforementioned section 4 and/or to present any waiver from them.
he is aware that the seller is not responsible in any way whatsoever for the proposed
UCP, for its advancement and/or its approval and that he releases the seller from all
commitments and/or liabilities in connection with this including in connection to future
handling of the request for the construction of B Building. Likewise, the seller declares
that he does not owe any payments and/or fees and/or tax and/or betterment tax and/or
consent fees and/or equity fees or any other fees, whose payment constitutes a condition
for the approval of the proposed UCP and its publication for validity.
is aware that on 20.11.1992 the seller signed an agreement with Mr. Gadi Ken and a copy
of which is attached to the agreement as Appendix “Q1” and
the seller signed on 20.11.1992 and agreement with Messrs. Davidi Neta and Eyal and a
copy of which is attached to the agreement as Appendix “Q2” (hereinafter:
“Compromise Agreements”). The Buyer declares and undertakes to
meet all the sellers’ liabilities according to the compromise agreements, and not to
take any action in opposition to and/or in contradiction to the undertakings according to
the aforementioned compromise agreements. The buyer agrees to indemnify and/or compensate
the seller for all expenses and/or costs and/or payment and/or liability that is incurred
on him in connection with a breach of the aforementioned compromise agreements by the
buyer, and this is in accordance with the indemnity instructions in section 12.6 below.
The seller will not pay any payment according to the instruction of this section without
the consent of the buyer. As far as the seller is demanded to make any payment according
to the instructions of this section he will bring this demand to the attention of the
buyer and allow the buyer to defend himself against any related claim or allegation. The
buyer will indemnify the seller only for a peremptory ruling binding the buyer to pay the
seller payment according to this section. This section will not be interpreted as a
contract beneficial to a third party.
he undertakes to allow the seller or someone on his behalf to execute the works,
uninterrupted, and he undertakes not to delay and/or prevent and/or disturb the seller
and/or someone on his behalf to execute the works, in any way whatsoever and including in
a case trhat the buyer executes the final works at the same time that the seller executes
the works, and all subject to the buyers right to act according to the instructions of
section 8.5 below.
he made the required decisions according to his articles of incorporation and all laws to
enter into this agreement and purchase the sale from the seller accordingly.
there is no legal economic or factual prevention and/or any other prevention from
entering into the agreement and to fully meet all liabilities on time.
Parties obligations Concerning the Easement, New Building permit, Lease Contract and New
seller undertakes to act in order to obtain the approval for easement and to obtain the
new building permit, within the framework of the permit request as speedily as possible
as far as it in dependant upon him. To this end the seller undertakes to do all that is
necessary to pay all required payments for the approval of easement and for the issue of
the new building permit.
buyer declares that he is aware that the seller may act to receive reimbursements for
permit fees paid by him but with no construction executed, and this is according to the
seller’s own discretion. The buyer declares that he will not have any allegations or
demands against the seller in this regard.
Municipality’s letter from 13.3.2006 concerning the lease fees that have to be paid
in respect of the new lease contract is attached as Appendix “Q3” to
buyer undertakes to pay the Municipality (as part payment) the amount due for the lease
fees according to and subject to the existence of the suspending conditions and other
conditions appearing in section 16 below and also the buyer undertakes to sign the new
lease contract, as soon as he is required to do so by the municipality subject to the
suspending conditions until that date.
should be made clear, that in any case the seller will be entitled to manage procedures
of any kind whatsoever with the municipality to facilitate a reduction in lease fees as
determined by the municipality. As far as it is possible to pay installments to the
municipality without affecting the seller’s right of appeal or reservation, the
seller will do so in a manner that the buyer will pay (for the seller according to the
conditions of section 16 below) the lease fees and the seller will continue with the
appeal and reservation proceedings. If it is determined that the lease fee assessment is
to be reduced, as a result of the mentioned proceedings, the seller will be entitled to a
reimbursement of the said payments.
buyer undertakes that he will not have any demand and/or claim and/or allegation against
the seller in relation to the new lease agreement.
of Works and Final Works
seller takes upon himself and hereby undertakes to execute the works and to complete them
to a high level of expertise, and professionalism and on times determined in the
agreement, with suitable manpower, equipment and materials and all according to the
instructions of the agreement and its appendixes.
seller will be entitled to execute the works himself and/or through third parties on his
behalf, but the execution of works by a third party on behalf of the seller as mentioned,
in order to detract from the sellers obligations and/or responsibilities towards the
buyer as mentioned in the agreement, and the seller will be responsible for towards the
buyer for all matters relating to the execution of the said works according to the
instructions of the contract.
buyer will be entitled to, from the date of the signing of the agreement, to enter the
sale under his own authority in order to execute the final works. It should be made clear
that there is nothing mentioned regarding delivery of the holding of the sale to the
buyer, and it will be deliver against the actual full payment according to the
instructions of the contract. As much as the buyer enters sale prior to the existence of
the suspending conditions, this will not infer notification of existence or nullification
of the suspending conditions according to the agreement.
The supervisor and his Authorities
buyer will be eligible to appoint contacts on his behalf and one or more supervisors, who
wall fill their roles specified below and will serve as the professional representatives
of the buyer in matters relating to the supervision of the works and their completion.
execution of the works will be supervised and overseen by supervisor and contacts on his
right of supervision given to the buyer or someone on his behalf does not grant any
release whatsoever to the seller from fulfilling his obligations according to the
agreement and no act of negligence by the supervisor or contact will free the seller from
fulfilling his obligations according to the agreement subject to that mentioned in
section 25 below.
seller undertakes to continuously supervise and inspect the execution of the works,
whether by himself or through a foreman authorized by the Ministry of Labor having
appropriate professional qualifications, and will be constantly on site at the place of
the execution of the works during the entire of execution of the works and will supervise
their execution. Instructions and/or notification and/or demands delivered to the seller’s
execution engineer will be considered as if they have been delivered to the seller.
seller will notify the buyer in writing the details of the sub contractors who will
execute the works prior to the commencement of execution of works.
buyer undertakes to continuously supervise and inspect the execution of final works,
whether by himself or through an authorized foreman and will be constantly on site at the
place of the execution of the final works and will supervise and inspect their execution.
seller undertakes to execute the works and complete them by himself or through someone on
his behalf in accordance with the aforementioned section 4.17, and through professional,
skilled and experienced workers.
this end, the seller undertakes to employ by himself and at his own expense all the
required suitable manpower for the execution and completion of the works and the
fulfillment of all his remaining obligations according to the agreement. It should be
made clear that the buyer will be solely responsible for the employment of manpower to
execute of the final works and that the seller will not be responsible and/or liable
concerning these matters.
for the purpose of execution a license, permit or suitable classification is required by
law, the parties undertake to employ only people of suitable classification for the
execution of that work, or have an appropriate license or permit, each according to the
matter in hand.
party will be responsible for its workers, the work conditions, the employment and social
security of its worker and either party will bear at its own expense (each one for his
own workers) payment of income tax, social insurance, national insurance, workers funds,
pension payments and all other payments applicable or that will be applicable to the
parties for their workers according to instructions of law.
