Private & Confidential
Memorandum of Understanding
between
the
“Developer”
and
the
“Investor”
The following
outline terms have been agreed between (“the Developer”) and The Fund (“The Investor”).
1 – THE DEVELOPMENT PROJECTS
The
Projects
·
Two residential projects will be developed
in the village of
·
The projects will be in two separate
companies, one named 1, and the other named 2.
·
Both projects will provide high end
residential accommodation, with health spas and carparking facilities. 1 will also include a retail / restaurant
component.
·
The projects are anticipated to take months.
The
Sites
1
·
1 has agreed to acquire two sites known as
“” and “”.
·
The sites have a combined area of square
metres which is expected to have a corresponding built up area of square metres.
·
The purchase price of was €and was €, with acquisition costs of c. €, giving
a total site cost of€
2
·
2 has agreed to acquire one site known as “”.
·
The site has an area of square metres which
is expected to have a corresponding built up area of square metres.
·
The purchase price of the site was €, with
acquisition costs of c. € , giving a total site cost of €
It is understood
that the sites are currently free from any encumbrances and that there are no
pending, legal or administrative proceedings or claims with respect to the
sites which could affect the entire or any portion of the sites.
Budget
/ Year Project Forecast
Attached in the
appendix to this document is the approved Year Project Forecast.
It is agreed that
the Developer will use his best endeavours to operate within the forecast and
to maximise profit.
Should the build
areas or the composition of the project differ from those anticipated, the
Developer will ensure that the projected profit margins are protected or
enhanced.
Programme
Development
Management
·
The Developer will be responsible for all
aspects of development management and the eventual exit strategy by way of sale
of the units.
Build
Permit
·
The Developer will be responsible for
designing both projects and will use its
best endeavours for obtaining the Build Permits as soon as possible.
·
The Investor understands that the Build
Permits for the projects will be granted .
Construction
Commencement
·
The Developer will use its best endeavours to
start the construction of both projects by.
Practical
Completion
·
Construction of both projects is estimated
to take approximately === months and therefore completion is expected to take
place in.
Specification
·
The Developer will provide a copy of the
specification for both projects to The Investor at their earliest convenience.
·
It is understood that the specification of 1
will be to a mid-luxury standard and the specification of 2 will be to a luxury
(5 star) standard.
Professional
Reports & Other Agreements
The Developer will
provide a copy of the following reports to The Investor at their earliest
convenience:-
·
Copies of visas, zoning, planning
permission and build permit – immediately as and when they become available
·
Copies of planning related correspondence
·
Valuation, prepared by a reputable
valuation firm
·
Environmental report
·
Engineering report
·
Quantity surveyor report
·
Utility reports – correspondence from
utility providers providing evidence that utility services are available at the
property in adequate supply for the use and operation of the property
·
Copy of agreement with bank providing the
senior debt facility
Exit Strategy
·
It is intended by the Developer to
construct the projects and to sell the units off-plan prior to their
completion.
·
Notwithstanding the above, the Developer
reserves the right to agree with the Investor to sell the site at a profit,
with the benefit of the build permit and development package
2 – STRUCTURING THE DEAL
The Investor,
through its fully owned SPV subsidiary, will enter into a Joint Venture
Agreement with both ------- and additionally will provide the loan to each
company that will be structured as mezzanine finance.
Initially the
Investor will enter into a Loan Agreement with ..... as an interim measure
prior to the joint venture structure being implemented.
Once the joint
venture structure has been implemented the Loan Agreement will be transferred
to a Special Purpose Vehicle domiciled that will be wholly owned by the
Investor.
Within a week period
the Investor will assign the Loan Agreement to the SPV. This will happen simultaneously with entering
into a Joint Venture Agreement between the Investor’s domiciled vehicle and ====.
3 – TERMS OF THE LOAN
·
The Investor agrees to provide mezzanine finance to ====.
·
The mezzanine
finance will equate to % of the total
equity requirement for the development.
·
The mezzanine
finance for 1 will be €and the
mezzanine finance for 2 will be.
·
1 and 2 will paid up with the minimum
permissible share capital
·
The Investors proportion of the paid up
share capital will be 0% of the requirement for which it will receive preferred
shares giving it right to receive its liquidation quota first).
·
In return for providing mezzanine finance
the Investor will receive a priority
repayment of their loan, together with a priority coupon charged at a rate of EURIBOR + % per annum (rolled
up over the duration of the project) and a 0% profit share upon exit of the project
·
The mezzanine finance will rank behind the
senior debt but in front of the
developers equity – thus the developer will take the “first loss” position.
·
The mezzanine loan will be secured by way of a second ranking mortgage/pledge and the profit share is secured by
the 0% equity stake in the form of
preferred shares
·
The liability of the Investor will be limited to the initial loan amount.
·
The Investor and the Developer agree that
funds required to complete the acquisition of the sites will be with -------by
the following dates:-
Loan
& Capital Repayment & Profit Distribution
|
Priority
1
|
Bank debt
|
|
Priority
2
|
The Investor’s
Loan
|
|
Priority
3
|
A per annum
compounded coupon of EURIBOR + % on the Investor’s capital
|
|
Priority
4
|
Profit distributed
on a 50:50 basis between the Developer and the Investor in the form of
dividends after the requirements of the Bulgarian
Commercial Code, which have to be satisfied
in order to distribute the profit, are met
the accountant
|
|
Priority
5
Priority
6
|
The Investor’s capital contribution(s) paid for its
preferred shares
The Developer’s
capital contribution(s) paid for its ordinary shares
|
Term
of the Loan
·
The term of the loan will be for years.