Materials and Labor
it is not specifically mentioned otherwise in the agreement, the seller undertakes to
supply at his expense all the equipment, tool, facilities, materials and anything else
required for the efficient execution and completion of the works according to the
an error and/or an imprecision in the marking of the works or part of them is found in
the plans, even if they were checked by the supervisor and/or by the planner and/or by
the buyer, the seller is obligated to make repairs at his own expense.
seller is responsible, at his own expense, for the safekeeping of equipment and materials
that will serve him for the execution of the works. For the avoidance of any doubt, it is
made clear that the buyer will be responsible for the safekeeping of the equipment and
materials that will serve the buyer for execution of the final works.
seller will execute, at his expense, the cleaning of the structure and the disposal of
waste and/or garbage and/or other surplus materials connected to the execution of the
works, from the building and/or its surroundings. Upon completion of the execution of the
works, the seller undertakes to remove from the worksite all equipment, materials and
surplus facilities that served for the execution of the works. It should be made clear
that the buyer will be responsible for the expenses for the cleaning of the building and
the disposal of waste and/or garbage and/or other surplus materials connected to the
execution of the final works, from the building and/or its surroundings.
Quality of Materials and Labor
seller undertakes for the purpose of execution of the works to utilize only high quality
materials, in sufficient amounts and according to that mentioned in the agreement, and he
also undertakes that all labor performed by him during the execution of the works will be
of a high standard and quality.
for which standards have been set by the Standards Institute, will conform to those said
seller undertakes for the purpose of the execution of the works and their completion to
utilze only materials that have been inspected by the Standard Institute, or have been
approved by the supplier of the materials regarding their type and quality, likewise to
use materials approved according to standards in places if so required, following their
inspection by the supervisor and deemed them suitable for their intended use.
all cases of dispute between the parties concerning matters of section 7, the arbitrator
will settle the dispute.
Commencement of Execution of Works, the Rate of Execution of Works and the Date for Their
the purpose of the agreement the meaning of “The Initial Date for Completion” – The
date that the buyer’s supervisor confirms that the seller has completed all that was
required from him to permit the buyer to execute the final works in the entire structure
as mentioned in Appendix “R”. “The Completion Date
of Works” will be the date on which the seller completes all the works
and receives a certificate of completion from the buyer as mentioned in section 8.12
seller undertakes to reach the initial date for completion to the satisfaction of the
buyer’s supervisor by no later than three months after signing the agreement or two
and a half months after receipt of the plans mentioned in section 8.7 below – the
latter of the two. Any delay whatsoever in the completion of the required works by the
initial completion date will be considered a breach of agreement.
seller undertakes to complete the works, by no later tan 6 months from the signing of the
contract. A delay of 30 days in the completion of the works will not be considered a
breach of the agreement.
seller is aware that the subject of time schedules is of great importance to the buyer
and he undertakes, as far as it is dependant on him, to keep to the schedules according
to the agreement.
the seller is not be entitled to get the certificate of completion on the completion date
or if the seller does not work at the required rate despite him receiving a notification
of warning from the supervisor, the buyer will be entitled to (but not obliged to) take
possession of the sale in its entirety or in part and to make use of it following receipt
of approval from the arbitrator permitting the seller to raise his claims in this matter.
In this case, the buyer will be entitled to a reimbursement from the trustees for the
amount reflecting the costs of completion of works by the buyer resulting from the non
completion of the works by the seller, and determined upon by the arbitrator, and all
without detracting from any other existing right and/or measure and/or remedy for the
buyer under these circumstances. The arbitrator will examine the costs of the buyer works
to complete the works in lieu of the seller and will rule what compensation the buyer is
entitled to for the said circumstances. An irrevocable instruction is hereby issued to
the trustees to pay the buyer all amount awarded as he is entitled to under the said
circumstances of this sub section, without delay, immediately following the receipt of
the arbitrators ruling. In case of clarification with the arbitrator of the circumstances
of this sub section, there will be a moratorium of payments by the trustees until
completion of the proceeding of clarification and for an amount determined by the
a delay in execution occurs for any circumstances whatsoever and it is the arbitrator’s
opinion that the seller did not have any control over them, and there was no reasonable
possibility that he could prevent them, including delays that may have been caused due to
the execution of final works by the buyer and/or delays that may have been caused by a
breach by the buyer of commitments in the above section 5.4 and/or commitments in section
8.7 below, the seller is entitled to request an extension for the completion of works or
part of them and the arbitrator will determine the period of extension according to the
period in which the delay occurred.
buyer undertakes to commence itemized planning of the final works immediately following
signing the contract. It is agreed that the buyer will submit to the seller, within no
later than 14 days after the date of the signing of the contract or within 14 days of the
sellers demand, the latter of the two, requisite architectural specifications and designs
for the seller in order to execute the works for the buildings bathrooms. In case of a
delay in the delivery of the plans, the dates for completion will be accordingly delayed
and this will not be considered a breach of the agreement by the buyer.
the seller does not remain on the schedule determined in the above sections 8.2 and 8.3
and there is a delay in the initial completion date or in case of a delay in excess of 30
days in the completion of works, the seller will compensate the buyer an amount of $9,000
(nine thousand US dollars) for each day of delay beyond the 30 days after the date of
completion of the works, whichever the case may be, represented an agreed amount of
compensation assessed in advance. The amount of compensation will be transferred by the
trustees to the buyer and will be deducted from the sum payable.
long as the said circumstance in the above mentioned section 8.5 and section 8.8 exist,
the seller will be entitled to claim for a reduction of compensation whilst drawing the
attention to the rate of the execution of works by the buyer.
a dispute arises between the parties concerning the question of the delay in completion
of the works, was according to instruction of the contract or whether we are talking
about a breach of contract, the dispute will be passed on for settlement by the
the circumstances of the in the above section 8.6 become apparent, the seller will notify
the buyer in writing and will itemize the circumstances of the case.
day prior the planned date of completion of works, the seller will invite the buyer to
inspect and verify the works as detailed in the technical specifications.
buyer will deliver to the seller within 14 days of the date of receipt of the sellers
said notification, a list of defects found by him and the seller undertakes to repair the
said defects in a reasonable period of time according to the nature of the defect and the
urgency of repair. Urgent defects that prevent reasonable use of the sale will be
repaired as soon as possible (hereinafter: “The Urgent Defects”). With
the repair of the said urgent defects, the supervisor will confirm in writing that the
works have been completed. (The supervisors said written confirmation will be known as
hereinafter “The Certificate of Completion”). The certificate of
completion will be issued after the seller has completed all activities that were in his
power to execute at that time for the purpose of issuing Form No. 4. In order to remove
any doubts, it should be made clear that, non urgent defects will not prevent the
granting of the certificate of completion by the buyer to the seller and this without
derogating from the obligation of the seller affect repairs at some later date.
seller undertakes that on the date of completion of works, that part of the air
conditioning electrical and plumbing systems for which the seller is responsible
according to the agreement, will be in good working order, and the seller will
responsible towards the buyer for any fault or breakdown of that part of the air
conditioning, sprinkler, elevator systems in the building that were executed by the
seller for a period of two years from the date of delivery of possession and this will
detract from his responsibilities according to the Sale of Apartments Act 5733 – 1973
towards the buyer, with the exception in cases where the damage and/or defects are caused
by the buyer and/or someone on his behalf and/or due to an act of negligence executed by
the buyer and/or someone on his behalf, in contradiction to the instructions for use that
the seller will deliver to the buyer after which the seller will be released from his
Completion of Work” meaning – the full execution of works subject of the
specifications and the receipt of Form No. 4 as far as is possible and subject to that
mentioned in section 9.1 below, and the functioning of part of the systems that are under
the responsibility of the seller according to this contract, in a full and current
the completion of works, the seller will deliver the As Made plans to the buyer and the
up to date plant files.
the supervisor is of the opinion that the progress of execution of the works is too slow
to be able ensure completion of works or any part of them on the determined date, he will
inform the seller and request that the seller take all necessary measures including
increasing the work force, adding equipment and increasing the rate of work, in order to
complete the works or part of them on schedule.
the supervisor is of the opinion that the said above measures taken by the seller are not
sufficient, the supervisor will be entitled to request that the arbitrator instruct the
seller to take measure necessary in order to meet the date for completion of the works
and for which the arbitrator instructs, and the seller undertakes to take those measures
and at his expense.
all cases of dispute between the parties in matters of this section 8, the arbitrator
No. 4, Certificate of Completion
seller will obtain a Form No. 4 at his expense and his responsibility by the date of
completion of works, as previously defined and/or by the first possible deferred date.
The costs involved for the issuing of Form No. 4 (including inspections) in relation to
the “final works” and/or will be at the buyer’s expense. If there are
delays in the issuance of Form No. 4 or the Certificate of Completion and/or if there is
an impediment preventing the issuing of these approvals for reasons dependant on the
buyer, including but not only, due to the buyer executing final works or for any other
reason that is not connected to the completion of works by the seller (hereinafter: “The
reasons dependant on the buyer”), the date for the issue of Form No. 4 will be
deferred until the first possible date. In any event the seller will obtain a Form No. 4
by no later than 45 days from the date the buyer completed the final works but only if
the final works and all the works required to receive the Form No. 4 and which are the
buyer’s responsibility have been completed by the buyer. The buyer will execute
everything required from him in a reasonable manner in order to assist the seller to
obtain the Form No. 4 and the Certificate of Completion for the structure and to remove
any impediment connected with it preventing the issue of the Form No. 4. In all cases of
dispute between the parties in matters of this section the arbitrator will settle. If the
delay is due to reasons dependant on the buyer the seller will make a request from the
Tel Aviv Municipality for an approval for works that have been completed and required for
the issue of the From No. 4, and regarding the works that have not yet received approval
from the Municipality, approvals will be obtained from the relevant consultants (The
municipality’s approvals and the additional approvals from the consultants will be
called from hereinafter conjointly by the shortened name: “The Municipality’s
and/or Consultants Approvals”).
seller will obtain a Final Certificate of Completion at his own expense and
responsibility. The required costs for the obtaining of the certificate of completion,
(including inspections) connected with the “final works” will be at the expense
of the buyer. The “final certificate of completion” will be obtained by the end
of one year from the date of issue of the said certificate of completion unless there are
reasons dependants on the buyer preventing the issue of the Final Certificate of
parties declare that they have the suitable tools, means, materials, knowledge and
manpower to execute the works or the final works whichever is relevant, with full
preservation of caution and safety at work according to instruction of law.
parties declare that they are aware of the all the instruction in law relating to safety
at work in general and the safety in execution of the works (or the final works,
whichever is relevant) subject of the agreement in particular, including without
derogating from the generality of the Work Safety Issues, Instructions and Regulations
(New Version) 5730 – 1970 and regulations set by the instruction of the Organization
and Supervision of Work Law 5714 – 1954.
seller and the buyer undertake each one in relation to his workers that every worker
working for him in the place of execution of works or in the place of the execution of
final works will be briefed by them in everything related to the instruction and safety
rules for the work according to the instruction of law.
seller and buyer undertake to execute the works, or the final works, whichever is
relevant, and also undertake to make their workers execute the works, or the final works,
whichever is relevant, while meticulously preserving the adherence of to all the
instruction of the law concerning safety measures and safety and caution regulations
applicable to the execution of works for the type of works that are the responsibility
for each one of them.
seller and buyer undertake, each one in relation to the works that they must execute
according to this contract, that the equipment operated by any one of them or by one of
their workers in the framework of the execution of the works or within the framework of
the execution of the final works, whichever is relevant, will be in good repair and safe
to operate and will be equipped with licenses, permits, confirmation of good repair as
required by law.
seller and buyer undertake, each one in relation to the works that they must execute
according to this contract, that the equipment operated by them or by one of their
workers in the place of the execution of the works or the place of the execution of the
execution of the final works, whichever is relevant, will be operated by an authorized,
skilled and experienced operator also for all any one driving a vehicle belonging to one
seller and buyer undertake, each one in relation to the works that they must execute
according to this contract, to pave a proper and safe access road in the place of
execution of the works or the place of execution of the final works, whichever is
relevant, and to determine proper passage with no obstructions or any thing else
interrupting the use of them.
seller and buyer undertake each one in relation to the works that they must execute
according to this contract, to cover and/or fence off and pit or opening that can be
fallen into and is located in the place of execution of the works or the place of
execution of the final works, whichever is relevant.