·
It is anticipated that 1 and 2 will be wound
up at the end of the project with capitalisation
monies distributed to the shareholders within days after the expiration of
the month period prescribed by law
·
In the event that the parties decide not to
develop one or both of the projects and instead elect to sell the site/s at a profit, with the benefit of the build permit
and development package then proceeds from the sale of the site/s shall be
distributed in exactly the same way as outlined above.
Steps
of the Transaction
· act for the Investor and conduct due diligence.
· -------will draw up a loan agreement between ------- Limited and 1 & 2.
· ------- Limited will have a mortgage charge over land as security for the above simultaneously with purchase of the sites by 1 and 2 respectively.
· Within six weeks ------- will facilitate the formation of a -------SPV which will be wholly owed by ------- Limited and will be managed by -------.
· ------- will arrange for the following agreements in relation to this transaction to be in place within weeks:-
o The Joint Venture and Finance Agreement (main agreement)
o Inter-Creditor Ranking Agreement / Subordination Agreement (with the Investor having a second ranking charge behind the bank providing senior debt)
o Memorandum & Articles of Association for the -------SPV
o Management Contract between the -------SPV and -------
o A loan agreement between ------- Limited to the -------SPV
· will arrange for the issue of preferred shares in favour of the -------SPV, amendments to respective Statutes for 1 and 2 in order to reflect the agreed in this MOU to be in place within weeks of signing it.
· Once all of the above agreements are in place, (within weeks), the Initial loan agreement will be transferred from ------- Limited to the -------SPV.
· -------will arrange that 1 and 2 report to the Bulgarian National Bank the respective loans they receive from ------- Limited and then the -------SPV within the timeframe required by law.
· The loan amounts that are transferred across will be calculated as follows:
· The mortgage register will be cancelled at this point and the Mezzanine Finance Agreement between (i) the -------SPV and 1 and (ii) the -------SPV and 2 will position the loans from the -------SPV as loans ranking behind the bank that is providing senior debt but in front of the developers equity.
Therefore 1/Two will establish
mortgages on the respective land in
favour of ------- Limited when the money
are transferred to the sellers of the land. Then ------- Investment will delete such mortgages on the date when the bank wants to register its
mortgage and register a second ranking mortgage on the same day after the bank
has already registered its.
Paid
up share capital
·
It is our understanding that the minimum
share capital required for the formation of such a company is €. This being the case, 1 and 2 will each be capitalised at BGNwith -------and the -------SPV
putting in 0% each.
Security
·
The mezzanine loan amount and the coupon
shall be secured by way of a second
ranking security in form of a mortgage on the land
owned by 1/?
·
The profit share upon completion shall be
secured by the 0% equity stake in
the form of preferred shares giving right to preferential repayment of the
equity contribution/s that the Investor has in 1 and 2.
Construction
Time Over-Run
·
Any associated costs resulting from time
over-run is to come off the Developer’s share of the profit
Insurance
·
Adequate and reasonable insurance will be
taken out by 1 and 2 with regards to the development.
4 – GOVERNANCE OF “1” and “2”
The
Projects
·
The Developer shall operate in a way that
is professional and in a way that shall maximise the profitability of the
projects
Employees
- 1 and 2 will not employ any personnel.
Day
to Day Management of the Companies
·
The day to day management of 1 and 2 will
be undertaken by -------(the Developer) – representative to be jointly
appointed / approved by the Developer and the Investor as companies’ CEO
·
Day to day management of the companies will
include such items as signing contracts to facilitate development (up to a
value of €); marketing and selling the apartments;
filing returns etc
·
This Representative shall ensure that both
projects will be constructed within the Year Project Forecast (attached) and to
the agreed specification and time frame etc
Reporting
·
The Representative will provide to the
Mezzanine Investor detailed reports on a quarterly basis outlining the progress
of each project.
Operating
Accounts, Financial Statements and Budgets
·
Operating Accounts, Financial Statements,
Tax Returns and Budgets will be completed by the Developer and approved by the Investor,
on an annual basis.
Management
Decisions
·
The following decisions, amongst others,
will require the joint decision of the Parties:-
o
Finalisation / approval of the project
design
o
Any amendments to the project development
budget and Year Project Forecast (attached)
o
Selection of the
General Contractor
o
Any discounts
granted to apartment purchasers above % of the Day One Market Price (as shown in the “Year Project Forecast”,
attached).
o
Approval of any non-budgeted costs above a
value of €
o
Any encumbrance and granting of any right
on the sites
o
Any encumbrance of the shares
o
Disposing of the sites / property in a way
other than the sale of the apartments
o
Approval of the financial statements of 1
and 2
o
The sale of shares to any third party or
the obtaining of any additional loan
·
In the event that the Developer and the
Mezzanine Investor are unable to reach a decision on any of the above an
arbitrator will be appointed.
Full
detailed terms, including the points listed above, will be incorporated into
the Memorandum of Articles and Association.
5 – GENERAL
Currency
The Developer and
The Mezzanine Investor agree that the prices will be agreed and fixed in Euro
(€).
Governing
Law
The Mezzanine
Finance Agreement and related agreements shall be governed by English Law.
Costs
Each party to bear
its own costs
General
This Memorandum of
Understanding is subject to the approval of the board of ------- Investments
Ltd.
The Mezzanine
Finance Agreement will be subject to full legal and technical due diligence.
Signed on behalf of the Developer
………………………………………………………… …………………………
DATE
Signed
on behalf of the Mezzanine Investor
………………………………………………………… …………………………
------- DATE
(acting in their
capacity as Advisor to The Mezzanine Investor)
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