seller and the buyer undertake each one in relation to his workers that all the workers
will be medically fit for the work after having been through all the medical examination
as required by law.
seller and buyers and anyone acting on their behalf must take all safety and caution
measures required to prevent the loss of or damage to person and/or property belonging to
any person and/or body whomsoever in connection to the execution of activities according
to the agreement. Without derogating from the agreement, the seller, buyer and anyone
acting on their behalf, all in their own respect, to uphold the instruction of the law
and to arrange their activities including the instructions concerning safety procedures.
buyer, supervisor and/or any other of their representatives, will be entitled at any
time, to visit the place of execution of works and/or any other place in which work is
done and/or from any place from where material machines, products are prepared and/or
brought for the execution of works, and the seller and/or anyone on his behalf fully
cooperate with the visitors and provide them with any data and/or information as mat be
required of them. The buyers expenses and those of anyone acting on his behalf for the
above mentioned will be born by the buyer.
of the pace of execution of work
the whole of the duration of works the seller undertakes to maintain the place of
execution of works in a clean and orderly manner with the exception of the dirt or
disorder resulting from the execution of final works by the buyer.
the completion of the execution of works, the seller undertakes to clean the place of
execution of works from all surplus materials, garbage and all other dirt belonging to
the seller resulting solely from of the execution of works.
the contract is annulled because of the lack of the upholding of the suspending
conditions, on the date of cancellation, the buyer will vacate immediately the sale from
all equipment and/or materials and/or tools and/or facilities trhat served him for the
purpose of the execution of final works, and the buyer also undertakes to clean the place
of execution of the final works from the surplus materials, garbage and other dirt
belonging to the buyer or resulting from of the execution of the final works.
seller and buyer will be responsible, each one in relation to the works that they must
execute according to this contract. The seller will be responsible for any loss caused to
work under his responsibility according to the agreement or for equipment or materials,
tools and facilities supplied by him within the framework of the execution of works under
the sellers responsibility till the completion of the works under the sellers
any case that damage is made to the place of execution of work or to the work in its
entirety or in part, the damaging party must repair the damage at his expense immediate
with the occurrence of the damage.
instruction of the above sections will be applicable for any damage caused by any of the
parties or someone on their behalf during the execution of the repair works during the
trial period (concerning the seller – as mentioned in section 15 below).
parties will be responsible for each other, for damage or loss whether material or person
caused to the injured party or someone on his behalf or to a third party whosoever, at
any time whatsoever as a result of actions or neglect of the injuring party or someone on
parties will be responsible for each other, for damage caused during the execution of
works or final works, whichever is relevant, as a result of actions or neglect of the
injuring party or one of his or one of his sub contractors employed by him, to the water
systems, to the electric lines, telephone and such like, he undertakers to repair them at
injuring party as above mentioned, undertakes, to indemnify, compensate the injured party
for all damages, loss, charges, incurred expenses within the framework of a verdict
handed down resulting from a claim served for damages under the responsibility of the
injuring party according to the contract, and for expenses born by the injured party
during to protect himself against demands for the aforementioned, including attorneys
fees. The injured party undertakes to inform the injuring party immediately after
becoming aware of receipt of the claim and/or demand for the abovementioned, and to allow
the injuring party to defend himself at his own expense.
seller will appoint on his behalf and at his expense a safety officer for the work site
and will inform the buyer of this in writing. The safety officer will remain on site
until receipt of the certificate of completion from the buyer and will be responsible
also for the buyer’s workers.
Date of Transfer of Possession
possession of the sale will be transferred to the buyer against full payment of the
return, as mentioned in section 16 below (above and hereinafter: "The
Date of Transfer of Possession").
the avoidance of any doubt, it should be made clear herein, that under no circumstance
will the possession of the sale be delivered to the buyer, and no rights whatsoever will
be transferred to the buyer, prior to the actual payment in full of the consideration the
actual payment of the VAT for the full amount of the return.
seller will execute all modifications (including additions) to the project and/or works
so requested of him by the buyer (hereinafter “Modification”), subject
to the technical feasibility of the modification and agreement for the schedule, and
return for the modification and its manner of payment. The parties agree, that for a
modification necessitating extra work, the buyer will pay to the seller the cost of the
modification whereas the cost of the modification will be calculated as inclusive of the
cost of work, material, design, supervision and management (jointly hereinafter: “The
Cost” ) with an additional 4%. For the avoidance of any doubt, the Cost includes
an additional 10% of the said costs in this section for the management and supervision by
SGS Construction CO. Ltd.
seller will not be entitled to any extension of the work schedule for the execution of
works for the above mentioned modification, unless the modification obligates a change to
the schedule therefore there is a necessity to grant an extension, and according to the
extension as determined by the supervisor.
case of a dispute between the parties concerning section 14, the matter will be ruled on
by the arbitrator.
and Responsibility – Guarantees and Trial
seller will be responsible for all defects and their repair in the sale according to the
instruction of the Sale (of Apartments) Law 5733 – 1973 with the exception of works
executed by the buyers.
to vital systems in the sale such as seals, and any other fault, that are under the
responsibility of the seller according to this contract, and that do not allow for
reasonable use of the sale (hereinafter: “Urgent Repair”) will be
executed by the seller at the earliest possible opportunity after he is made aware in
writing for the necessity to execute the above mentioned repair, taking into
consideration the nature of the required repair, the type of damage and the urgency of
the repair. Repairs that are not urgent will be executed within a reasonable period of
time depending on the circumstances at the time.
case of necessity to execute such repairs, the buyer will permit such execution. The
seller will reduce, as far as possible, the disruption that will be caused, if at all
caused to the buyer.
the buyer does not execute any repair that he is supposed to repair as specified in the
above section 15.1, despite the written demand to do so, the buyer will be entitled to
execute such repair at the expense of the seller, and this after delivery of an
additional written warning of seven days during which the seller did not effect the
repair the defect for which as mentioned he was responsible. In this case the seller will
immediately repay the buyer at this first written demand all reasonable amounts for
actual payments for the execution of the abovementioned repairs, against a receipt
submitted by the buyer to the seller. In case of an emergency, in which no additional
warning can be given, the buyer will be entitled to execute the repair by himself with no
additional written warning.
sellers responsibility to execute the works and execute repair to the sale that are the
sellers responsibility according to the instructions of the contract, will apply also to
any third party to whom the buyer transfers, rents, delivers or sells his right to the
ensure the sellers undertakings to execute the repairs, as mentioned in this section, the
seller will submit to the buyer an autonomous bank guarantee for execution (hereinafter:
“The Trial Guarantee”) in a version as attached as Appendix “S” for
an amount of $650,000 (six hundred and fifty thousand US dollars) which will be valid for
a period of one year from the date of receipt of the certificate of completion. At the
end of one year from the date of receipt of the certificate of completion, the guarantee
will be replaced by a guarantee of $450,000 (four hundred and fifty thousand US dollars)
which will be valid for an another one year.
is agreed that at the end of two years from the date of receipt of the certificate of
completion the guarantee will be replaced by a guarantee amounting to $150,000 (one
hundred and fifty thousand US dollars) which will be valid for an another one year period.
case of any dispute concerning this section 15, it will be settled by the arbitrator.
the Suspending Conditions, the Return, The date for Payment of the Return
the payment for the sale the buyer undertakes to pay to the seller the amount of
$35,250,000 (thirty five million, two hundred and fifty thousand US dollars) with the
lawful addition of VAT (above and hereinafter: “The Return”). In
case of a reduction of the amount of the return due to circumstances mentioned in the
abovementioned section 3.2, the consideration will reduced by the amount of the reduction
as previously defined.
payment paid by the buyer will carry a dollar interest of 4% per annum for a period of
three months from the date of the signing and after three months 3.5% per annum until the
full payment of the return to the seller or to the trustees or to the bank and to the
municipality whichever is relevant according to the instructions of section 16.3 below.
for the return will be paid on the date of payment of the return, with a deferred check
payable to The Treasury – Value Added Tax, issued to the 14th day of the
month following the payment of the return in return for a tax invoice for the full amount
of the return.
payments mentioned in the agreement will be paid by the buyer with bank drafts payable to
the seller and/or the trustee and/or Bank Hapoalim and/or the Tel Aviv Municipality,
whichever is relevant.
return will be paid subject to and against the upholding of the following accrued
conditions (hereinafter: "Conditions of Payment")
existence of the suspending conditions.
recording of a warning in favor of the buyer that the sale is clean of any third party
rights whatsoever with the exception of a mortgage for the benefit of Bank Hapoalim.
of possession in the Sale to the buyer.
to the buyer power of attorney as defined in section 18.2 below.
of a power of attorney to the buyer to delete notices of caution as mentioned in section
of the protocol to the buyer.
of confirmation for the arrangement of an insurance as mentioned in the insurance
deletion of the mortgage for the benefit of Bank Hapoalim and the registration of the
mortgage for the benefit of the buyer.
of a written confirmation from the seller that there are no outstanding legal procedures
(appeal/ administrative petition) against the new building permit or the easement.
return will be paid as follows (above and hereinafter: "The date for the Payment of the
there are no objections to the request for an easement or if there are only objection
that are removed by consent, the return will be paid within no later than 10 day from the
date of issuance of the new building permit or 50 days from the date of receipt of
possession, the latter of the two and subject to the existence of all the “conditions
of payment” and that no legal proceeding was submitted to cancel possession.
there are objections to the possession request, that are not removed by consent, then the
return will be paid within 50 days from the date of issuance of the new building permit
that includes the easement and subject to existence of “the conditions of payment” and
that the for the payment no legal proceeding was submitted for the cancellation of the
to the Municipality and Bank Hapoalim
the event that the payment to the Municipality and Bank Hapoalim exceeds $30,600,000
(thirty million and six hundred thousand US dollars) or $28,450,000 (twenty eight million
four hundred fifty thousand US dollars) provided the agreement is complied with by a
reduction as provided in the foregoing clause 3.2, the buyer shall pay the difference
above the said amount and the seller shall, at the time of payment of the price, complete
the difference by means of a cashier’s check to the order of Bank Hapoalim. Failure
of the seller to deposit the said payment shall constitute a fundamental breach of the
agreement, whereupon the buyer shall not provide the payment.
seller instructs the buyer to make the payment demanded by the Municipality for signing
the new lease contract directly to the Municipality by a check drawn to the order of the
Municipality against the Municipality’s signature of the new lease agreement and the
lease amendment deed (hereinafter: the payment to the Municipality). It is stipulated for
the sake of clarity that the invoice/receipt to issued by the Municipality in connection
with the payment to the Municipality shall be under the name of the seller.
to Bank Hapoalim
seller instructs the buyer to arrange that the amount indicated in the release letter be
paid by a check to the order of Bank Hapoalim, for clearing the attachment made in favor
of Bank Hapoalim (hereinafter: the payment to Bank Hapoalim). From the amount of payment
to Bank Hapoalim, the equivalent of approximately $10,000,000 (ten million US dollars) as
established by the seller shall be paid in US dollars and the balance of payment to Bank
Hapoalim shall be paid in NIS. It is agreed that the payment to Bank Hapoalim shall be
made against erasure of the mortgage made in favor of Bank Hapoalim and against the
registration of a first degree mortgage of unlimited amount in favor of the buyer,
according to mortgage deeds and mortgage terms as per the enclosed Appendix 20, and
against an encumbrance at the Companies Registrar’s Office in the wording enclosed
as Appendix 20(1), ensuring the rights of the buyer hereunder. It is stipulated for the
sake of clarity that all expenses for registration of the mortgage and attachment,
including taxes, shall be payable by the buyer only.
NIS equivalent of $4,650,000 (four million six hundred thousand US dollars), at the
representative exchange rate, shall be paid to the account of the trustees (hereinafter:
“the payment to the trustees” and “the deposit”, as the case may be.
balance of the price, i.e. the price less the payment to the Municipality, less the
payment to Bank Hapoalim and less the payment to the trustees (hereinafter: the payment
to the seller) shall be paid in NIS at the representative exchange rate to the seller
less the deductions for arrears in completion of the works inasmuch as determined by the
parties hereby irrevocably instruct the trustees to hand over the amount of the deposit
to the seller, including the fruits thereof, but less the bank commissions, everything as
stipulated below. Notwithstanding the provisions hereinbelow, if it shall become evident
that a legal proceeding is under way for cancellation of the concession or the new
building permit and the buyer having paid the full price (without any reduction thereof),
the trustee shall withhold the shekel equivalent of $2,150,000 (two million one hundred
and fifty thousand US dollars) pending completion of the legal proceeding by way of a
final judgment even in case of conditions for the release thereof as stated hereinbelow
in this clause. Nothing in the withholding of money by the trustees under this subclause
shall be construed as entitling the seller to withhold the discharge of its obligations
toward the buyer, and it shall finance the discharge of its obligations from its own
resources. Noncompliance with any of the provisions of clauses 16.5.1, 16.5.2 and 16.5.4.
hereinbelow shall delay the release of the amounts indicated thereafter in the agreement,
except those referred to in clauses 16.5.5 and 16.5.3 hereinbelow, pending compliance
with all the provisions to be met by that time in the order of their appearance in the
the time of preliminary completion with approval by the supervisor (or the adjudicator,
as the case may be), the buyer shall pay the NIS equivalent of $500,000 (five hundred
thousand US dollars) less the amounts established by the adjudicator for arrears, if any.
If at the time of payment of the price the initial payment has already matured, the said
amount shall be paid in full directly to the seller at the time of payment of the price,
subject to compliance with the “conditions of payment” balance.
completion of the receipt of the completion certificate from the supervisor (or from the
adjudicator in case of disputes between the parties in connection therewith), and
submission of a bank guarantee as stated in clause 15.6 hereinabove to the buyer, the NIS
equivalent of $1,650,000 one million six hundred fifty thousand US dollars) at the
representative exchange rate less the amounts established by the adjudicator for arrears,
if any, shall be released in favor of the seller.
NIS equivalent of $900,000 (nine hundred thousand US dollars) according to the
representative exchange rate shall be used by the trustees for payment of sale tax
according to self assessment to the Land Tax Administration. The balance of the sum
referred to in clause 16.5.3 after payment of sale tax shall be remitted to the seller
after payment to the trustees of the said sale tax, even in the absence of other
conditions for release of the sums indicated above. In the event of the seller having
paid the sale tax according to a self assessment by the time of payment of the price, the
said amount shall be paid in full directly to the seller at the time of payment of the
price, even in the absence of other conditions for release of the above-mentioned
the issuance of Form 4, the NIS equivalent of $700,000 (seven hundred thousand US
dollars) according to the representative exchange rate (hereinafter: the Form 4 deposit)
shall be released to the seller. It is agreed that in case of impossibility of obtaining
Form 4 for reasons attributable to the buyer as noted in the foregoing clause 9, then
subject to presentation by the seller of the certificates by the Municipality and/or the
consultants as defined in the foregoing clause 9.1 the trustees shall release to the
seller, out of the Form 4 deposit, the NIS equivalent of $450,000 (four hundred fifty
thousand US dollars) at the representative exchange rate. The balance of the Form 4
deposit shall be released to the seller on presentation of a comprehensive Form 4 by the
the time of registration of the property in the name of the buyer at the Land Registry,
or on expiry of 14 days from submission of the transfer documents by the seller, as
defined in clause 18.1 hereinbelow, whichever occurs first, the NIS equivalent of
$600,000 (six hundred thousand US dollars) according to the representative exchange rate
shall be released to the seller even in the absence of other conditions for release of
the aforementioned amounts. The seller undertakes that the property shall be registered
in the name of the buyer not later than 12 months after the signing of this agreement,
except in case of circumstances that preclude the registration.
submission of a completion certificate to the buyer, the NIS equivalent of $300,000
(three hundred thousand US dollars) at the representative exchange rate of the US dollar
at the time of payment shall be released to the seller.
is stipulated that any amounts remaining in the trust account after the release of all
the foregoing amounts shall be remitted to the seller.
is agreed that the following provisions shall apply to the deposit to be made by the
trustees shall deposit the money in an interest yielding manner according to written
instructions by the seller, and in the absence of such instructions, the money shall be
deposit by way of a weekly renewable shekel deposit.
to the provisions of the Trust Law, 1979, the parties hereby exempt and release the
trustees from all liability in connection with any damage and/or shortage caused to any
of them, if at all, as a result of and/or in connection with any act or omission on the
part of the trustees, unless committed with malice aforethought.
signature of the parties on this agreement constitutes an irrevocable instruction to the
trustees to act in accordance with this agreement.
is stipulated that a payment by the buyer to the to the trustees is tantamount to payment
to the seller.
is agreed that payments hereunder shall be made by cashier’s check or confirmed bank
transfer. Whenever a payment is made hereunder by way of cashier’s check, the latter
shall only be deemed as actual payment after being approved and verified by the issuing
in Favor of the Buyer
the signing of this contract, a caveat shall be inserted on the land in favor of the
buyer. The buyer shall sign an irrevocable power of attorney worded according to Appendix
21 hereto, empowering the counsel for the seller to cancel and erase the caveat to be
entered in the name of the buyer at the Land Registry and/or any other caveat and/or
encumbrance and/or other entry made in favor of the buyer and/or persons on its behalf at
any registry and/or authority, if existent. The said power of attorney, legally signed
and certified and accompanied by a protocol made by the buyer and empowering the
signatories on the buyer’s behalf to sign the aforementioned power of attorney,
shall be deposited with the counsel for the seller upon the signing of this contract. The
said power of attorney shall be returned to the buyer against payment of the full price.
Notwithstanding the foregoing, in the event of cancellation of this contract under law or
upon the occurrence of the suspensive condition and the buyer failing to pay the full
price and/or upon expiry of 240 days from the time of signing the agreement and the
agreement being voided and the buyer having obtained a full refund of the payments, if
any, made to the seller, or alternatively on expiry of 120 days after signing the
agreement and the buyer failing to extend the time limit for compliance with the
suspensive condition and the agreement being terminated and the buyer having obtained a
full refund of all payments, if any, made to the seller, linked to the representative
exchange rate of the US dollar, the counsel for the seller shall be entitled to erase the
caveat subject to sending a notice of 30 days’ length to the buyer of its intent to
do so. The parties hereby irrevocably instruct the counsel of the seller to act pursuant
to this clause 17.1.
securing the compliance with the seller's undertaking according to this contract, the
seller's shareholders - the companies Hamama Bros & Co. Ltd., Gitam Image
Systems Ltd., Yarongal Ltd. and Asaftal Ltd. - shall sign a guarantee
letter on the margins of this contract, guaranteeing compliance with the
seller's obligations. In addition to the foregoing, a guarantee is hereby
given by S.G.S. Construction Company Ltd. with regard to all aspects of
the quality, standards and warranty on the property as well as Form 4 and
completion certificate worded according to Appendix 21(1).
against payment to Bank Hapoalim and subject to payment of the full price as stipulated
in the foregoing clause 15, a first-degree mortgage shall be entered in favor of the
buyer at the Land Registry with regard to the seller’s rights to the land, without
any restriction as to amount, as stipulated in the foregoing clause 16.4.1.
prejudice to the seller’s obligation to register, the counsels for the buyer shall
register the rights to the property in the name of the buyer. For this purpose the seller
undertakes to provide the buyer’s counsel with the respective documents addressed to
the Land Registry, namely: betterment tax certificate, sale tax certificate, certificate
by the Municipality, certificate by the Local Committee concerning the transfer of the
rights to the property in the buyer’s name, and protocol by the seller concerning
encumbrance and protocol by the seller concerning the sale of the property, worded as in
Appendix 22 (hereinabove and hereinafter: the transfer documents); all of this without
prejudice to the provisions of clause 18.3 hereinbelow. Concerning the certificates by
the Municipality and the Local Committee it is stipulated that any charge applicable to
the buyer pursuant to this contract and causing a delay and/or suspension of the
submission of the said certificate shall be construed as submission of the foregoing by
securing the buyer’s rights under this contract, the buyer shall provide the seller,
against payment of the full price to the seller, with an irrevocable power of attorney
made to the order of the buyer’s counsels, empowering them to do in the buyer’s
name and on the buyer’s behalf, all legal operations arising from his undertakings
hereunder. A copy of the said power of attorney is enclosed herewith as Appendix 23 to
this contract, constituting an integral part hereof (hereinafter: the power of attorney).
parties undertake mutually to appear and sign all documents, applications, statements and
forms of any kind and description that may have to be submitted for an effective
implementation of this contract and/or to present all the necessary certificates and/or
to appear before any body and/or institution and/or office and/or authority, everything
as necessary and/or as required by their respective counsels.
buyer undertakes to approach all the relevant authorities and entities on delivery of
possession of the property and to sign all the necessary documents for the transfer of
the current accounts to its name.
and Other Compulsory Payments
tax regarding the acquisition of the property shall be payable by the buyer.
tax for the purchase of the property shall be payable by the buyer against a tax invoice.
tax, betterment tax and/or income tax as applicable to transaction involved herewith
shall be due by the seller and payable by the latter at the time established by law.
tax for the transaction concerned herein shall be due by the seller and payable by the
latter at the time established by law.
taxes, fees and other compulsory payments, including road tax, supertaxes, construction
taxes, sidewalk, sewerage tax, development taxes, municipal and state compulsory payments
and other compulsory payments concerning the property and applicable by the compliance
with a suspensive condition or by the time of delivery of possession, whichever occurs
first, and not related to or arising from the completion works and/or from any other
operation of the buyer in connection with the property, as well as payments as aforesaid
related to the building permit shall be payable by the seller, and any other payment,
including those from the said time onward, shall be payable by the buyer.
payments and charges for water and electricity for the property as applicable for the
performance of the works by the seller shall be payable by the seller. All payments and
charges for water and electricity for the property with regard to the performance of the
completion works by the buyer shall be applicable to and paid by the buyer. It is agreed
that since the works shall be carried out alongside the performance of the completion
works by the buyer, each of the parties shall pay its own share of these charges
according to a distribution agreed between the parties, and in the absence of such
agreement, the matter shall be resolved by the arbitrator. It is further agreed that in
the event of the works being performed simultaneously with the execution of the
completion works by the buyer the parties shall share the cost of security according to a
distribution to be agreed upon between them, and in the absence of such agreement the
matter shall be resolved by the arbitrator.
buyer undertakes within 7 days from delivery of possession of the property to notify
Tel-Aviv Municipality and the Electric Corp. of the sale transaction and to have the
bills for electricity and water transferred to its own name.
of the Purchase
addition to or instead of the registration of a mortgage in favor of the buyer as
provided in the foregoing art. 16.4.1 and to the extent that the buyer shall desire to
have the seller’s rights to the land encumbered in favor of a bank (“the
financing bank”), and to the extent that the financing bank shall have requested to
enter a first degree mortgage on the seller’s rights to the land (hereinafter: the
mortgage to the financing bank), the seller shall sign mortgage deeds and special
conditions in favor of the financing bank in a wording to be approved by the financing
bank and the seller, everything subject to the provisions of this contract, strictly
against payment of the full price to the seller, provided that nothing therein shall
impose any liability and/or obligation on the seller toward the financing bank beyond the
mortgage of the property in favor of the financing bank. It is stipulated that the
encumbrance deed shall clearly stipulate that the bank shall have no grounds for any
claim and/or demand toward the seller and/or any of the seller’s representatives,
with the stipulation that the seller is not liable for any obligations of the buyer, and
that with regard to the seller the property (i.e. the asset to be encumbered) alone shall
serve as guarantee for the secured amounts, and that the financing bank may recover its
due strictly from the property to the exclusion of any other asset belonging to the
seller. It is further stipulated that in the event of the price obtained from the sale of
the property being insufficient for covering the buyer’s secured debts at the time
the financing bank shall not be entitled to claim anything from the seller. It is also
stipulated that the seller neither owes nor guarantees any other obligations of the
is stipulated for the sake of clarity, that the signature of the seller on the mortgage
deeds and the special conditions as aforesaid shall be strictly conditional on the full
payment of the price to the seller.
is expressly agreed and provided that nothing in the foregoing shall impose any liability
on the seller for the grant of financing/credit by the financing bank to the buyer.
of the Seller
prejudice to the seller’s liability under law and/or according to this agreement,
the seller undertakes to acquire and maintain at its own expense the insurances according
to the conditions and amounts indicated in the insurance certificate enclosed herewith as
appendix 24 and constituting an integral part hereof (hereinafter: “the seller’s
insurances” and/or “the insurance purchase certificate”, as the case may
be), for the entire duration of the works being performed by the seller and pending the
delivery of final possession of the building to the buyer and as long as the seller’s
liability thereunder remains in effect.
seller further undertakes to acquire and maintain at its own expense the remaining
insurances and undertakings necessary and/or required for the performance of the works
including, without prejudice to the generality of the foregoing, payments for National
Insurance and the Insurance Fund for Construction Workers, also including mandatory
insurance for all vehicles brought by the seller to the site and/or serving for
performance of the works, and also third-party liability insurance for the said vehicles.
needing any demand by the buyer, the seller undertakes to provide the buyer with the
respective insurance certificates duly signed by the insurers – prior to the
performance of the works and as a condition precedent to the contractual commitment.
is agreed and stipulated that the limits of liability required for the insurance
certificate constitute a minimum requirement imposed on the seller. The seller
acknowledges and declares that it may not raise any claim toward the buyer and/or toward
persons on the buyer’s behalf on any matter related to the said limits of liability.
the event of the seller having acquired further and/or complementary insurances to those
of the seller as indicated in the insurance certificate, the seller undertakes that every
such additional and/or complementary insurance shall comprise a waiver of a subrogation
right by the insurer toward the buyer and/or persons on the buyer’s behalf, with the
provision that such waiver of the subrogation rights shall not apply in favor of a person
causing malicious damage. Any additional and/or complementary insurance shall be extended
to include the buyer as an additional insured party (as principal ordering the works),
subject to the provisions on cross liability.
seller exempts the buyer and/or persons on the buyer’s behalf from liability with
regard to any loss and/or damage for which the seller is entitled to indemnity on the
basis of the insurances referred to in clause 1(a), (b) and (c) and 2 of the insurance
certificate (or would have been entitled to indemnity were it not for the deductible);
and the seller shall have no grounds for any claim and/or demand against the buyer and/or
against persons on the buyer’s behalf for any such loss and/or damage; the said
exemption shall not apply to a person causing malicious damage.
insurance benefits payable under the seller’s insurance for any loss and/or damage
shall serve for restoration and rehabilitation of the damage and for completion of the
the event of the seller failing to arrange the seller’s insurances and/or the
insurances falling short of the required coverage according to the insurance certificate
and/or the seller having failed to provide the buyer with the insurances certificates as
required, the buyer shall be entitled though under no obligation to cancel the agreement
forthwith. In the case of the buyer not canceling the agreement, the buyer shall be
entitled though under no obligation to make the seller’s insurances or part of them
instead of the seller and to pay the insurance premium, in which case the buyer shall be
entitled to full immediate indemnification from the seller and/or to offset of the
insurance premiums against the price. All this without prejudice to any additional and/or
other remedy and/or relief available to the buyer under law.
in the foregoing shall impose on the buyer any obligation for arranging any insurance
except as stated in clause 21.2 hereinbelow, and the buyer shall have no liability toward
the seller for an insurance arranged,if at all, by him, or with regard to its extent,
nature or coverage.
prejudice to any of the provisions of this agreement or in the matter of assignment
hereof, and in the case of the works hereunder or part thereof being performed by a
subcontractor on behalf of the seller, the seller undertakes to ensure that the
subcontractor has insurance policies according to the conditions and amounts necessary
under this agreement. It is stipulated for the sake of clarity that the seller bears
liability toward the buyer concerning the performance of the works in full, including
works to be carried out by a subcontractor, and shall be liable for indemnifying and/or
compensating the buyer for any loss and/or damage caused directly or indirectly in
connection with any works performed by the subcontractor, regardless of whether or not
such loss and/or damage is covered by any of the above policies.
breach of any of the provisions hereof the injured party shall be entitled to all of the
reliefs and remedies provided in the Contract Law (Remedies for Breach of Agreement),
the event of a fundamental breach hereof, the injured party shall be entitled to
liquidated damages estimated at $4,000,000 (four million US dollars), without prejudice
to any other relief available under law.
is agreed between the parties that the provisions of clauses 4, 5, 6, 7, 9, 11, 12, 13,
15, 16, 17, 18, 19, and 21 of this agreement constitute fundamental conditions hereof, so
that the breach of any one of them amounts to a fundamental breach hereof.
being in arrears with the payment of the price, the buyer shall pay to the seller arrears
interest on the amount in arrears at the rate of extraordinary interest on debit accounts
as applied at Bank Hapoalim at the time of actual payment, calculated for the period
between the date of maturity and the time of actual payment.
competent court of law in Tel-Aviv shall have specific exclusive local jurisdiction on
all matters arising from and/or related to this agreement, to the exclusion of any other
court of law.
parties undertake to cooperate with one another and to sign every document necessary for
herein and/or arising herefrom constitutes any undertaking toward a third party, i.e. one
that is no direct party hereto.
prejudice to the liability of the parties for making the payments imposed on them
hereunder, each party may after sending to the other party a written notice of 14 days’ length
of its intent to do so, pay any amount imposed on the other party hereunder and/or
pursuant to law but not actually paid (hereinafter: “the paying party”). In
such case the paying party shall be entitled to demand the refund of the sum paid in lieu
of the other party, and the other party shall refund the sum to the paying party plus
linkage differentials and interest at the annual rate of 6%.
contract and its appendices formulate and express the set of relations, rights and
obligations between the buyer and the seller in an exclusive and absolute manner. Any
agreement, memorandum, presentation, statement, contract, assurance, obligations made
orally or in writing by any of the parties hereto or on their behalf, if at all, are null
behavior by any of the parties shall be construed as waiver of any of its rights
hereunder and/or according to law, or as waiver and/or consent with regard to any breach
of and/or noncompliance with any of the provisions hereof by the other party and/or as
entitling to any extension.
modification, amendment of and/or addition to this agreement shall only be valid if made
in writing and signed by the parties. No oral consent concerning the cancellation and/or
amendment of a provision of this clause shall be valid unless and inasmuch as made in
writing with the legal signatures of the parties.
notice sent by one of the parties hereto to the other party at the address indicated in
the preamble hereto shall be deemed as having reached its destination on expiry of three
business days from sending by registered mail. Nothing in the foregoing shall impair the
right of a party hereto to deliver notices to the other party by any other way including
fax, personal delivery, etc.
dispute between the buyer and the seller and/or between the supervisor and the seller
concerning matters expressly referred to herein shall be resolved to the arbitrator. The
arbitrator may rule on disputes arising whenever the seller objects against an
instruction or guideline or ruling by the inspector. It is stipulated that the matter
submitted to the arbitrator shall be strictly of a technical and/or engineering and/or
operational nature only.
arbitrator shall not be bound to the laws of evidence or the procedures applied in courts
of law; however, he shall be bound to present grounds for his rulings.
in the referral of disputes and conflicts to the arbitrator’s resolution as
aforesaid shall provide grounds for any delay in the implementation of the provisions of
this agreement by the seller, nor shall it justify any interruption in the performance of
construction works or the discharge of its obligations hereunder. It is nevertheless
agreed that the arbitrator shall be required to determine whether the instructions given
by the supervisor were reasonable and in line with the provisions of the contract and
also to find out the repercussions of the issue of such instructions by the supervisor,
including those in connection with a deferral of the timetables hereunder. Moreover, as
necessary, the arbitrator shall be requested to issue urgent interim instructions.
content of this clause constitutes an arbitration deed as defined in the Arbitration Law,
arbitrator shall hand down his ruling within 14 days from being requested by one of the
parties in writing to deliver his position on the matter in dispute between the parties
and after allowing each of the parties to present its position.
arbitrator's ruling shall be final and binding upon the parties.
parties shall share the arbitrator s fee in equal parts between them unless ordered by
the adjudicator to proceed otherwise.
IN WITNESS THEREOF THE PARTIES HAVE
SET THEIR HAND: