þ | QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15 (d) OF THE SECURITIES EXCHANGE ACT OF 1934 |
o | TRANSITION REPORT PURSUANT TO SECTION 13 OR 15 (d) OF THE SECURITIES EXCHANGE ACT OF 1934 |
Delaware | 94-2838567 | |
(State or other jurisdiction of | (I.R.S. Employer | |
incorporation or organization) | Identification No.) |
209 Redwood Shores Parkway | ||
Redwood City, California | 94065 | |
(Address of principal executive offices) | (Zip Code) |
Large accelerate filer þ | Accelerated filer o | Non-accelerated filer o |
Outstanding as of | ||||
Par Value | February 6, 2006 | |||
Common Stock | $0.01 | 303,794,999 |
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
CONDENSED CONSOLIDATED BALANCE SHEETS
CONDENSED CONSOLIDATED BALANCE SHEETS
(a)
Derived from audited financial statements.
Table of Contents
CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS
CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS
Three Months Ended
Nine Months Ended
(Unaudited)
December 31,
December 31,
(In millions, except per share data)
2005
2004
2005
2004
$
1,270
$
1,428
$
2,310
$
2,575
502
503
937
963
768
925
1,373
1,612
147
133
329
304
58
78
160
155
206
185
571
473
1
1
3
2
9
9
9
9
421
406
1,072
943
347
519
301
669
20
23
49
44
367
542
350
713
106
167
93
216
261
375
257
497
(2
)
(5
)
$
259
$
375
$
252
$
497
$
0.86
$
1.23
$
0.83
$
1.63
$
0.83
$
1.18
$
0.80
$
1.57
301
306
304
304
311
317
315
316
Table of Contents
CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS
CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS
Table of Contents
NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited)
Number of Shares
Repurchased and
Approximate
Retired
Amount
12.6
$709
13.4
$750
Fiscal Years Ended
Number of Weeks
Fiscal Period End Date
53 weeks
April 1, 2006
52 weeks
March 26, 2005
Table of Contents
Fiscal Period
Number of Weeks
Fiscal Period End Date
13 weeks
December 31, 2005
40 weeks
December 31, 2005
13 weeks
December 25, 2004
39 weeks
December 25, 2004
Table of Contents
Three Months Ended
Nine Months Ended
December 31,
December 31,
(In millions, except per share data)
2005
2004
2005
2004
$
259
$
375
$
252
$
497
(20
)
(20
)
(71
)
(63
)
3
1
3
$
239
$
358
$
182
$
437
$
0.86
$
1.23
$
0.83
$
1.63
$
0.79
$
1.17
$
0.60
$
1.44
$
0.83
$
1.18
$
0.80
$
1.57
$
0.77
$
1.14
$
0.58
$
1.39
Table of Contents
Effects of
As of
Foreign
As of
March 31,
Goodwill
Currency
December 31,
2005
Acquired
Translation
2005
$
153
$
3
$
(2
)
$
154
As of December 31, 2005
Gross
Other
Carrying
Accumulated
Intangibles,
Amount
Amortization
Impairment
Other
Net
$
47
$
(27
)
$
(9
)
$
$
11
37
(20
)
(1
)
(1
)
15
12
(8
)
(2
)
2
$
96
$
(55
)
$
(12
)
$
(1
)
$
28
As of March 31, 2005
Gross
Other
Carrying
Accumulated
Intangibles,
Amount
Amortization
Impairment
Other
Net
$
47
$
(22
)
$
(9
)
$
1
$
17
37
(18
)
(1
)
18
11
(7
)
(2
)
(1
)
1
$
95
$
(47
)
$
(12
)
$
$
36
Table of Contents
$
3
10
6
3
2
4
$
28
International Publishing
Fiscal 2004, 2003 and
Reorganization
2002 Restructurings
Facilities-
Facilities-
related
Other
related
Workforce
Total
$
$
$
12
$
2
$
14
2
2
(4
)
(2
)
(6
)
$
$
$
10
$
$
10
7
1
8
1
1
(1
)
(4
)
(5
)
$
7
$
$
7
$
$
14
Table of Contents
As of
As of
December 31,
March 31,
2005
2005
$
70
$
59
67
76
$
137
$
135
Table of Contents
As of
As of
December 31,
March 31,
2005
2005
$
107
$
88
30
33
$
137
$
121
Inventories as of December 31, 2005 and March 31, 2005 consisted of (in millions):
As of
As of
December 31,
March 31,
2005
2005
$
1
$
2
75
60
$
76
$
62
Property and equipment, net, as of December 31, 2005 and March 31, 2005 consisted of (in millions):
As of
As of
December 31,
March 31,
2005
2005
$
429
$
381
127
106
77
73
57
60
56
53
12
12
45
43
803
728
(428
)
(375
)
$
375
$
353
Table of Contents
As of
As of
December 31,
March 31,
2005
2005
$
215
$
267
184
161
150
132
107
88
58
35
46
11
$
760
$
694
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Actual as of
Financial Covenants
Requirement
December 31, 2005
equal to or greater than
$
2,293
$
3,341
equal to or greater than
3.00
9.34
equal to or less than
60%
6.9%
Q1 & Q2
equal to or greater than
1.00
N/A
Q3 & Q4
equal to or greater than
1.75
12.65
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Contractual Obligations
Commercial Commitments
Developer/
Letters
Fiscal Year
Licensor
Bank and
of
Ending March 31,
Leases
Commitments
(1)
Marketing
Other Guarantees
Credit
Total
$
21
$
27
$
6
$
2
$
3
$
59
34
151
33
218
25
138
30
193
19
145
30
194
14
127
31
172
33
841
197
1,071
$
146
$
1,429
$
327
$
2
$
3
$
1,907
(1)
Developer/licensor commitments include $34 million of commitments to
developers or licensors that have been recorded in current and long-term liabilities and a
corresponding amount in current and long-term assets in our Condensed Consolidated Balance
Sheets as of December 31, 2005 because the developer or licensor does not have any performance
obligations to us.
Table of Contents
Table of Contents
Three Months Ended
Nine Months Ended
December 31,
December 31,
2005
2004
2005
2004
$
259
$
375
$
252
$
497
(16
)
(3
)
38
(6
)
(1
)
4
(4
)
(4
)
1
10
(7
)
10
$
(19
)
$
7
$
31
$
3
$
240
$
382
$
283
$
500
Three Months Ended
Nine Months Ended
(In millions, except per share data)
December 31,
December 31,
2005
2004
2005
2004
$
259
$
375
$
252
$
497
301
306
304
304
10
11
11
12
311
317
315
316
$
0.86
$
1.23
$
0.83
$
1.63
$
0.83
$
1.18
$
0.80
$
1.57
Table of Contents
Three Months Ended
Nine Months Ended
December 31,
December 31,
2005
2004
2005
2004
$
495
$
661
$
916
$
1,135
152
233
332
432
69
109
118
174
76
76
1
6
1
9
793
1,009
1,443
1,750
148
239
313
446
120
197
36
16
56
16
35
39
48
67
1
4
192
55
305
83
99
79
161
195
16
14
45
39
22
32
43
62
38
46
88
101
$
1,270
$
1,428
$
2,310
$
2,575
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North
America
Europe
Asia
Total
$
618
$
577
$
75
$
1,270
12
5
17
14
7
1
22
2,760
1,460
111
4,331
26
5
31
347
201
9
557
$
692
$
666
$
70
$
1,428
10
2
12
12
7
1
20
2,987
1,332
117
4,436
30
3
4
37
284
195
10
489
$
1,245
$
912
$
153
$
2,310
37
15
52
43
22
3
68
69
15
3
87
$
1,376
$
1,066
$
133
$
2,575
24
5
29
33
18
2
53
65
12
5
82
Table of Contents
Table of Contents
Mountain View, California
February 7, 2006
Table of Contents
Table of Contents
Table of Contents
Evidence of an arrangement: Evidence of an agreement with the customer that reflects the
terms and conditions to deliver products must be present in order to recognize revenue.
Delivery: Delivery is considered to occur when the products are shipped and risk of loss
and reward have been transferred to the customer. For online games and services, revenue is
recognized as the service is provided.
Fixed or determinable fee: If a portion of the arrangement fee is not fixed or
determinable, we recognize that amount as revenue when the amount becomes fixed or
determinable.
Table of Contents
Collection is deemed probable: At the time of the transaction, we conduct a credit review
of each customer involved in a significant transaction to determine the creditworthiness of
the customer. Collection is deemed probable if we expect the customer to be able to pay amounts under the arrangement as those amounts become due. If we
determine that collection is not probable, we recognize revenue when collection becomes
probable (generally upon cash collection).
Table of Contents
Table of Contents
Fiscal Years Ended
Number of Weeks
Fiscal Period End Date
53 weeks
April 1, 2006
52 weeks
March 26, 2005
Fiscal Period
Number of Weeks
Fiscal Period End Date
13 weeks
December 31, 2005
40 weeks
December 31, 2005
13 weeks
December 25, 2004
39 weeks
December 25, 2004
Table of Contents
Three Months Ended December 31,
Increase /
%
2005
2004
(Decrease)
Change
$
618
49
%
$
692
48
%
$
(74
)
(11
%)
577
45
%
666
47
%
(89
)
(13
%)
75
6
%
70
5
%
5
7
%
652
51
%
736
52
%
(84
)
(11
%)
$
1,270
100
%
$
1,428
100
%
$
(158
)
(11
%)
Nine Months Ended December 31,
Increase /
%
2005
2004
(Decrease)
Change
$
1,245
54
%
$
1,376
53
%
$
(131
)
(10
%)
912
39
%
1,066
42
%
(154
)
(14
%)
153
7
%
133
5
%
20
15
%
1,065
46
%
1,199
47
%
(134
)
(11
%)
$
2,310
100
%
$
2,575
100
%
$
(265
)
(10
%)
Table of Contents
Table of Contents
Three Months Ended December 31,
Increase/
%
2005
2004
(Decrease)
Change
$
495
39
%
$
661
46
%
$
(166
)
(25
%)
152
12
%
233
16
%
(81
)
(35
%)
69
5
%
109
8
%
(40
)
(37
%)
76
6
%
0
%
76
n/a
1
0
%
6
1
%
(5
)
(83
%)
793
62
%
1,009
71
%
(216
)
(21
%)
148
12
%
239
17
%
(91
)
(38
%)
120
9
%
0
%
120
n/a
36
3
%
16
1
%
20
125
%
35
3
%
39
3
%
(4
)
(10
%)
1
0
%
0
%
1
n/a
192
15
%
55
4
%
137
249
%
99
8
%
79
5
%
20
25
%
16
1
%
14
1
%
2
14
%
22
2
%
32
2
%
(10
)
(31
%)
38
3
%
46
3
%
(8
)
(17
%)
$
1,270
100
%
$
1,428
100
%
$
(158
)
(11
%)
Nine Months Ended December 31,
Increase/
%
2005
2004
(Decrease)
Change
$
916
40
%
$
1,135
44
%
$
(219
)
(19
%)
332
14
%
432
17
%
(100
)
(23
%)
118
5
%
174
7
%
(56
)
(32
%)
76
3
%
0
%
76
n/a
1
0
%
9
0
%
(8
)
(89
%)
1,443
62
%
1,750
68
%
(307
)
(18
%)
313
14
%
446
17
%
(133
)
(30
%)
197
9
%
0
%
197
n/a
56
2
%
16
1
%
40
250
%
48
2
%
67
2
%
(19
)
(28
%)
4
0
%
0
%
4
n/a
305
13
%
83
3
%
222
267
%
161
7
%
195
8
%
(34
)
(17
%)
45
2
%
39
2
%
6
15
%
43
2
%
62
2
%
(19
)
(31
%)
88
4
%
101
4
%
(13
)
(13
%)
$
2,310
100
%
$
2,575
100
%
$
(265
)
(10
%)
Table of Contents
Table of Contents
Table of Contents
December 31,
% of Net
December 31,
% of Net
2005
Revenue
2004
Revenue
% Change
$
502
39.5
%
$
503
35.2
%
(0.2
%)
$
937
40.6
%
$
963
37.4
%
(2.7
%)
Higher average product costs as a percentage of total net revenue in North America
and Europe during the three months ended December 31, 2005 as compared to the three
months ended December 31, 2004 driven by lower average revenue per unit resulting from
pricing actions taken or expected to be taken;
Higher costs as a percentage of total net revenue associated with our co-publishing
and distribution agreements as
Half Life 2
,
Black & White 2
and
Resident Evil
®
4
were
released; and
Higher license royalties as a percentage of total net revenue due to our new license
agreements with the NFL, Players Inc. and Collegiate Licensing
Company.
Table of Contents
December 31,
% of Net
December 31,
% of Net
2005
Revenue
2004
Revenue
$ Change
% Change
$
147
12
%
$
133
9
%
$
14
11
%
$
329
14
%
$
304
12
%
$
25
8
%
December 31,
% of Net
December 31,
% of Net
2005
Revenue
2004
Revenue
$ Change
% Change
$
58
5
%
$
78
5
%
$
(20
)
(26
%)
$
160
7
%
$
155
6
%
$
5
3
%
Table of Contents
December 31,
% of Net
December 31,
% of Net
2005
Revenue
2004
Revenue
$ Change
% Change
$
206
16
%
$
185
13
%
$
21
11
%
$
571
25
%
$
473
18
%
$
98
21
%
December 31,
% of Net
December 31,
% of Net
2005
Revenue
2004
Revenue
$ Change
% Change
$
0
%
$
9
1
%
$
(9
)
(100
%)
$
0
%
$
9
0
%
$
(9
)
(100
%)
Table of Contents
December 31,
% of Net
December 31,
% of Net
2005
Revenue
2004
Revenue
$ Change
% Change
$
9
1
%
$
0
%
$
9
n/a
$
9
0
%
$
0
%
$
9
n/a
December 31,
% of Net
December 31,
% of Net
2005
Revenue
2004
Revenue
$ Change
% Change
$
20
2
%
$
23
2
%
$
(3
)
(13
%)
$
49
2
%
$
44
2
%
$
5
11
%
Table of Contents
December 31,
Effective
December 31,
Effective
2005
Tax Rate
2004
Tax Rate
% Change
$
106
29
%
$
167
31
%
(37
%)
$
93
27
%
$
216
30
%
(57
%)
Table of Contents
Table of Contents
As of December 31,
Increase /
(In millions)
2005
2004
(Decrease)
$
2,556
$
2,565
$
(9
)
167
4
163
$
2,723
$
2,569
$
154
63
%
58
%
Nine Months Ended
December 31,
Increase /
(In millions)
2005
2004
(Decrease)
$
259
$
160
$
99
513
(1,476
)
1,989
(558
)
116
(674
)
(22
)
13
(35
)
$
192
$
(1,187
)
$
1,379
During the nine months ended December 31, 2005, we generated $259 million of cash from operating
activities as compared to $160 million of cash generated for the nine months ended December 31,
2004. The increase in cash generated from operating activities was primarily due to a higher
percentage of revenue recognized in the first two months of our third quarter of fiscal 2006 as
compared to the third quarter of fiscal 2005, which allowed us to collect a higher percentage of
our net revenue during the quarter. As compared to fiscal 2005, we expect lower operating cash
flows during the remainder of fiscal 2006.
Table of Contents
As of December 31, 2005, our portfolio of cash, cash equivalents and short-term investments was
comprised of 57 percent cash and cash equivalents and 43 percent short-term investments. As of
March 31, 2005, 43 percent of our portfolio consisted of cash and cash equivalents and 57 percent
of our portfolio consisted of short-term investments. In absolute dollars, our cash and equivalents
increased from $1,270 million as of March 31, 2005 to $1,462 million as of December 31, 2005. This
increase was primarily due to $948 million in proceeds received from maturities and sales of
short-term investments partially offset by $709 million of cash used for our common stock
repurchase program during the first six months of fiscal 2006. Due to our mix of fixed and variable
rate securities, our short-term investment portfolio is susceptible to changes in short-term
interest rates. As of December 31, 2005, our short-term investments included gross unrealized
losses of approximately $14 million, or 1 percent of the total in short-term investments. From time
to time, we may liquidate some or all of our short-term investments to fund operational needs or
other activities, such as capital expenditures, business acquisitions or stock repurchase programs.
Depending on which short-term investments we liquidate to fund these activities, we could recognize
a portion of the gross unrealized losses.
Our gross accounts receivable balances were $829 million and $458 million as of December 31, 2005
and March 31, 2005, respectively. The increase in our accounts receivable balance was expected due
to our higher sales volume in the third quarter of fiscal 2006 as compared to the fourth quarter of
fiscal 2005. We expect our accounts receivable balance to decrease during the three months ending
March 31, 2006 based on our seasonal product release schedule. Reserves for sales returns, pricing
allowances and doubtful accounts increased from $162 million as of March 31, 2005 to $262 million
as of December 31, 2005. Reserves for sales returns, pricing allowances and doubtful accounts
increased in absolute dollars and as a percentage of trailing six and nine month net revenue as of
December 31, 2005 as compared to March 31, 2005 primarily as a result of the seasonality in our
business. Reserves for sales returns, pricing allowances and doubtful accounts increased in both
absolute dollars from $206 million as of December 31, 2004 to $262 million as of December 31, 2005,
and as a percentage of trailing six and nine month net revenue from 10 percent and 8 percent,
respectively, as of December 31, 2004, to 13 percent and 11 percent, respectively, as of December
31, 2005 as a result of lower anticipated demand for our products and the continued decline in the
average prices of our titles for current-generation consoles due to the competitive retail
environment. We believe these reserves are adequate based on historical experience and our current
estimate of potential returns, pricing allowances and doubtful accounts.
Inventories increased to $76 million as of December 31, 2005, from $62 million as of March 31,
2005, primarily due to the seasonality of our business. Other than
Need for Speed Most Wanted
, no
single title represented more than $4 million of inventory as of December 31, 2005.
Other current assets increased to $208 million as of December 31, 2005, from $164 million as of
March 31, 2005, primarily due to an increase in advertising credits owed to us by our suppliers and
an increase in prepaid royalties as we continue to invest in our product development and content.
Accounts payable increased to $187 million as of December 31, 2005, from $134 million as of March
31, 2005, primarily due to higher sales volumes and higher expenditures to support the seasonality
of our business worldwide in the third quarter of fiscal 2006 as compared to the fourth quarter of
fiscal 2005.
Our accrued and other liabilities increased to $760 million as of December 31, 2005 from $694
million as of March 31, 2005. The increase was primarily due to an increase in accrued value added
taxes, royalties payable and deferred revenue. This increase was partially offset by a decrease in
income taxes payable primarily due to a $73 million reduction we recorded during
Table of Contents
We believe that existing cash, cash equivalents, short-term investments, marketable equity
securities and cash generated from operations will be sufficient to meet our operating requirements
for at least the next twelve months, including working capital requirements, capital expenditures,
our JAMDAT acquisition and potential future acquisitions or strategic investments. We may choose at
any time to raise additional capital to strengthen our financial position, facilitate expansion,
pursue strategic acquisitions and investments or to take advantage of business opportunities as
they arise. There can be no guarantee that such additional capital will be available to us on
favorable terms, if at all, or that it will not result in substantial dilution to our existing
stockholders.
Number of Shares
Repurchased and
Retired
Approximate Amount
12.6
$709
13.4
$750
Table of Contents
In July 2002, we provided an irrevocable standby letter of credit to Nintendo of Europe. The
standby letter of credit guarantees performance of our obligations to pay Nintendo of Europe for
trade payables. The original letter of credit guaranteed our trade payable obligations to Nintendo
of Europe of up to
18 million. In April 2005, we reduced the guarantee to
8 million and in
September 2005 we increased the guarantee to
15 million. This standby letter of credit expired in
July 2005 and was renewed through July 2006. As of December 31, 2005, we had
2 million payable to
Nintendo of Europe covered by this standby letter of credit.
The products produced by our studios are designed and created by our employee designers, artists,
software programmers and by non-employee software developers (independent artists or third-party
developers). We typically advance development funds to the independent artists and third-party
developers during development of our games, usually in installment payments made upon the
completion of specified development milestones.
Contractual Obligations
Commercial Commitments
Developer/
Letters
Fiscal Year
Licensor
Bank and
of
Ending March 31,
Leases
(1)
Commitments
(2)
Marketing
Other Guarantees
Credit
Total
$
21
$
27
$
6
$
2
$
3
$
59
34
151
33
218
25
138
30
193
19
145
30
194
14
127
31
172
33
841
197
1,071
$
146
$
1,429
$
327
$
2
$
3
$
1,907
Table of Contents
(1)
See discussion on operating leases in the Off-Balance Sheet Commitments
section below for additional information.
(2)
Developer/licensor commitments include $34 million of commitments to
developers or licensors that have been recorded in current and long-term liabilities and a
corresponding amount in current and long-term assets in our Condensed Consolidated Balance
Sheets as of December 31, 2005 because the developer or licensor does not have any performance
obligations to us.
Actual as of
Financial Covenants
Requirement
December 31, 2005
equal to or greater than
$
2,293
$
3,341
equal to or greater than
3.00
9.34
equal to or less than
60%
6.9%
equal to or greater than
1.00
N/A
equal to or greater than
1.75
12.65
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The need to implement or remediate controls, procedures and policies appropriate for a
public company in an acquired company that, prior to the acquisition, lacked these controls,
procedures and policies,
Cultural challenges associated with integrating employees from an acquired company or
business into our organization,
Retaining key employees from the businesses we acquire,
The need to integrate an acquired companys accounting, management information, human
resource and other administrative systems to permit effective management, and
Table of Contents
To the extent that we engage in strategic transactions outside of the United States, we
face additional risks, including risks related to integration of operations across different
cultures and languages, currency risks and the particular economic, political and regulatory
risks associated with specific countries.
Table of Contents
From time to time, we hedge some of our foreign currency risk related to forecasted
foreign-currency-denominated sales and expense transactions by purchasing option contracts that
generally have maturities of 15 months or less. These transactions are designated and qualify as
cash flow hedges. The derivative assets associated with our hedging activities are recorded at fair
value in other current assets in the Condensed Consolidated Balance Sheets. The effective portion
of gains or losses resulting from changes in fair value is initially reported as a component of
accumulated other comprehensive income, net of any tax effects, in stockholders equity and
subsequently reclassified into net revenue or operating expenses in the period when the forecasted
transaction actually occurs. The ineffective portion of gains or losses resulting from changes in
fair value is reported each period in interest and other income, net in the Condensed Consolidated
Statements of Operations. Our hedging programs reduce, but do not entirely eliminate, the impact of
currency exchange rate movements in revenue and operating expenses. The fair value of our foreign
currency option contracts purchased and included in other current assets was $1 million as of
December 31, 2005.
Our exposure to market risk for changes in interest rates relates primarily to our short-term
investment portfolio. We manage our interest rate risk by maintaining an investment portfolio
generally consisting of debt instruments of high credit quality and relatively short maturities.
Additionally, the contractual terms of the securities do not permit the issuer to call, prepay or
otherwise settle the securities at prices less than the stated par value of the securities. Our
investments are held for purposes other than trading. Also, we do not use derivative financial
instruments or leverage in our short-term investment portfolio.
Table of Contents
As of
As of
December 31,
March 31,
2005
2005
$
556
$
1,168
349
298
179
180
10
42
$
1,094
$
1,688
Valuation of Securities Given an
Fair Value
Valuation of Securities Given an
Interest Rate Decrease of X
as of
Interest Rate Increase of X
(In millions)
Basis Points
December 31,
Basis Points
(150 BPS)
(100 BPS)
(50 BPS)
2005
50 BPS
100 BPS
150 BPS
$
561
$
559
$
558
$
556
$
553
$
552
$
550
358
355
352
349
347
344
341
183
182
180
179
178
176
175
10
10
10
10
10
10
10
$
1,112
$
1,106
$
1,100
$
1,094
$
1,088
$
1,082
$
1,076
The values of our equity investments in publicly traded companies are subject to market price
volatility. As of December 31, 2005, our marketable equity securities were classified as
available-for-sale and, consequently, were recorded in the Condensed Consolidated Balance Sheet at
fair market value with unrealized gains or losses reported as a separate component of
accumulated other comprehensive income, net of any tax effects, in stockholders equity. The fair
value of our marketable equity securities was $167 million and $140 million as of December 31, 2005
and March 31, 2005, respectively.
Valuation of Securities Given an X
Fair Value
Valuation of Securities Given an X
Percentage Decrease in Each
as of
Percentage Increase in Each
(In millions)
Stocks Market Price
December 31,
Stock's Market Price
(75%)
(50%)
(25%)
2005
25%
50%
75%
$
42
$
84
$
126
$
167
$
209
$
251
$
293
Table of Contents
Table of Contents
55
56
Table of Contents
The following exhibits (other than exhibits 32.1 and 32.2, which are furnished with
this report) are filed as part of this report:
Table of Contents
57
58
ELECTRONIC ARTS INC.
(Registrant)
/s/ Warren C. Jenson
DATED:
WARREN C. JENSON
February 7, 2006
Executive Vice President,
Chief Financial and Administrative Officer
Table of Contents
FORM 10-Q
FOR THE PERIOD ENDED December 31, 2005
1.1 | DEFINITIONS : |
a. | Leased Premises shall mean those suites/floors within both the Original Premises (defined in Section 1.1(b) below) and the Expansion Premises as described in Schedule 1. | ||
b. | Original Premises shall mean those suites/floors within Building I as described in Schedule 1. | ||
c. | Expansion Premises shall mean those suites/floors in Building II as described in Schedule 1. |
d. | Building shall mean both Building I and Building II. | ||
e. | Building I shall mean Maitland Summit Park I located at 1950 Summit Park Drive, Orlando, Florida 32810. | ||
f. | Building II shall mean Maitland Summit Park II located at 1958 Summit Park Drive, Orlando, Florida 32810. | ||
g. | Project shall mean both Building I and Building II, and the parking facilities and the lots on which the said buildings are located. | ||
h. | Tenants Building I Square Footage shall mean 117,201 rentable square feet; Total Building I Square Footage of Building I shall mean 128,240 rentable square feet. | ||
i. | Tenants Building II Square Footage shall mean 23,163 rentable square feet; Total Building II Square Footage of Building II shall mean 128,934 rentable square feet. | ||
j. | Lease Commencement Date shall mean January 1, 2005, which may be adjusted pursuant to Section 4.2 of this Lease; Lease Expiration Date shall mean June 30, 2010, which may be adjusted pursuant to Section 4.2 of this Lease; Lease Term shall mean the period between Lease Commencement Date and Lease Expiration Date. The term Lease Commencement Date shall mean the Expansion Commencement Date (as defined in Section 3 below) wherever in this Lease the context shall require. | ||
k. | Building I Base Rent shall mean those amounts as set forth in Section 12 hereof, plus applicable sales tax, if any; unless the options described under Sections 12.3 or 12.4 are exercised. | ||
l. | Building II Base Rent shall mean those amounts as set forth in Section 12 hereof, plus applicable sales tax, if any, unless the options described under Sections 12.4 or 12.5 are exercised. In addition to the amounts owed under Section 12, Tenant shall pay to Landlord the cost of electric power serving the Expansion Premises (which shall include but not be limited to the electric power operating the HVAC system serving the Expansion Premises). | ||
m. | Base Rent shall mean Building I Base Rent and Building II Base Rent combined. | ||
n. | Tenants Building I Pro Rata Share shall mean 91.4%. | ||
o. | Tenants Building II Pro Rata Share shall mean 17.97%. |
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p. | Tenants Pro Rata Share shall mean Tenants Building I Pro Rata Share and Tenants Building II Pro Rata Share combined. | ||
q. | Base Year shall mean: (i) the calendar year 2005 with respect to the Original Premises, and (ii) the calendar year 2006 with respect to the Expansion Premises. | ||
r. | Deposit shall mean $-0-; Prepaid Rent shall mean $-0-, of which $-0- represents the first monthly installment of Base Rent, and $-0- represents the last monthly installment of Base Rent. | ||
s. | Permitted Purpose shall mean general office use. | ||
t. | Authorized Number of Parking Spaces shall mean: (i) with respect to Building I and the Original Premises, a minimum of 484 unreserved spaces at a rate of $-0- per space per month, and (ii) with respect to Building II and the Expansion Premises, 4.5 parking spaces per 1,000 rentable square feet unreserved parking spaces in the Building II parking structure (i.e., 103 spaces), at a rate of $-0- per space per month, provided however, of the 103 Building II parking spaces, Landlord shall provide 4 reserved parking spaces, at no charge, at locations to be determined by Landlord in the Building II parking structure. In addition, Tenant may use additional parking spaces in the Building II parking structure in excess of the foregoing ratio without any additional consideration, provided that Tenants use of the same does not interfere with the use of such parking by other tenants of Building II. Once Landlord substantially completes construction of its next phase of development at Maitland Summit Park, the foregoing right of the Tenant to use additional parking within the Building II parking structure beyond the 4.5 parking spaces per 1,000 rentable square feet shall terminate and expire ( provided, however, that during the construction period, Landlord may reduce such additional parking, if necessary, to accommodate the construction ) . | ||
u. | Managing Agent shall mean the Landlord. | ||
v. | Broker of Record shall mean Liberty Property Trust, for Landlord. | ||
w. | Cooperating Broker shall mean Advantis Real Estate Services, for Tenant. | ||
x. | Landlords Mailing Address : 500 Chesterfield Parkway, Malvern, PA 19355 | ||
Copy to: 2400 Lake Orange Drive, Suite 110, Orlando, Florida 32738, telephone: 407-447-1776, and fax: 407-888-3242. | |||
y. | Tenants Mailing Address : 1950 Summit Park Drive, Orlando, Florida 32810, telephone: 407-386-4000, and fax: 407-386-4555, with copy to 209 |
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Redwood Shores Parkway, Redwood City, CA 94065, attn: Senior Director of Facilities. | |||
z. | Market Base Rent : shall mean market rents, Tenant improvements, rent concessions for renewing tenants in similar Class A office space in Maitland, Florida |
1.2 | SCHEDULES AND ADDENDA : The schedules and addenda listed below are incorporated into this Lease by reference unless lined out. The terms of schedules, exhibits and typewritten addenda, if any, attached or added hereto shall control over any inconsistent provisions in the paragraphs of this Lease. |
a. | Schedule 1: Description of Leased Premises and/or Floor Plans | ||
b. | Schedule 2: Rules and Regulations | ||
c. | Schedule 3: Utility Services | ||
d. | Schedule 4: Maintenance Services | ||
e. | Schedule 5: Parking for Building I and Original Premises | ||
f. | Schedule 6: Work Letter Agreement for Original Premises | ||
g. | Schedule 7: Certificate of Acceptance | ||
h. | Schedule 8: Guaranty | ||
i. | Schedule 9: Approved Tenants General Contract, Architect and Engineer |
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-5-
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8.1 | CASUALTY AND UNTENANTABILITY : If either Building I or Building II is made substantially untenable or if Tenants use and occupancy of either the Original Premises or the Expansion Premises are substantially interfered with due to damage to the common areas of either Building I or Building II or if either the Original Premises or the Expansion Premises is made wholly or partially untenable by fire or other casualty, Landlord may, by notice to within 45 days after the damage, terminate this Lease with respect to the space/building so damaged (e.g., if Building II and/or the Expansion Premises is so damaged, Landlord may terminate this Lease with respect to the Expansion Premises). Such termination shall become effective as of the date of such casualty. | ||
If either the Original Premises or the Expansion Premises is made partially or wholly untenable by fire or other casualty and this Lease is not terminated as provided above, Landlord shall restore the Original Premises or the Expansion Premises, as applicable, to the condition they were in on the Lease Commencement Date, not including any personal property of Tenant or alterations performed by Tenant. | |||
If the Landlord does not terminate this Lease as provided above, and Landlord fails within 120 days from the date of such casualty to restore the damaged common areas thereby eliminating substantial interference with Tenants use and occupancy of either the Original Premises or the Expansion Premises, or fails to restore the Leased Premises to the condition they were in on the Lease Commencement Date, not including any personal property or alterations performed by Tenant, Tenant may terminate this Lease as of the end of such 120 day period. | |||
In the event of termination of this Lease pursuant to this paragraph, Rent shall be prorated on a per diem basis and paid to the date of the casualty, unless either the Original Premises or the Expansion Premises shall be tenantable, in which case Rent shall be payable to the date of the lease termination. If either the Original Premises or the Expansion Premises are untenable and this Lease is not terminated, Rent shall abate on a per diem basis from the date of the casualty until either the Original Premises or the Expansion Premises are ready for occupancy by Tenant. If part of either the Original Premises or the Expansion Premises is |
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untenable, Rent shall be prorated on a per diem basis and apportioned in accordance with the part of either the Original Premises or the Expansion Premises which is usable by Tenant until the damaged part is ready for Tenants occupancy. Notwithstanding the foregoing, if any damage was proximately caused by an act or omission of Tenant, its employees, agents, contractors, licensees or invitees, then, in such event, Tenant agrees that Rent shall not abate or be diminished during the term of this Lease. |
9.1 | CONDEMNATION : If all or any part of the Original Premises shall be taken under power of eminent domain or sold under imminent threat to any public authority or private entity having such power, this Lease shall terminate as to the part of the Original Premises so taken or sold, effective as of the date possession is required to be delivered to such authority. In such event, Building I Base Rent shall abate in the ratio that the portion of Tenants Building I Square Footage taken or sold bears to Tenants Building I Square Footage. If a partial taking or sale of the Original Premises, Building I or the Project (i) substantially reduces Tenants Square Footage resulting in a substantial inability of Tenant to use the Original Premises for the Permitted Purpose, or (ii) renders Building I or the Project not commercially viable to Landlord in Landlords sole opinion, either Tenant in the case of (i), or Landlord in the case of (ii), may terminate this Lease by notice to the other party within 30 days after the terminating party receives written notice of the portion to be taken or sold. Such termination shall be effective 180 days after notice thereof, or when the portion is taken or sold, whichever is sooner. All condemnation awards and similar payments shall be paid and belong to Landlord, except any amounts awarded or paid specifically to Tenant for removal and reinstallation of Tenants trade fixtures, personal property or Tenants moving costs. To the extent permitted by law, Tenant shall, however, be entitled to seek business damages from any condemning authority. | ||
If all or any part of the Expansion Premises shall be taken under power of eminent domain or sold under imminent threat to any public authority or private entity having such power, this Lease shall terminate as to the part of the Expansion Premises so taken or sold, effective as of the date possession is required to be delivered to such authority. In such event, Building II Base Rent shall abate in the ratio that the portion of Tenants Building II Square Footage taken or sold bears to Tenants Building II Square Footage. If a partial taking or sale of the Expansion Premises, Building II or the Project (i) substantially reduces Tenants Building II Square Footage resulting in a substantial inability of Tenant to use the Expansion Premises for the Permitted Purpose, or (ii) renders Building II or the Project not commercially viable to Landlord in Landlords sole opinion, either Tenant in the case of (i), or Landlord in the case of (ii), may terminate this Lease by notice to the other party within 30 days after the terminating party receives written notice of the portion to be taken or sold. Such termination shall be effective 180 days after notice thereof, or when the portion is taken or sold, |
-8-
whichever is sooner. All condemnation awards and similar payments shall be paid and belong to Landlord, except any amounts awarded or paid specifically to Tenant for removal and reinstallation of Tenants trade fixtures, personal property or Tenants moving costs. To the extent permitted by law, Tenant shall, however, be entitled to seek business damages from any condemning authority. |
12.3 | DOWNSIZING OPTION (Building I) : Tenant shall have a one-time option to terminate a portion of the Original Premises only in the event that Tenant intends to expand its office facilities to a premises in excess of the available space in Building I, and Tenant is moving into a building in which it will occupy no less than 130,000 Rentable Square Feet (RSF). By written notice to Landlord, Tenant may elect to vacate up to 47,067 RSF of contiguous space within Building I, the location of which Landlord and Tenant shall mutually agree upon in writing. This option only remains open for partial termination of the respective portion of the Original Premises between the end of the FORTY-EIGHTH (48th) month and FIFTY-SEVENTH (57th) month of the Lease Term, and Tenant shall provide no less than TWELVE (12) months prior written notice to Landlord. In the event that Tenant elects to vacate a portion of the Original Premises as provided in this paragraph, Tenant shall pay to Landlord an early termination fee of SIXTY THOUSAND and NO/100 dollars ($60,000.00). Further, in the event that Tenant exercises the downsizing option set forth in this paragraph, Tenant agrees to give Landlord an opportunity to submit a proposal to provide Tenants new occupancy need in another building owned or managed by Landlord, or to be constructed by Landlord. | ||
TERMINATION OPTION (Building II): Provided that there then exists no event of default by Tenant under this Lease nor any event that with the giving of notice and/or the passage of time would constitute a default, and that Tenant is the sole occupant of the Expansion Premises, Tenant shall have a one-time option to terminate this Lease with respect to the Expansion Premises only, effective on any date that is between the thirty-sixth (36th ) month and the forty-fifth (45th ) month after the Expansion Commencement Date, by providing not less than nine (9) months prior written notice to the Landlord and paying to Landlord a termination fee equal to one (1) months Building II Base Rent as of the effective date of such termination, together with the unamortized costs of the tenant improvements within the Expansion Premises and all leasing commissions paid by Landlord in connection with the lease of the Expansion Premises hereunder. This right of termination is a one-time right, is personal to Tenant and its Affiliates (defined below), and is non-transferable to any assignee or sublessee (regardless of whether any such assignment or sublease was made with or without Landlords consent) or other party. Notwithstanding the foregoing, however, in the event Tenant exercises the termination option for the Expansion Premises pursuant to this paragraph as part of entering into an agreement with Landlord to expand and consolidate Tenants space and facilities into any other project owned by the |
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Landlord, then the foregoing termination fee applicable to the Expansion Premises shall not be due and payable by Tenant. Affiliate means (i) any entity controlling, controlled by, or under common control of, Tenant, (ii) any successor to Tenant by merger, consolidation or reorganization, and (iii) any purchaser of all or substantially all of the assets of Tenant as a going concern. |
13.14 | LOBBY/COURTYARD USE : Tenant shall, upon Landlords prior written authority, have the right to use the Building I lobby for display purposes including plasma screens and kiosks, provided such use and display is deemed by Landlord to be in good taste, at Landlords discretion, and such use or displays do not interfere with any other tenants rights and does not constitute a nuisance. As long as Tenant occupies the entire FIRST (1st) Floor of Building I, Tenant will have the exclusive use of (at no additional cost) the courtyard area on the east side |
-10-
of Building I and may make improvements to suit its needs subject to Landlords reasonable approval. Tenant shall install and maintain any such items at Tenants sole cost and expense, and Tenant shall, at Tenants sole cost and expense, remove any such items and restore the Building I lobby to its original condition. |
13.17 | BASE RENT ADJUSTMENT : Building I Base Rent shall be adjusted on the following dates (with Month 1 being January 1, 2005): |
Monthly | Total Base Rent | |||||||
Period | Base Rent | For Period | ||||||
Months 1-6.5
|
$ free - | $ free - | ||||||
Months 6.5-12
|
$ | 195,335.00 | $ | 1,074,342.50 | ||||
Months 13-24
|
$ | 214,868.50 | $ | 2,578,422.00 | ||||
Months 25-36
|
$ | 220,240.21 | $ | 2,642,882.55 | ||||
Months 37-48
|
$ | 225,709.59 | $ | 2,708,515.11 | ||||
Months 49-60
|
$ | 231,374.31 | $ | 2,776,491.69 | ||||
Months 61-66
|
$ | 237,136.70 | $ | 1,422,820.14 |
Building II Base Rent shall be adjusted on the following dates (with Month 1 below being the month of the Expansion Commencement Date): |
Monthly | Total Base Rent | |||||||
Period | Base Rent | For Period | ||||||
Months 1-12
|
$ | 30,401.44 | $ | 364,817.25 | ||||
Months 13-24
|
$ | 41,548.63 | $ | 498,583.56 | ||||
Months 25-36
|
$ | 42,587.35 | $ | 511,048.20 | ||||
Months 37-48
|
$ | 43,652.03 | $ | 523,824.36 | ||||
Months 49-54
|
$ | 44,743.33 | $ | 268,459.98 |
13.19 | SIGNAGE : Landlord will allow Tenant, at Tenants expense, to display its company name on the Building I facia. Specifications for any such signage must be approved by Landlord in writing prior to Tenants seeking applicable permits |
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from governmental authorities and installation. Landlord reserves the right in its sole discretion, to specify details of such signage. In the event that Tenant elects to exercise its downsizing option pursuant to Section 12.3, Landlord shall have the right to require Tenant, at Tenants sole cost, to remove its sign from the Building I facia and restore the Building I facia to its original condition, original wear and tear excepted. Tenant, at Tenants sole cost and expense, shall be required to remove all Building I signage and restore the Building I facia to its original condition, original wear and tear excepted, upon expiration of the Lease. | |||
Landlord will allow Tenant, at Tenants expense, to display its company name on the Landlords illuminated monument sign at the entrance of Summit Park on Summit Boulevard, which monument sign serves both Building I and Building II, and such company name shall be similar and comparable in size, copy area, quality and visibility as the signage/logo for Schwab currently located on such monument sign. Such monument signage shall be installed by Tenant no later than December 31, 2005. | |||
All signage will conform to applicable governing authority requirements and Tenant shall obtain any permits or authorizations necessary for signage it installs hereunder. | |||
Landlord shall arrange for Tenants suite identification sign(s) and lobby directory strip(s) at Tenants expense. Tenant may incorporate its logo graphics, without color, on the suite identification sign(s). |
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LANDLORD:
LIBERTY PROPERTY LIMITED PARTNERSHIP By: Liberty Property Trust, Sole General Partner |
||||
By: | /s/ Robert Goldschmidt | |||
Name: | Robert Goldschmidt | |||
Title: | Sr. Vice President | |||
Witness:
|
/s/ Stephanie Garcia | |||
|
||||
Name:
|
Stephanie Garcia | |||
|
||||
Witness:
|
/s/ Xiomara Santos | |||
|
||||
Name:
|
Xiomara Santos |
TENANT:
ELECTRONIC ARTS-TIBURON , a Florida corporation |
||||
By: | /s/ Bryan Neider | |||
Name: | Bryan Neider | |||
Title: | CFO, WW Studios | |||
Witness:
|
||||
Name:
|
|
|||
|
||||
|
||||
Witness:
|
||||
|
||||
Name:
|
||||
|
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Clause
Headings
Page
SECTION 106 AGREEMENT
16
GREEN TRAVEL PLAN
17
OCCUPATION
17
LEASE GRANT
17
LOCAL LAND CHARGES ETC.
18
TITLE
19
DETERMINATION
19
REPRESENTATIONS
20
ALIENATION
20
INSURANCE
20
CONFIDENTIALITY
21
CAPITAL ALLOWANCES
21
NOTICES
22
VALUE ADDED TAX (VAT)
22
NON-MERGER
23
GUARANTEE
23
JURISDICTION
23
EXCLUSION OF THIRD PARTY RIGHTS
23
PROTECTING AGREEMENT AGAINST
LANDLORDS TITLE
24
Annexure A :
Lease
Annexure B :
Landlords Works
Annexure C :
Snagging Works
Annexure D :
Programme
Annexure E :
External Works Derek Lovejoy London Limited drawing number 4258-002
and the CID Specification dated December 2005
Annexure F :
Form of letter from Measurement Surveyors to Tenant
Annexure G :
Form of Landlords Cladding Deed
Annexure H :
Contractors Warranty
Annexure I :
Licence to carry out Works
Annexure J :
Landlords cladding works
Annexure K :
Outstanding documents
Annexure L :
Form of Opinion Letter
Annexure M :
Forms of warranties from the professional advisors and subcontractors
described in Annexure N
Annexure N :
List of professional advisors and subcontractors to give warranties
to the Tenant
Annexure O:
External Works Contractors Warranty
Annexure P:
Outstanding Works
Annexure Q:
Security Package
Annexure R:
Brise Soleil Method Statement
(1) | THE STANDARD LIFE ASSURANCE COMPANY whose head office is at 30 Lothian Road, Edinburgh EH1 2PH (Co. Regn. No: SZ000004) (the Landlord ) and |
(2) | ELECTRONIC ARTS LIMITED whose registered office is at 2000 Hillswood Drive, Chertsey, Surrey KT16 0EV (Co. Regn. No: 02057591) (the Tenant ) and |
(3) | ELECTRONIC ARTS INC whose registered office is at 209 Redwood Shares Parkway, Redwood City, California 94065 (a corporation incorporated in the State of Delaware) (the Guarantor) |
1. | DEFINITIONS AND INTERPRETATION | |
1.1 | Definitions | |
In this agreement the following words and expressions have the following meanings unless the context otherwise requires: | ||
Brise Soleil Method Statement means the method statement set out at Annexure R; | ||
Building Contract means the building contract dated 27 th April 2001 made between Tilebox Limited (1) and the Contractor (2) as amended and varied; | ||
CDM Regulations means the Construction (Design and Management) Regulations 1994 together with the current Approved Code of Practice relating to the same; | ||
Contractor means Alfred McAlpine Capital Projects Limited (which changed its name from Alfred McAlpine Construction Limited on 7 th October 2003) (Co. Regn. No. 00247624); | ||
Contractors Warranty means a warranty in favour of the Tenant in the form of the agreed draft at Annexure H; | ||
Date of Permitted Entry means the date defined in clause 14.1; | ||
Default Event means any or all of the following to occur: |
(a) | the Tenant or the Guarantor shall have an order made or resolution passed for its winding-up which is not removed within a period of fourteen days thereafter; | ||
(b) | the Tenant or the Guarantor enters into voluntary winding-up other than for the purposes of re-organisation whilst solvent; | ||
(c) | the appointment of a provisional liquidator to the Tenant or the Guarantor; | ||
(d) | presentation of a petition in respect of the Tenant or the Guarantor which is not contested within fourteen days of presentation or a meeting is convened for the purpose of considering a resolution for winding-up; | ||
(e) | dissolution of the Tenant or the Guarantor (whether or not after winding-up); |
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(f) | if in respect of the Tenant or of the Guarantor a resolution is passed or any other step is taken by the company or its directors for the appointment of an administrator, or an administrator is appointed, or a petition or application for an administration order is presented in relation to the company; | ||
(g) | if a receiver (which expression shall without prejudice to the generality thereof include an administrative receiver) is appointed over all or any of the assets or of the income arising from all or any of the assets of the Tenant or of the Guarantor; | ||
(h) | the Tenant or the Guarantor is unable to pay its debts within the meaning of Section 123 of the Insolvency Act 1986; or | ||
(i) | if any meeting of the Tenant or the Guarantor is convened pursuant to Section 123 of the Insolvency Act 1986 to consider a proposal for a voluntary arrangement under Part 1 of such Act; |
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1.2 | Interpretation |
1.2.1 | Any expressions common to this agreement and the Lease shall have the same meaning ascribed to them in the Lease unless this agreement otherwise prescribes. | ||
1.2.2 | Words in the singular shall include the plural and vice versa and words of one gender shall include the other two genders. | ||
1.2.3 | If a party comprises two or more persons their obligations and liabilities are joint and several. | ||
1.2.4 | Reference to a party agreeing not to do or omit any act or thing shall include references to that party not permitting or suffering it to be done or omitted. | ||
1.2.5 | Any reference to a Clause or Schedule is a reference to a Clause or Schedule of this agreement and any heading in this agreement shall not affect the construction of this agreement or any document referred to in it. | ||
1.2.6 | In Clauses 2, 3, 4, 5, 6, 7, 10, 11, 12 and 13 Landlord shall only mean the party of the first part of this agreement and the obligations on the part of the Landlord contained in these Clauses shall be personal to the Landlord. | ||
1.2.7 | Any reference to any statute or section of a statute shall include all subordinate legislation deriving validity from that statute or section of a statute and shall extend to any statutory amendment modification consolidation and re-enactment of it or such subordinate legislation for the time being in force. |
2. | THE LANDLORDS WORKS | |
2.1 | Execution of Works |
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2.1.1 | at its own expense; | ||
2.1.2 | with due diligence and expedition; | ||
2.1.3 | in compliance with all Requisite Permissions; | ||
2.1.4 | in a good and workmanlike manner using sound materials of good quality; | ||
2.1.5 | in accordance with all statutes, statutory orders and regulations made under or deriving validity from them and which affect such works and any enforceable codes of practice of the local authority which shall affect the execution and completion of the Landlords Works, the Snagging Works and/or the External Works, once completed; | ||
2.1.6 | in accordance with the Programme, the Brise Soleil Method Statement and this Agreement. |
2.2 | Delays to the Programme |
2.2.1 | The Landlord shall procure that the Landlords Works have achieved Practical Completion by the Target Date. The Landlord shall use all reasonable endeavours to procure that the External Works have achieved Practical Completion and the Snagging Works and the Outstanding Works are complete by the Target Date. | ||
2.2.2 | The Landlord shall forthwith advise the Tenant in the event that the Landlords Works and/or the External Works and/or the Snagging Works are not proceeding substantially in accordance with the Programme. | ||
2.2.3 | Without prejudice to clauses 2.1.2, 2.2.1, 15.4 and 15.5 if the Landlord is of the opinion that the Landlords Works and/or the External Works and/or the Snagging Works will not be completed or are not likely to be completed by the anticipated dates as specified in the Programme then the Landlord shall prepare a revised Programme identifying the new anticipated dates and shall supply the Tenant with a copy of the revised Programme. | ||
2.2.4 | For the purposes of clause 2.2 the Target Date shall be extended by reference to any impediment, prevention or default, whether by act or omission, by the Tenant or any person for whom the Tenant is responsible except to the extent that it was caused or contributed to by any default, whether by act or omission, of the Landlord or any person for whom it is responsible. | ||
2.2.5 | The Landlord shall start the Security Package works immediately following Practical Completion and will use all reasonable endeavours to complete them prior to the Target Date. |
2.3 | Extent of Landlords Obligations |
2.3.1 | Subject to clause 2.3.2 to the extent permitted by law the Landlords liability pursuant to this agreement in respect of the Landlords Works the External Works and the Snagging Works shall following the later of the date of Practical Completion, completion of the Snagging Works, the Target Date and provision of the Contractors Warranty and the Landlords Cladding Deed pursuant to clause 5 of this agreement, be confined to the obligations expressly set out in clause 7 of |
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this agreement and in clause 5.4 of the Lease and in the Landlords Cladding Deed. | |||
2.3.2 | The Landlord shall not be relieved of its obligations pursuant to clause 6.2 of this agreement unless and until the collateral warranty from the Employers Agent to be provided pursuant to clause 5 has been delivered to the Tenant. |
2.4 | Requisite Permissions | |
The Landlord shall obtain all of the Requisite Permissions so as to enable the Landlords Works, the External Works, the Outstanding Works, the Security Package works and the Snagging Works to be designed, carried out and completed as expeditiously as possible and in any event by the Target Date. | ||
3. | MEASUREMENT OF THE PREMISES AND THE CALCULATION OF THE INITIAL RENT | |
3.1 | The Net Internal Area of the Premises has been measured by the Measurement Surveyors as follows:- |
Floor | Measured Area (square feet) | ||||
Fourth Floor Offices
|
6,615 | ||||
Third Floor Offices
|
17,714 | ||||
Second Floor Offices
|
20,446 | ||||
Second Floor Terrace
|
789 | ||||
First Floor Offices
|
21,313 | ||||
First Floor Terrace
|
687 | ||||
Podium Offices
|
20,725 | ||||
Ground Floor Offices
|
2,181 | ||||
Podium Reception
|
3,307 | ||||
Ground Floor Entrance Hall
|
1,005 | ||||
|
|||||
Total
|
94,782 | ||||
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3.2 | On or before grant of the Lease, the Landlord will procure that the Measurement Surveyors issue to the Tenant a letter in the form annexed (Annexure F). |
3.3 | The Measurement Surveyors have acted as experts and their determination as to the Net Internal Area of the Premises is (except in the case of obvious error) final and binding upon the Parties. |
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4. | SITE VISITS AND MEETINGS AND SUPPLY OF INFORMATION | |
4.1 | Entry onto the Premises to view Works | |
The Landlord shall permit the Tenant, the Tenants Representative and their respective advisers at all reasonable times to enter onto the Premises (accompanied by a representative of the Landlord if the Landlord shall so require) to inspect and record the progress of the Landlords Works and/or the External Works and/or the Snagging Works and/or the Outstanding Works and/or the Security Package works and to prepare plans drawings specifications and tenders for the Tenants Works subject nevertheless to: |
4.1.1 | reasonable prior notice being given to the Landlord; | ||
4.1.2 | compliance with the proper and reasonable safety requirements imposed by the Landlord or the Contractor from time to time for the Premises and notified (insofar as practicable in writing) to the Tenant; and | ||
4.1.3 | the Tenant, the Tenants Representative and their respective advisers not materially impeding the progress of the Landlords Works and/or the External Works and/or the Snagging Works and/or the Outstanding Works and/or the Security Package works (as the case may be) |
4.2 | Progress meetings | |
The Tenant, the Tenants Representative and their advisers shall be entitled to attend progress meetings with the Landlord, the Contractor and the External Works Contractor which the Landlord shall procure shall take place no less frequently than monthly. The Landlord shall provide the Tenant with reasonable prior written notice of the date, time and place of each such meeting together with a copy of any proposed agenda. | ||
4.3 | Representations by Tenant | |
The Landlord shall take proper account of (but shall not be bound by) any representations made by or on behalf of the Tenant in connection with the Landlords Works and/or the External Works and/or the Snagging Works and/or the Outstanding Works and/or the Security Package works and the progress thereof Provided that: |
4.3.1 | nothing in this Clause shall interfere in any way with the rights of the Landlord under the Building Contract or the External Works Contract; and | ||
4.3.2 | any representations made by or on behalf of the Tenant shall be made at progress meetings pursuant to clause 4.2 and/or confirmed or made in writing direct to the Landlord and shall not be made to any other party involved in the carrying out or construction of the Landlords Works or the External Works or the Snagging Works or the Outstanding Works or the Security Package works. |
4.4 | Liability | |
The liability of the Landlord under this Agreement shall not be reduced or excluded by any approval, comment, representation, consent, enquiry or inspection into any relevant matter |
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which may be made or carried out by or on behalf of the Tenant or by any failure to make or give any such approval, comment, representation, consent, enquiry or inspection. | ||
4.5 | Provision of Documents | |
The Landlord shall provide the Tenant with [a copy of the outstanding documents listed in Annexure K prior to 31 January 2006 and] the following documents as and when the same are prepared, executed or issued (insofar as they have not previously been provided): |
4.5.1 | The Programme; | ||
4.5.2 | Instructions issued to the Contractor and the External Works Contractor after the date of this agreement; | ||
4.5.3 | Minutes of site meetings which take place after the date of this agreement; | ||
4.5.4 | Any Requisite Permissions; | ||
4.5.5 | Test certificates and commissioning reports. |
4.6 | Copyright |
4.6.1 | The Landlord will, as soon as reasonably practicable, procure a copyright licence from Tilebox Limited in favour of the Landlord in relation to the Documents in such form which will enable it to grant to the Tenant the copyright sub-licence in clause 4.6.2 and shall provide a copy of such copyright licence to the Tenant within 2 working days of its receipt. | ||
4.6.2 | With effect from the date of the licence referred to in clause 4.6.1, the Landlord hereby grants to the Tenant with full title guarantee an irrevocable, royalty-free and non-exclusive licence to copy reissue and use the Documents for any and all purposes connected with the Premises. Such licence shall carry the right to grant sub-licences and shall be transferable to third parties. The Landlord will not be liable for any use of the Documents which is not permitted by the terms of this licence. |
5. | WARRANTIES |
5.1 | On or before grant of the Lease the Landlord shall procure the proper execution and unconditional delivery to the Tenant of the Contractors Warranty and the External Works Contractors Warranty. |
5.2 | The Landlord shall use all reasonable endeavours to procure the proper execution (as deeds) and unconditional delivery to the Tenant, before the grant of the Lease, of deeds of warranty: |
5.2.1 | from each of the professional advisers named at Annexure N in the form of the relevant draft at Annexure M; and | ||
5.2.2 | from each of the sub-contractors named at Annexure N substantially in the form of the relevant draft at Annexure M. |
5.3 | Contemporaneously with the grant of the Lease the Landlord and the Tenant shall properly execute and unconditionally deliver the Landlords Cladding Deed and the Tenant shall not |
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be obliged to complete the Lease unless the Landlord so executes and delivers the Landlords Cladding Deed. |
5.4 | The Landlord agrees that the Tenant may waive its right not to complete the Lease in the circumstances described in clauses 5.1 and 5.3 in whole or in part and at any time by written notice to that effect. |
5.5 | During the period from the date five (5) years after the Date of Permitted Entry to the date ten (10) years thereafter (or the earlier determination of the Lease) and if reasonably requested to do so by the Tenant or any lawful assignee of the Lease, the Landlord shall enforce the benefit of any obligation to the Landlord or the occupier of the Premises in connection with any and all guarantees from suppliers and sub-contractors in relation to the Premises, the Landlords Works, the Snagging Works, the Outstanding Works, the Security Package works and the External Works and pay the proceeds of such enforcement (if any) to the Tenant on receipt. |
6. | PRACTICAL COMPLETION |
6.1 | The Landlord shall procure that the Tenant and the Tenants Representative are given not less than ten working days written notice of any inspection and as much notice as reasonably practicable of any re-inspection of the Landlords Works and/or External Works with a view to the issue of any certificate or statement of practical completion pursuant to the Building Contract or the External Works Contract and the Tenant and/or any of the Tenants advisers shall be entitled to inspect the Landlords Works and the External Works and shall be entitled prior to the actual issue of such certificates or statements (as the case may be) to make representations to the Landlord. The Landlord shall ensure that the Employers Agent has due regard to such representations but the Employers Agents independent discretion in the issue of the certificate or statement of practical completion shall not be fettered by such representations. |
6.2 | Without prejudice to clause 6.1, the Landlord shall procure that no certificate or statement of Practical Completion is issued until |
6.2.1 | The Landlords Works or the External Works as the case may be have achieved Practical Completion; | ||
6.2.2 | (in respect of the Landlords Works) the external envelope and weathershield of the Premises including all glazing is completed; | ||
6.2.3 | (in respect of the Landlords Works) the lifts (if any) serving the Premises are fully operational, in accordance with the Building Contract and the Requisite Permissions and all testing and commissioning has been carried out and all necessary keys have been provided to the Tenant; | ||
6.2.4 | the Premises are clean and free of all rubbish and any presence of the Contractor and the External Works Contractor as the case may be, their representatives, materials and equipment; | ||
6.2.5 | all Requisite Permissions have been obtained and all testing and commissioning in relation to the Premises has been carried out, witnessed and completed. |
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6.3 | The Landlord shall forthwith following the issue of any certificate or statement of practical completion pursuant to the Building Contract or the External Works Contract serve a copy on the Tenant. |
6.4 | Not later than ten working days prior to the anticipated completion of the Snagging Works, the Outstanding Works and/or the Security Package works (as the case may be) the Landlord shall procure that the Tenant and the Tenants Representative are given written notice of the anticipated date of completion of the relevant works. |
6.5 | On or before such anticipated date of completion notified pursuant to clause 6.4, the Tenant and/or any of the Tenants advisers shall be entitled to inspect the Snagging Works, the Outstanding Works and/or the Security Package works, as the case may be. The Tenant and the Tenants advisers shall be entitled to make representations in relation to such Snagging Works, Outstanding Works and/or the Security Package works to which the Landlord shall ensure the person responsible for accepting completion of such works has due regard (but shall not be bound by). | |
6.6 | Following Practical Completion of the Landlords Works the Landlord will: |
6.6.1 | perform and observe clause 5.4 of the Lease as if it were set out in full in this agreement (mutatis mutandis); and | ||
6.6.2 | allow Guildford Borough Council access to the Premises to carry out the works described in the notices by letter served on the Landlord and dated the 6 th and 14 th September 2005. |
7. | DEFECTS | |
7.1 | Making good defects at Practical Completion | |
Following the date of Practical Completion, the Landlord shall procure the completion or remedying of any defects, omissions and snagging items identified in any snagging list attached to or issued with the certificate or statement of Practical Completion. The Landlord shall use all reasonable endeavours to procure that such completion or remedying is completed as soon as reasonably practicable following the date of Practical Completion. | ||
7.2 | Making good defects during the Defects Period | |
Without prejudice to any other obligation of the Landlord (whether under this Agreement or otherwise) the Landlord shall procure that any defects, shrinkages or other faults appearing in the Landlords Works, the Snagging Works, the Outstanding Works, the Security Package works and/or the External Works within the Defects Period and which are notified by the Tenant to the Landlord not less than 5 working days prior to the expiry of the Defects Period are made good at no cost to the Tenant and as soon as reasonably practicable in accordance with this Agreement and to the Tenants reasonable satisfaction. | ||
7.3 | Making good defects at final completion | |
The Landlord shall procure that the Employers Agent prepares a schedule listing any omissions defects shrinkages or other faults (save for any caused by any act neglect or default on the part of the Tenant) appearing in the Landlords Works, the Snagging Works, the Outstanding Works, the Security Package works and the External Works and any part thereof (the Defects List) and supply a copy thereof to the Tenants Representative not |
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later than twenty working days before the expiry of the relevant Defects Period and the Tenant shall procure that not later than ten working days after the receipt of such schedule the Tenants Representative makes representations to the Employers Agent or the Landlord by listing any omissions defects shrinkages or other faults which they have observed and the Landlord shall procure that the Employers Agent shall have due regard to such list in finalising its Defects List. The Landlord shall procure that all items included in the Defects List are completed or made good to the reasonable satisfaction of the Tenant. | ||
7.4 | Access by Landlord to make good defects |
7.4.1 | The Tenant shall permit the Landlord, the Employers Agent and the Contractor and/or the External Works Contractor (as the case may be) and all persons reasonably authorised by them on giving reasonable prior written notice and at reasonable times to have access to such parts of the Premises as are necessary in order to remedy any such defects pursuant to clause 7. | ||
7.4.2 | Such access will be in accordance with a programme submitted by the Landlord and approved by the Tenant (such approval not to be unreasonably withheld or delayed). | ||
7.4.3 | The Landlord shall procure that all persons given access to the Premises in order to comply with its obligations pursuant to clause 7: |
(A) | are supervised by a representative of the Contractor at all times; | ||
(B) | comply with the proper and reasonable safety requirements imposed by the Tenant or the Tenants contractor from time to time for the Premises and notified to the Landlord in writing; | ||
(C) | comply with the programme agreed by the Tenant pursuant to clause 7.4.2 so as to cause the minimum disruption to the Tenants business; and | ||
(D) | do not materially impede the progress of the Tenants Works and/ or the Tenants use and enjoyment of the Premises. |
7.4.4 | Without prejudice to clause 7.4.3(D), for so long as the Contractor shall require access to the Premises to make good defects during the execution of the Tenants Works the Landlord and the Tenant shall co-ordinate the execution of the Tenants Works and the remedying of defects and shall procure that there shall be full liaison between each others respective contractors and workmen so as to minimise the length of any delays and the possibility of interference with each others works. | ||
7.4.5 | The Landlord shall procure that any damage caused in complying with its obligations under clause 7 is made good forthwith and to the reasonable satisfaction of the Tenant. |
8. | HEALTH & SAFETY AND AS BUILT INFORMATION | |
As soon as reasonably practicable after Practical Completion the Landlord shall at its own cost supply the Tenant with a complete set of the As-Built scale drawings and the Health and Safety File (in the format specified in the Building Contract) which the Landlord shall procure is prepared in accordance with the CDM Regulations. |
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9. | TENANTS WORKS | |
9.1 | Approval of Detailed Works and Method Statement |
9.1.1 | The Tenant shall as soon as reasonably practicable (and in any event before 1 st May 2006) submit to the Landlord in writing for its written approval (such approval not to be unreasonably withheld or delayed) full particulars of its proposals for the Tenants Works and which shall be deemed granted if no response to the Tenants application is received by the Tenant within 10 working days of receipt of the application by the Landlord. | ||
9.1.2 | Prior to commencement of the Tenants Works, the Tenant shall provide a copy of its Method Statement to the Landlord. The Method Statement shall include the details of contact names for the consultants and contractors proposed for the design and carrying out of the Tenants Works. |
9.2 | Access | |
From the later of: |
9.2.1 | the Landlords approval of the Tenants Works in accordance with clause 9.1.1; | ||
9.2.2 | Practical Completion of the Landlords Works; and | ||
9.2.3 | the Target Date, |
9.3 | Carrying out of Tenants Works | |
The Tenants Works shall be carried out and completed: |
9.3.1 | at its own expense; | ||
9.3.2 | without avoidable delay; | ||
9.3.3 | in a good and workmanlike manner using sound materials of good quality; | ||
9.3.4 | by reputable contractors; | ||
9.3.5 | in accordance with all Requisite Permissions relating to the Tenants Works; and | ||
9.3.6 | in accordance with the Method Statement. |
9.4 | Co-ordination with the External Works | |
The Tenant shall during the carrying out of the Tenants Works: |
9.4.1 | take such precautions at all times and at its own cost as the Landlord and its insurers or either of them may reasonably require for the protection of the Premises and the External Works from the effect of the Tenants Works; | ||
9.4.2 | procure, at no cost to the Landlord, that its fitting-out contractors shall maintain public liability insurance; |
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9.4.3 | not cause any material delay to or interference with the External Works nor give any instruction to the contractors engaged on them and shall make good all or any damage to the Landlord and its property caused by the carrying out of the Tenants Works |
9.5 | CDM Regulations | |
In so far as the Tenants Works and/or any works carried out under clause 9.8 are works to which the Regulations apply the Tenant shall: |
9.5.1 | act as the client in relation to such works for the purposes of the CDM Regulations and shall issue a declaration to that effect under regulation 4 of the CDM Regulations and send a copy forthwith to the Landlord and the Tenant warrants that it will not derogate in any manner from such declaration or its acceptance of responsibilities as a client under the CDM Regulations; | ||
9.5.2 | comply in all respects with the CDM Regulations and require that any person involved in carrying out such works complies with the CDM Regulations. |
9.6 | Health and Safety File | |
Subject to clause 9.9.1, following completion of the Tenants Works the Tenant shall liaise with the planning supervisor (if any) employed by the Landlord for inter alia the Tenants Works as to any necessary updating of the Health and Safety File and supply to such planning supervisor all information, drawings and details of the Tenants Works as reasonably required by such planning supervisor and use all reasonable endeavours to ensure that such updating is completed within four weeks of completion of the Tenants Works. | ||
9.7 | Link Road | |
The Landlord will use reasonable endeavours to ensure that the link road passing beneath the building between the main entrance and ground floor areas remains closed to public traffic during the carrying out of the Tenants Works. | ||
9.8 | Mezzanine Floor | |
The Landlord consents in principle (but subject to the following provisions of this clause) to the construction by the Tenant of a mezzanine floor or part floor above the ground floor office (the mezzanine works) and, if required under the terms of the Head Lease, will use all reasonable endeavours to procure consent of the superior landlord thereto:- |
9.8.1 | the Tenant shall provide detailed drawings and specifications of the mezzanine works for the approval of the Landlord (such approval not to be unreasonably withheld) and, if required under the terms of the Head Lease, the superior landlord; |
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9.8.2 | the Tenant shall following such approval obtain all Requisite Permissions for the mezzanine works; | ||
9.8.3 | the Tenant shall not commence the mezzanine works until clauses 9.8.1 and 9.8.2 (in so far as such Requisite Permissions are capable of being obtained and/or complied with prior to carrying out the mezzanine works) have been complied with; | ||
9.8.4 | the Tenant shall carry out and complete the work in accordance with clause 9.3 (mutatis mutandis); | ||
9.8.5 | the Tenant shall procure a collateral warranty in favour of the Landlord from each of the building contractor and structural engineer engaged by the Tenant in relation to the mezzanine works. Such collateral warranties shall be in a form no less onerous that those published by the Joint Contracts Tribunal and Construction Industry Council at the time of engagement, subject to such amendments as may be required by the professional indemnity insurers of the contractor and/or the structural engineer, as the case may be and shall be executed as a deed. |
9.9.1 | No later than 20 working days after the completion of the Tenants Works and (if applicable) the mezzanine works the Tenant shall at its own cost supply the Landlord with a complete set of the As-Built drawings relating to the Tenants Works and (if applicable) the mezzanine works; | ||
9.9.2 | The Landlord will grant and the Tenant will take up and execute the Licence to Carry Out Works as soon as reasonably practicable and in any event within three weeks of the date of delivery of the As-Built drawings pursuant to clause 9.9.1. |
9.10 | Co-Ordination with the Security Package works | |
The Landlord shall during the carrying out of the Security Package works: |
9.10.1 | take such precautions at all times and at its own cost as the Tenant and its insurers or either of them may reasonably require for the protection of the Premises and the Tenants Works from the effect of the Security Package works; | ||
9.10.2 | procure, at no cost to the Tenant, that the contractors engaged in relation to the Security Package works shall maintain public liability insurance; | ||
9.10.3 | not cause any material delay to or interference with the Tenants Works nor give any instruction to the contractors engaged on them and shall make good all or any damage to the Tenant, its property and the Premises caused by the carrying out of the Security Package works |
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10. | LANDLORDS CONTRIBUTIONS | |
10.1 | The Landlord shall on the grant of the Lease pay to the Tenant in cleared funds (subject to the receipt of invoices addressed to the Landlord):- |
10.1.1 | the amount of £75,000 (exclusive of VAT) as a contribution to the cost of purchasing and installing floor boxes provided that the Tenant may use this sum as a contribution to their overall cabling of the Premises and possible installation of grommets rather than floor boxes; | ||
10.1.2 | the amount of £210,125 (exclusive of VAT) as a contribution to the cost of the Tenant of removing and disposing of the existing carpet tiles and purchasing and laying new carpet tiles; | ||
10.1.3 | the amount of £82,540 (exclusive of VAT) as a contribution to the cost of fitting out the ground floor office area to Category A Standard; | ||
10.1.4 | the amount of £43,000 (exclusive of VAT) as a contribution to the additional cost of fitting out and in lieu of the provision of an external hoist and removal and replacement of glazing panels for the purpose of carrying out the Tenants Works. |
10.2 | The Landlord shall on the Date of Permitted Entry pay to the Tenant in cleared funds the amount of £5,000 towards the cost of insuring the Tenants Works. |
11. | CAR PARKING | |
11.1 | The Landlord will co-operate with the Tenant in making reasonable representations to Guildford Borough Council to seek agreement that the 100 car spaces which, under the terms of the Head Lease, are to be available for public use at weekends and public holidays may be exclusively used by the Tenant (here meaning Electronic Arts Limited and/or any Group Company (as defined in the Lease) of Electronic Arts Limited in occupation of the Premises or any part of them in accordance with the Lease) during the term of the Lease or any renewal of it. | |
11.2 | The Landlord and Tenant shall act in good faith and use all reasonable endeavours to obtain the Councils agreement PROVIDED THAT neither the making of such representations nor their outcome (successful or otherwise) shall be a pre-condition to completion of the Lease. | |
11.3 | Subject only to the Councils agreement, if so requested by the Tenant, the Landlord will, without delay, enter in to a deed of variation of or supplemental to the Head Lease to give effect to the change described in clause 11.1. | |
11.4 | The Landlord and Tenant will be equally responsible for the Councils reasonable and proper costs, disbursements and VAT in relation to such deed and will otherwise each be responsible for their own costs. |
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12.2.1 | the Tenant will observe and perform paragraph 1 of the First Schedule to the Section 106 Agreement and on the date of completion of the Lease the Landlord will reimburse the Tenant (in cleared funds) in respect of the proper cost thereof up to a maximum of forty thousand pounds (£40,000); and | ||
12.2.2 | if reasonably required by the Tenant, the Landlord will use all reasonable endeavours to procure that The Council of the Borough of Guildford complies with its obligations in paragraph 1 of the First Schedule to the Section 106 Agreement. |
12.3 | In relation to the Staircase Works, the Landlord will: |
12.3.1 | observe and perform paragraph 3 of the First Schedule to the Section 106 Agreement; or | ||
12.3.2 | secure The Council of the Borough of Guildfords agreement by: |
(A) | formal deed of variation to the Section 106 Agreement (if required by The Council of the Borough of Guildford); or | ||
(B) | otherwise (and evidenced in a manner acceptable to the Tenant acting reasonably) |
12.4 | The Landlord will forthwith make any payments under the Section 106 Agreement that have not been made (in particular the balance of twenty five thousand pounds (£25,000) due to The Council of the Borough of Guildford pursuant to paragraph 2.3 of the First Schedule) and indemnify the Tenant against all actions, claims, demands and proceedings made against the Tenant and all costs, expenses, liabilities and losses incurred directly or indirectly by the Tenant as a result of any breach of the Section 106 Agreement (other than any breach due to the non observance or non performance of paragraph 1 of the First Schedule to the Section 106 Agreement and/or the provisions relating to green travel plan |
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referred to in clause 13) and/or the Section 278 Agreement dated the 3 rd November 2000 between Surrey County Council (1) and Tilebox Limited (2). | ||
13. | GREEN TRAVEL PLAN |
13.1 | The Landlord shall (to the extent it has not already done so) supply full details of the draft Green Travel Plan which it has caused to be prepared and will afford all reasonable assistance to the Tenant (including providing details of contributions made to highway improvements) in this regard to facilitate the agreement of the plan in accordance with paragraph (a) of the third schedule to the Section 106 Agreement. |
13.2 | Subject to clause 13.1, the Tenant shall agree and implement a Green Travel Plan prior to the Date of Permitted Entry in accordance with paragraph (a) of the third schedule to the Section 106 Agreement. | |
14. | OCCUPATION |
14.1 | With effect from the later of: |
14.1.1 | the Target Date; and | ||
14.1.2 | Practical Completion of the Landlords Works; |
14.2 | The Tenants occupation of the Premises shall be as licensee and (whether or not it is in occupation of the Premises) the Tenant shall pay the Landlord immediately after and with effect from the Date of Permitted Entry a licence fee equivalent in all respects (relating to amount and the timing manner method and apportionment of payment) to the several rents expressed to be payable from time to time in the Lease together with Value Added Tax thereon as if the Lease had actually been granted for a term commencing on the Date of Permitted Entry PROVIDED ALWAYS THAT the Tenant shall not be obliged to pay a licence fee equivalent to the rent first reserved by the Lease for any period prior to the Rent Commencement Date. |
14.3 | The parties shall otherwise perform and observe all the covenants and conditions on their respective parts to be contained in the Lease. |
14.4 | This agreement shall not operate as a demise nor confer any proprietary right in the Premises (other than one to occupy as licensee) on the Tenant. |
14.5 | Prior to the Date of Permitted Entry the Landlord will procure that Elite Securitys contract is determined insofar as it relates to the Premises. |
15. | LEASE GRANT | |
15.1 | Engrossment of the Lease | |
The Landlords solicitors shall prepare the engrossments of the Lease and a counterpart of it. |
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15.2 | Completion of the Lease | |
The Tenant and (in consideration of the Landlord having entered into this agreement at the Guarantors request) the Guarantor shall execute and deliver the counterpart and the Landlord shall execute and grant the Lease on the tenth working day next after the later of: |
15.2.1 | the Date of Permitted Entry; and | ||
15.2.2 | completion of the Snagging Works; |
15.3 | Terms of the Lease | |
The following provisions shall apply in relation to the grant of the Lease: |
15.3.1 | the Term shall be computed from the Date of Permitted Entry; | ||
15.3.2 | the rent first reserved under the Lease shall be due and commence to be payable on the Rent Commencement Date; | ||
15.3.3 | the Insurance Rent under the Lease shall be payable from the Date of Permitted Entry |
15.4 | Determination | |
If Practical Completion of the Landlords Works has not occurred on or before the 1 st September 2006 the Tenant may determine this agreement by written notice to the Landlord to that effect at any time thereafter and if Practical Completion of the Landlords Works has not occurred by 31 st December 2006 either the Landlord or the Tenant may determine this agreement by written notice to the other to that effect and clause 18.2 and 18.3 of this agreement shall apply. |
15.5 | Compensation for delay | |
If Practical Completion of the Landlords Works occurs after the Target Date as extended pursuant to clause 2.2.4 the Landlord will pay the Tenant liquidated damages in the sum of £8,219 (exclusive of VAT) per day for each day from and including the 2 nd June 2006 to and excluding the later of the Access Date and the date on which this agreement is determined in accordance with clause 15.4 of this agreement. | ||
15.6 | Opinion Letter | |
The Guarantor shall deliver the duly signed Opinion Letter to the Landlord on exchange of this agreement. | ||
16. | LOCAL LAND CHARGES ETC. | |
The Lease will be granted subject to: |
16.1 | all local land charges whether registered or not before or after the date hereof and all matters capable of registration as local land charges whether or not actually so registered; |
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16.2 | all notices orders resolutions restrictions agreements directions and proposals therefor made by any local or other competent authority before or after the date hereof; |
16.3.1 | any matters which are unregistered interests which override registered dispositions under Schedule 3 to the Land Registration Act 2002 ; | ||
16.3.2 | such unregistered interests as may affect the Premises to the extent and so long as they are preserved by the transitional provisions of Schedule 12 of the Land Registration Act 2002; and |
16.4 | all matters contained in or referred to in schedule 2 to the Lease. | |
17. | TITLE | |
The Landlords title to grant the Lease having been deduced the Tenant shall not raise any objection to that title and the Landlord shall not be required to reply to any requisitions on that title except in relation to any matters not previously disclosed which are revealed by the Tenants solicitors pre-completion searches at HM Land Registry. | ||
18. | DETERMINATION | |
18.1 | Prior Notice | |
The Landlord or the Tenant may determine this agreement by written notice to the other to that effect in the event that:- |
18.1.1 | there shall be any material breach of their obligations to the other under this agreement and such breach (if capable of remedy) shall continue for and not be remedied to the reasonable satisfaction of the party not in breach within twenty working days after service of a notice specifying the breach; or | ||
18.1.2 | a Default Event occurs and within fourteen working days thereof the relevant party shall not have set aside or rectified the Default Event |
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21.3 | Insurance from Practical Completion | |
With effect from the Date of Practical Completion the Landlords insurance obligations pursuant to Clause 21.1 shall cease and thereafter the Landlord shall comply with its insurance covenants contained in the Lease and shall notify its insurers that works are still being carried out by or on behalf of the Landlord and the value of such works, provided that the Landlord shall procure that such insurance shall cover the Tenants obligation to insure the existing structure of the Premises pursuant to and in accordance with clause 22C.1 of JCT98 including, without limitation, including the Tenant as joint insured. | ||
21.4 | Waiver of subrogation rights and basic terms of insurance | |
The Landlord in relation to the policy(ies) of insurance to be effected by it pursuant to respectively Clause 21.1 and 21.3 shall procure that the insurers shall waive all rights of subrogation against the Tenant. | ||
21.5 | Production and inspection of policies | |
The Landlord and the Tenant shall on demand each produce to the other for inspection the policy or policies of insurance maintained in accordance with the requirements of Clause 21 and the receipt for the last premium due or other sufficient evidence of payment thereof. | ||
21.6 | Destruction of Landlords Works | |
The Landlord shall notify the Tenant promptly upon the occurrence of any material damage to or material destruction of the Landlords Works (whether or not caused by any of the risks insured against) occurring before Practical Completion and in any such case (subject to receipt of all necessary Requisite Permissions and compliance with this agreement) shall rebuild repair and otherwise reinstate the Landlords Works as soon as practicable. | ||
22. | CONFIDENTIALITY | |
None of the parties (including their agents employees or representatives) shall disclose or permit or suffer to be disclosed any of the contents or the existence of this agreement except and to the extent that such disclosure may be required by law by its reporting requirements or by the requirements of the UK Listing Authority or the London Stock Exchange PLC. | ||
23. | CAPITAL ALLOWANCES | |
The Landlord shall use all reasonable endeavours at the request and reasonable cost of the Tenant to assist the Tenant in obtaining the benefit of any capital allowances which may be available to the Tenant in respect of the Tenants Works and any qualifying plant and machinery purchased by the Tenant with the sums described in clause 10 of this agreement and the Landlord at the request and reasonable cost of the Tenant will execute any election which may be required to enable the Tenant to claim and receive the benefit of such capital allowances. |
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24. | NOTICES | |
24.1 | Any notice served under this agreement shall be validly served if: |
24.1.1 | it is sent by facsimile transmission or by recorded delivery post or personally delivered to the registered office of the party being served or to such alternative address as it shall nominate in writing for that purpose; or | ||
24.1.2 | it is served in accordance with Section 196 of the Law of Property Act 1925 (as amended by the Recorded Delivery Act 1962). |
24.2 | If the Tenant or the Guarantor comprises more than one person it shall be sufficient service on the Tenant or the Guarantor if notice is served on one of them. | |
24.3 | The Landlord need not serve on the Guarantor a notice which is duly served on the Tenant and the Guarantor shall not be relieved of any obligation or liability under this agreement because it has not received any such notice. | |
25. | VALUE ADDED TAX (VAT) | |
25.1 | All sums payable under this agreement by the Tenant to the Landlord or by the Landlord to the Tenant shall be deemed to be exclusive of VAT. | |
25.2 | Subject to the Landlord having made an election for the purposes of paragraphs 2 and 3 of Schedule 10 to the Value Added Tax Act 1994 in relation to the Premises and subject to the Landlord having supplied to the Tenant a copy of such election and subject further to HM Revenue & Customs not having refused to accept such election where pursuant to the terms of this agreement the Landlord makes a supply to the Tenant or vice versa and VAT is payable in respect of such supply the party receiving such supply shall pay to the party making the supply on delivery of a valid VAT invoice in respect thereof a sum equal to the amount of VAT so payable and shall make such payment: |
25.2.1 | on the date of such supply; or | ||
25.2.2 | if later, on the date on which a valid VAT invoice in respect of the relevant amount addressed to the receiving party is issued to that party if such VAT invoice is legally required to enable the said party to obtain a credit from H.M. Revenue & Customs for such amount. |
25.3 | Where the party receiving the supply fails to pay any such amount in full on the relevant date specified in Clause 25.2 that receiving party shall also pay to the party making the supply interest on such amount at the base rate from time to time of Barclays Bank plc from the date on which the supplier was liable to account to HM Revenue & Customs for the VAT in respect of such supply until the date payment is made by the recipient of the supply to the person making the supply PROVIDED THAT where the due date for payment by either party of any amount in respect of VAT is determined by reference to the issue of a VAT invoice as mentioned in Clause 25.2 above, that party shall not be liable to make any payment under this Clause 25.3 provided that any amount in respect of VAT payable by it is paid by it within twenty working days after the issue of such invoice. |
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30. | PROTECTING AGREEMENT AGAINST LANDLORDS TITLE | |
The Tenant shall not be entitled to note this Agreement any rights granted in the Lease against the Landlords registered title other than by a unilateral notice. |
EXECUTED
as a deed by
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) | |||||
ELECTRONIC ARTS LIMITED
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) | |||||
acting by two directors or a
|
) | |||||
director and its secretary
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) | |||||
|
||||||
EXECUTED
as a deed by
|
) | |||||
ELECTRONIC ARTS INC
|
) | |||||
acting by two directors or a
|
) | |||||
director and its secretary
|
) |
24
1
Clause | Headings | Page | ||||
1.
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DEFINITIONS | 1 | ||||
|
||||||
2.
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INTERPRETATION | 3 | ||||
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3.
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DEMISE AND RENTS | 4 | ||||
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4.
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TENANTS OBLIGATIONS | 4 | ||||
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4.1
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Rent | 5 | ||||
4.2
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VAT | 5 | ||||
4.3
|
Outgoings | 5 | ||||
4.4
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Compliance with Enactments | 5 | ||||
4.5
|
Official communications | 5 | ||||
4.6
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Repair | 5 | ||||
4.7
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Decoration and general condition | 6 | ||||
4.8
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Refuse | 6 | ||||
4.9
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Entry by the Landlord | 6 | ||||
4.10
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Remedying breaches | 6 | ||||
4.11
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Preserving rights | 7 | ||||
4.12
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Alterations and reinstatement | 7 | ||||
4.13
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Use | 8 | ||||
4.14
|
Signs , aerials etc | 8 | ||||
4.15
|
Dealings with the lease | 8 | ||||
4.16
|
Notifying Landlord of dealings with the lease | 12 | ||||
4.17
|
Payment of cost of notices, consents etc | 12 | ||||
4.18
|
Obstruction/overloading | 12 | ||||
4.19
|
Complying with Planning Law | 12 | ||||
4.20
|
Indemnifying the Landlord | 13 | ||||
4.21
|
Notifying defects in the Premises | 13 | ||||
4.22
|
Insurance and fire fighting equipment | 13 | ||||
4.23
|
Dangerous and contaminative materials | 14 | ||||
4.24
|
Returning the Premises to the Landlord | 14 | ||||
4.25
|
Covenants | 14 | ||||
4.26
|
Land Registry | 14 | ||||
4.27
|
Head Lease | 14 | ||||
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5.
|
LANDLORDS OBLIGATIONS | 14 | ||||
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5.1
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Quiet enjoyment | 14 | ||||
5.2
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Insurance | 15 | ||||
5.3
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Head Lease | 15 | ||||
5.4
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Defects | 16 | ||||
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6.
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OTHER AGREEMENTS AND DECLARATIONS | 17 | ||||
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6.1
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Forfeiture and re-entry | 17 | ||||
6.2
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No implied rights | 18 | ||||
6.3
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Service of notices | 18 | ||||
6.4
|
Relief from liability to pay rent | 18 |
2
Clause | Headings | Page | ||||
6.5
|
Ending of the lease following major damage | 19 | ||||
6.6
|
Arbitration fees | 20 | ||||
6.7
|
No warranty as to use | 20 | ||||
6.8
|
Overriding lease | 20 | ||||
6.9
|
Application of Landlord and Tenant (Covenants) Act 1995 | 20 | ||||
6.10
|
Exclusion of Third Party Rights | 20 | ||||
6.11
|
Jurisdiction | 20 | ||||
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||||||
7.
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GUARANTORS OBLIGATIONS | 20 | ||||
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||||||
7.1
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Guarantee | 20 | ||||
7.2
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Preservation of the Guarantee | 21 | ||||
7.3
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No right to participate in security | 21 | ||||
7.4
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Disclaimer etc. | 21 | ||||
7.5
|
Transfer of the reversion | 22 | ||||
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SCHEDULE 1
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PART I (THE PREMISES) | 23 | ||||
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PART II (Exceptions and reservations) | 23 | ||||
SCHEDULE 2
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(COVENANTS ETC.) | 24 |
3
DATE | 2006 | |
PART 1 |
||
|
||
Landlord
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THE STANDARD LIFE ASSURANCE COMPANY whose head office is at Standard Life House 30 Lothian Road Edinburgh EH1 2DH (Co. Regn. No. SZ000004) | |
|
||
Tenant
|
ELECTRONIC ARTS LIMITED whose registered office is at 2000 Hillswood Drive Chertsey Surrey KT16 OEU (Co. Regn. No. 02057591 | |
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||
Guarantor
|
Any person who, for the time being, guarantees performance of the Tenants obligations that person currently being ELECTRONIC ARTS INC. whose registered office is at 209 Redwood Shares Parkway, Redwood City, California 94065 (a corporation incorporated in the State of Delaware) | |
|
||
Premises
|
Onslow House Guildford being the premises described in
schedule 1 |
|
|
||
Term Commencement Date
|
[As per the Agreement for Lease] | |
|
||
Term
|
10 years from and including the Term Commencement Date | |
|
||
Yearly Rent
|
£2,193,252 per annum (and increased as per clause 3.1) | |
|
||
Rent Commencement Date
|
[As per the Agreement for Lease] | |
|
||
Review Date
|
5 years from and including the Term Commencement Date | |
|
||
Review Rent
|
£2,512,211 per annum | |
|
||
Permitted Use
|
Use as good quality offices for any purpose within Class B1(a) (but not for any other purpose within that Use Class) of the schedule to the Town and Country Planning (Use (Class) Order 1987. | |
|
||
PART 2 |
||
|
||
Term Expiry Date
|
10 years from and including the Term Commencement Date | |
|
||
Landlord and Tenant Act
1954
|
Not excluded | |
|
||
Interest on late payments
|
3% above base rate |
4
1. | DEFINITIONS | |
The following expressions and those defined in Part 1 of the Particulars have the respective specified meanings: | ||
1954 Act means the Landlord and Tenant Act 1954 as amended; | ||
Development has the meaning given by Planning Law; | ||
Enactment means every Act of Parliament, directive and regulation and all subordinate legislation which, at any relevant time during the Term, has legal effect in England and Wales; | ||
Group Company means any company which is either the holding company of the Tenant or a wholly-owned subsidiary of the Tenant or of the Tenants holding company, as those expressions are defined in section 736 Companies Act 1985 and, for the purposes of clause 4.15.5(C)(2)(b)(ii), any company which has the same relationship with the relevant underlessee; | ||
Head Lease means the lease under which the Landlord holds the Premises dated 16 March 2001 made between The Council of the Borough of Guildford (1) and the Landlord (2) and Superior Landlord means the person for the time being entitled to the reversion immediately expectant on the term granted by the Head Lease and every other person having an interest in reversion to that term; | ||
Insurance Cost means all the money which the Landlord properly spends on: |
(A) | effecting and maintaining insurance against the Insured Risks in relation to the Premises for whatever amount the Landlord reasonably considers represents the Premises full replacement cost with such allowance as the Landlord reasonably considers appropriate for related liabilities and expenses (including, without limitation, liability to pay proper fees or charges on the submission of an application for planning permission and proper costs which might be incurred in complying with any Enactment, in carrying out any replacement work and sums for proper professional fees and incidental expenses which might be incurred on any debris removal and replacement, and all VAT); | ||
(B) | effecting and maintaining any insurance relating to the Landlords property owners and employers liability in relation to the Premises and anything done in them; and | ||
(C) | reasonable and proper professional fees relating to insurance, including fees for insurance valuations carried out at reasonable intervals not more frequently than once in every three years from the last valuation; |
Insurance Rent means, for any relevant period, all of: |
(A) | the Insurance Cost for the relevant period; |
1
(B) | the amount which the Landlord properly spends on effecting and maintaining insurance against not less than five years loss of the rent first reserved by this lease and with any addition to the amount insured as the Landlord may reasonably decide in respect of VAT; | ||
(C) | (without prejudice to all other provisions of this lease relating to the use of the Premises and the vitiation of any policy of insurance) any amount which the Landlord properly spends on all additional premiums and loadings on any policy of insurance required as a result of anything done or omitted by the Tenant; and | ||
(D) | an amount equal to the total of all excess sums which the insurers are not liable to pay out on any insurance claim in respect of the Premises and which the Landlord has paid in replacing the damaged or destroyed parts of the Premises; |
Insured Risks means any loss caused by fire, lightning, explosion, riot, civil commotion, strikes, labour and political disturbances and malicious damage, aircraft and aerial devices, (other than hostile aircraft and devices) and articles accidentally dropped from them, storm, tempest, flood, bursting or overflowing of water tanks and pipes, impact, earthquake and accidental damage to underground water, oil and gas pipes, or electricity wires and cables, subsidence, ground slip and heave, breakdown and sudden and unforeseen damage to engineering plant and equipment, damage caused to the Premises by theft and terrorism if cover is available at reasonable cost and such other risks or perils against which the Landlord may insure, subject to such exclusions and limitations as are imposed by the insurers; | ||
Order means the Regulatory Reform (Business Tenancies) (England and Wales) Order 2003; | ||
Particulars means the particulars set out at the beginning of this lease; | ||
Permitted Part means any part of the Premises comprising the whole of one or more complete floor levels or the whole of one or more wings which are shown hatched red, blue and yellow on the Plans, excluding the ground floor entrance lobby area shown cross hatched black on the Plans, all load bearing parts and all circulation areas and plant equipment which are common to that part of the Premises and the remainder of them; | ||
Planning Law means every Enactment and, to the extent they relate to the Premises, every planning permission, statutory consent and agreement, made pursuant to any Enactment relating to the use, development and occupation of land and buildings; | ||
Plans means the plans annexed to this lease; | ||
Public Authority means any government department, public, local, regulatory, fire and any other authority, any institution having functions which extend to the Premises or their use or occupation, any court of law, any company or authority responsible for the supply of utilities, and any of their duly authorised officers; | ||
Section 106 Agreement means an agreement dated 8th September 2000 and made between (1) The Council of the Borough of Guildford (2) Tilebox Limited (3) The Council of the Borough of Guildford and (4) Surrey County Council; |
2
Stipulated Rate means a yearly rate of interest, calculated on a daily basis, three per cent above the base rate of the Bank of Scotland or of such other U.K. bank as the Landlord may reasonably nominate at any time; and | ||
VAT means Value Added Tax as referred to in the Value Added Tax Act 1994 (or any tax of a similar nature which may be substituted for, or levied in addition to, it). | ||
2. | INTERPRETATION | |
2.1 | Where a party is more than one person, their obligations are joint and several. | |
2.2 | A Tenants obligation not to do or omit anything also operates as an obligation not to permit or suffer it to be done or omitted by any person deriving title from the Tenant or by their respective servants or agents and to prevent or, as the case may be, to require it being done. | |
2.3 | References to: |
(A) | any clause or schedule are references to the relevant clause or schedule of this lease and any reference to a sub-clause or paragraph is a reference to that sub-clause or paragraph of the clause or schedule in which the reference appears; | ||
(B) | any right of or obligation to permit the Landlord to enter the Premises shall also be construed, subject as provided in clause 4.9, as entitling the Landlord to remain on the Premises with or without equipment and permitting such right to be exercised by all persons authorised by the Landlord; | ||
(C) | any consent of the Landlord, or words to similar effect including references to approvals, mean a written consent signed by or on behalf of the Landlord and given before the act requiring consent and any such reference which states that the consent will not be unreasonably withheld also means that it will not be unreasonably delayed; | ||
(D) | the Premises (except in the definition of Premises and of Permitted Part and in clauses 4.15 and 6.5) extend, where the context permits, to any part of the Premises; | ||
(E) | a specific Enactment include every modification, consolidation and re-enactment and extension of it for the time being in force, except in relation to the Town and Country Planning (Use Classes) Order 1987, which shall be interpreted exclusively by reference to the original provisions of Statutory Instrument 1987 No 764 whether or not it may have been revoked or modified; | ||
(F) | the expiry of this lease mean the date when the tenancy constituted by it terminates either at the end or sooner determination of the Term or pursuant to any applicable Enactment and references to the last year of this lease mean the year ending on the expiry of this lease; | ||
(G) | rents or other sums being due from the Tenant to the Landlord mean that they are exclusive of any VAT; | ||
(H) | the Tenants obligations mean the Tenants obligations under this lease and under every agreement which is supplemental or collateral to it; and |
3
(I) | The Royal Institution of Chartered Surveyors extend to its President or acting President for the time being. |
2.4 | Clause and paragraph headings shall not affect the construction of this lease. |
2.5 | (A) | When the Landlords consent is required under this lease, the relevant provision shall be construed as also requiring (and any consent by the Landlord shall be deemed to be given subject to the need for) any necessary consent of the Superior Landlord, for which the Landlord shall apply at the Tenants reasonable and proper cost, and nothing in this lease, or in any consent by the Landlord, shall imply that the Superior Landlords consent will not be unreasonably withheld or delayed; | |
(B) | references to any right of (or obligation to permit) the Landlord to enter the Premises extend to the Superior Landlord and to all persons authorised by it and shall be construed in the manner required by clause 2.3(B); and | ||
(C) | this lease takes effect subject to the rights which are reserved out of the Head Lease. |
3. | DEMISE AND RENTS | |
The Landlord at the request of the Guarantor DEMISES the Premises to the Tenant TOGETHER WITH for the benefit of the Tenant, and others authorised by it at any time during the Term or otherwise entitled to exercise them, the rights specified in Part II of Schedule 1 EXCEPT and RESERVED to the Landlord, and other persons authorised by it at any time during the Term or otherwise entitled to exercise them, the rights specified in Part III of schedule 1 TO HOLD the Premises to the Tenant for the Term SUBJECT to all existing rights, obligations and other matters affecting them, | ||
THE TENANT PAYING TO THE LANDLORD : | ||
3.1 | Yearly and proportionately for any part of a year, until the Rent Commencement Date a peppercorn (if demanded) and thereafter until the Review Date the Yearly Rent and thereafter the Review Rent, by equal quarterly payments in advance on the usual quarter days in every year, the first payment of the Yearly Rent or a proportionate part of it (being a proportion from and including the Rent Commencement Date to and excluding the first quarter day thereafter) to be made on the Rent Commencement Date; | |
3.2 | The Insurance Rent, payable on demand; | |
3.3 | Interest payable on demand, at the Stipulated Rate on any sum owed to the Landlord pursuant to the Tenants obligations, whether or not as rent, which is not received by the Landlord on the due date (or, in the case of money due only on demand, within fourteen days after the date of demand), calculated for the period commencing on the due payment date and ending on the date the sum (and the interest) is received by the Landlord; and | |
3.4 | All VAT for which the Landlord is or may become liable on the supply by the Landlord to the Tenant in connection with this lease or the interest created by it and of any other supplies, whether of goods or services, such VAT to be paid at the same time as the other rents or sums to which it relates. | |
4. | TENANTS OBLIGATIONS | |
The Tenant agrees with the Landlord: |
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5
4.6.2 | (Without prejudice to the generality of the foregoing) to keep in a good state of repair and condition and cleanliness the carpeting and ceiling tiles in the Premises and to replace the same in the last three months of the Term (howsoever determined) in such colours and patterns as the Landlord may reasonably require. | |
4.7 | Decoration and general condition | |
4.7.1 | To keep the Premises clean and in the fifth and last years of this lease to redecorate and treat the Premises with appropriate materials in a good and workmanlike manner (and during the last year of this lease in a colour scheme and with materials reasonably approved by the Landlord) but the Tenant shall not be obliged to redecorate or treat the Premises if the need to do so is caused by any of the Insured Risks, to the extent the insurance money is not rendered irrecoverable or insufficient because of a breach of the Tenants obligations. | |
4.7.2 | To enter into and maintain contracts for the regular inspection maintenance and servicing of all fixed plant and equipment comprised in the Premises by reputable contractors and to obtain satisfactory test certificates as may be reasonably required by the insurers and, whenever reasonably required, to produce copies of such contracts and certificates to the Landlord. | |
4.8 | Refuse | |
To ensure the removal of refuse from the Premises at least once a week. | ||
4.9 | Entry by the Landlord | |
To permit the Landlord, at reasonable times on reasonable prior written notice (except in an emergency), to enter the Premises in order to: |
(A) | investigate whether the Tenant has complied with its obligations created by this lease; | ||
(B) | take any measurement or valuation of the Premises; | ||
(C) | fix and retain on the Premises, without interference but in a position which does not materially affect their amenity, a notice for their disposal and to allow the Landlord to show the Premises to prospective purchasers and their agents and, during the last ten months of the Term, to prospective tenants and their agents; and | ||
(D) | to exercise the rights described in Part II of schedule 1, |
provided the Landlord causes as little interference as reasonably possible to the Tenants use of the Premises for its business (except where it is necessary to do so in order to comply with any obligation to the Tenant) and, if the Landlord exercises any of the rights by carrying out work on the Premises, it shall make good any damage caused to them and to any of the Tenants chattels straight away, unless the right has been exercised because of some material breach of the Tenants obligations. | ||
4.10 | Remedying breaches | |
4.10.1 | To comply with any notice requiring remedy of any breach of the Tenants obligations. |
6
4.10.2 | If the Tenant does not comply with any such notice within a reasonable time, to permit the Landlord to enter the Premises to remedy the breach, as the Tenants agent . | |
4.10.3 | To pay the Landlord, on demand, all the reasonable costs and expenses properly incurred by the Landlord in exercising its rights under this clause. | |
4.11 | Preserving rights | |
4.11.1 | To preserve all rights of light and other easements belonging to the Premises and not to give any acknowledgement that they are enjoyed by consent. | |
4.11.2 | Not to do or omit anything which might subject the Premises to any new easement and to notify the Landlord, without delay, of any encroachment which might have that effect. | |
4.12 | Alterations and reinstatement | |
4.12.1 | Not to carry out: |
(A) | any Development and not to commit any waste; | ||
(B) | any work which adversely affects any load bearing structure of the Premises; | ||
(C) | the erection of any structure on the Premises (subject to clause 4.14). |
4.12.2 | Not to carry out any structural alterations to the Premises or any alterations which affect the external appearance of the Premises or any alterations to capital plant within the Premises without the Landlords consent which will not be unreasonably withheld or delayed and which shall be deemed granted if no response to the Tenants application is received by the Tenant within 10 working days of receipt of the application by the Landlord and provided that the Tenants application contains reasonable details and supporting documentation relating to the proposed alterations. |
4.12.3 | Subject to the other provisions of this clause, any other alteration or addition to the Premises will not require the Landlords consent. |
4.12.4 | On making alterations or additions to the Premises for which the Landlord has insurance obligations, to provide the Landlord without delay with a written, independent, current insurance (VAT exclusive) valuation of the work, for replacement purposes. |
4.12.5 | The Tenant shall provide the Landlord within four weeks of completion of any works carried out under this clause 4.12 with detailed drawings and specifications relating to such works. | |
4.12.6 | At the expiry of this lease to: |
(A) | remove all alterations and additions made at any time to the Premises, and anything installed under clause 4.14.2, by the Tenant or by any person deriving title from it; | ||
(B) | remove all work done in connection with the original fitting out of the Premises by the Tenant pursuant to the agreement for the grant of this lease dated [ ] and to restore and make good the Premises in a proper and workmanlike manner to the condition and design which existed before the relevant work was carried out, to the Landlords reasonable satisfaction. |
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provided that if either include the addition of a mezzanine area between the ground and first floors, the Tenant shall not be obliged to remove it and instead shall reinstate the ground and mezzanine areas (which for the avoidance of doubt may not necessarily be a complete floor) to an office standard with suspended ceiling, raised floor, carpet tiles and painted plaster to wall surfaces. All finishes shall be to a standard in keeping with the remainder of the building. The Tenant shall install ceiling mounted air distribution from existing Landlords plant and ducts to the area. For the avoidance of doubt, if the mezzanine area is less than 70% of the area of the ground floor and is left open to the ground floor, the air distribution will be provided to only one ceiling of one floor level. | ||
4.13 | Use | |
Not to use the Premises: |
(A) | for any purpose which causes a nuisance, disturbance or obstruction to any person or property; | ||
(B) | for any public auction or public meeting or for any noxious, noisy or immoral use or one which would cause diplomatic or State immunity from the Tenants obligations or for the business of a government agency which the public visit without appointment or (except as incidental to the Permitted Use) for the transmission of telecommunications signals; or | ||
(C) | (without prejudice to the preceding paragraphs of this clause) except for the Permitted Use. |
4.14 | Signs , aerials etc | |
4.14.1 | Not to erect anything on the outside of the Premises except the Tenants usual corporate signage referred to in clause 4.14.2 | |
4.14.2 | (Subject to obtaining all necessary planning consents) to display and maintain on the exterior of the Premises the Tenants usual corporate signage reasonably approved (as to siting, design and appearance) by the Landlord, showing the name (or trading name) of every permitted occupier of the Premises. | |
4.15 | Dealings with the lease | |
4.15.1 | In clause 4.15, any reference to a transfer includes an assignment. | |
4.15.2 | Not to transfer, mortgage, charge, hold on trust for another, underlet or otherwise part with possession of part only of the Premises or agree to do so, except that the Tenant may underlet the whole of (but not more or less than) any Permitted Part, if it first complies or, where appropriate, procures compliance with the conditions described in clauses 4.15.5 and 4.15.6. | |
4.15.3 | Not to transfer, hold on trust for another, underlet or otherwise part with possession of the whole of the Premises or agree to do so, except that the Tenant may transfer or underlet the whole of the Premises if, before the transfer or underletting is completed, the Tenant complies or, where appropriate, procures compliance with the conditions described in clause 4.15.4 or clause 4.15.5, as applicable. |
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(A) | if the proposed transfer is to a non Group Company: |
(1) | that the Tenant enters into an authorised guarantee agreement, as defined in section 16 of the Landlord and Tenant (Covenants) Act 1995, with the Landlord in a form which the Landlord reasonably requires; and | ||
(2) | that any Guarantor guarantees to the Landlord that the Tenant will comply with the authorised guarantee agreement in a form which the Landlord reasonably requires; and | ||
(3) | that if the Landlord reasonably requires, the proposed transferee procures the following: |
(a) | covenants with the Landlord by an additional guarantor or guarantors reasonably approved by the Landlord, in the terms contained in clause 7; and/or | ||
(b) | a deposit with the Landlord of an amount in cleared funds equal to up to half the Yearly Rent or the Review Rent (as the case may be) and an amount equal to VAT on that amount, on terms which the Landlord reasonably requires; or |
(B) | if the proposed transfer is to a Group Company; |
(1) | if the Tenants obligations, or any of them, are guaranteed by another Group Company, that such Group Company covenants with the Landlord in the terms contained in clause 7; or | ||
(2) | if the Tenants obligations are not guaranteed by another Group Company and if the transferee is not, in the Landlords reasonable opinion, of equal financial standing to the Tenant, that the proposed transferee procures covenants by a Group Company other than the Tenant and the transferee and which is, in the Landlords reasonable opinion, of equal financial standing to the Tenant, in a form which the Landlord reasonably requires; and | ||
(3) | if any of the Tenants obligations are secured by a deposit, the proposed transferee procures a deposit with the Landlord of the same amount and on the same terms; and |
(C) | that the Landlords consent, which will not be unreasonably withheld, is obtained to, and within two months before, the transfer (save in respect of a transfer to a Group Company which shall not require the Landlords Consent). |
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(Underletting) | ||
4.15.5 | Not to underlet the whole of the Premises or any Permitted Part (each being referred to in this paragraph as the premises) except: |
(A) | to a person who has covenanted with the Landlord: |
(1) | to observe the Tenants obligations to the extent they relate to the premises (other than the payment of rents); | ||
(2) | not to transfer the whole of the premises without the Landlords consent (which will not be unreasonably withheld if the conditions referred to in clause 4.15.5(C)(2)(b)(ii) are first satisfied); and | ||
(3) | not to transfer part of the premises or if the premises comprise a wing of a floor underlet or otherwise part with possession or share the occupation of them or any part of them (except that the underlessee may share occupation with a Group Company of the underlessee on the same terms as and set out in clause 4.15.8, provided they are contained in the underlease and require notification upon request to the Landlord of this lease); |
(B) | by reserving as a yearly rent, without payment of a fine or premium, an amount equal to: |
(1) | (in the case of an underletting of the Premises) their then open market rack rental value ; | ||
(2) | (in the case of an underletting of a Permitted Part) its then open market rack rental value, |
such rent to be approved by the Landlord (who will not unreasonably withhold it) and to be payable by equal quarterly instalments in advance on the usual quarter days and by reserving, as additional rents, amounts equal to, and payable at the same times as, the other rents reserved by this lease or, in the case of an underletting of a Permitted Part, a pro rata proportion of them; | |||
(C) | by a form of underlease: |
(1) | which does not express any sum to be payable by reference to a proportion of the rent or of any other sum payable under this lease, but which requires it to be payable and assessed in accordance with the same principles as are required by this lease; | ||
(2) | which requires: | ||
(a) | the principal rent reserved by it to be reviewed upwards only at intervals of not more than five years, in accordance with open market rent review principles; and | ||
(b) | the underlessee to observe the Tenants obligations (other than the obligation to pay rents under this lease) to the extent they relate to the premises, and containing: |
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(i) | a condition for re-entry by the underlessor on breach of obligation by the underlessee; | ||
(ii) | a qualified covenant not to transfer the whole of the premises (subject to prior compliance with conditions as set out in clause 4.15.4) and an unqualified covenant not to transfer part of the premises or to underlet or otherwise part with possession or share the occupation of them or any part of them (except that the underlessee may share occupation with a Group Company of the underlessee on the same terms as and set out in clause 4.15.8, provided they are contained in the underlease and require notification upon request to the Landlord of this lease); and |
(3) | which is approved by the Landlord such approval not to be unreasonably withheld if the other provisions of this paragraph are observed; |
(D) | (save in the case of an underletting of the whole of the Premises) where sections 24 to 28 inclusive of the 1954 Act are validly excluded in relation to the underlease in accordance with the provisions contained and referred to in section 38A of that Act; and | ||
(E) | with the Landlords consent, in response to the Tenants application which must disclose all material circumstances relevant to the proposed underletting, issued within two months before completion of the underletting, which consent (subject to compliance with the foregoing conditions precedent and if appropriate with clause 4.15.6) will not be unreasonably withheld. |
4.15.6 | And, further, in relation to an underlease of a Permitted Part: |
(A) | to reserve a separate service charge in respect of the maintenance, repair and renewal of any common parts or common facilities; and | ||
(B) | not to grant or agree to grant any underlease: |
(1) | so as to create the possibility of there being more than eight separate occupations affecting the whole of the Premises (occupations in right of this lease counting as one occupation); | ||
(2) | except where sections 24 to 28 inclusive of the 1954 Act are validly excluded in relation to the underlease in accordance with the provisions contained and referred to in section 38A of that Act. |
4.15.7 | To require every underlessee to observe the provisions of the underlease and not, expressly or impliedly, to waive any breach of them, nor to vary the terms of any underlease. | |
(Sharing occupation) |
4.15.8 | Not to share the occupation of the Premises or any part of them except that the Tenant may share occupation with a company which is, but only for so long as it remains, a Group Company provided the Tenant does not grant the company sharing occupation exclusive possession nor create any relationship of landlord and tenant, nor otherwise transfer or create a legal estate, and the Tenant shall upon request notify the Landlord of the identity of each such Group Company. |
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4.16 | Notifying Landlord of dealings with the lease | |
4.16.1 | Within five working days after any disposition or devolution of this lease, or of any estate or interest in or derived out of it, to give the Landlord notice of the relevant transaction with a certified copy of the relevant document (and of the notice and declaration relevant to the exclusion of the 1954 Act from any underlease), and to pay the Landlord a fair and reasonable fee of not more than fifty pounds for registering each notice. | |
4.16.2 | To register with the Landlord the name, home address and telephone number of at least two keyholders of the Premises. | |
4.17 | Payment of cost of notices, consents etc | |
To pay the Landlord on demand all reasonable and proper expenses (including bailiffs and consultants fees) incurred in connection with: |
(A) | the preparation and service of a notice under section 146 Law of Property Act 1925, or in contemplation of any proceedings under section 146 or 147 of that Act, notwithstanding that forfeiture is avoided otherwise than by relief granted by the court; | ||
(B) | every step taken during, or within a reasonable time after, the expiry of this lease in connection with the enforcement of the Tenants obligations, including the service or proposed service of all notices and schedules of dilapidations and reasonable consultants fees incurred in monitoring any action taken to remedy any breach of the Tenants obligations; and | ||
(C) | every application for consent under this lease, even if the application is withdrawn provided that consent is not unreasonably withheld or subject to an unlawful condition or conditions. |
4.18 | Obstruction/overloading | |
Not to obstruct: |
(A) | or obscure any openings of the Premises; | ||
(B) | any notice erected by the Landlord in accordance with its powers under this lease, |
nor overload or cause undue strain to the Premises. | ||
4.19 | Complying with Planning Law |
4.19.1 | Not, without the Landlords consent (not to be unreasonably withheld), to apply for planning permission relating to the Premises. |
4.19.2 | If the Landlord reasonably requires in connection with any relevant proposal by the Tenant, to apply for a determination under section 192 Town and Country Planning Act 1990. |
4.19.3 | If the Landlord gives consent under clause 4.19.1, not to implement the planning permission before the Landlord has acknowledged, acting reasonably, that its terms are acceptable. |
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4.19.4 | To complete before the end of the Term all works on the Premises required as a condition of any planning permission implemented by the Tenant or by any person claiming under or through it. |
4.20 | Indemnifying the Landlord | |
To indemnify the Landlord against all consequences of any breach of any of the Tenants obligations (including all costs reasonably incurred by the Landlord in an attempt to mitigate any such breach). | ||
4.21 | Notifying defects in the Premises | |
To notify the Landlord, without delay, of any defect in the Premises which becomes known to the Tenant and which might give rise to: |
(A) | an obligation on the Landlord to do, or refrain from doing, anything at the Premises; or | ||
(B) | any duty of care, or the need to discharge such duty, imposed by the Defective Premises Act 1972, |
and to display such notices as the Landlord may reasonably require to be displayed at the Premises relating to their state of repair and condition. | ||
4.22 | Insurance and fire fighting equipment | |
4.22.1 | Not to do or omit anything by which any insurance policy, of which the Tenant shall have been provided with written particulars, relating to the Premises becomes void or voidable. | |
4.22.2 | To comply with all requirements and reasonable recommendations of the insurers and to provide and maintain unobstructed, appropriate operational fire fighting equipment and fire notices on the Premises. | |
4.22.3 | To notify the Landlord, without delay, of any incidence of an Insured Risk on the Premises and of any other event which ought reasonably to be brought to the insurers attention. | |
4.22.4 | If the Tenant or any person claiming title from it is entitled to the benefit of any insurance of the Premises, to cause all money paid under such insurance to be applied in making good the loss or damage for which it was paid. | |
4.22.5 | If any damage is caused to the Premises and any insurance money under the Landlords insurance is irrecoverable because of a breach of the Tenants obligations, to pay the Landlord, without delay, the whole of the irrecoverable insurance money. | |
4.22.6 | If there is any deficiency in any insurance money received by the Landlord in respect of the replacement of any damage or destruction referred to in clause 5.2.3 because the Tenant has failed to comply with its obligations under clause 4.12.4, or if any insurance valuation provided under that clause is shown (even allowing for reasonable inflation) to have been too low at the time it was given, to pay the Landlord the amount of the deficiency in the insurance money. |
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(A) | to return all keys of the Premises to the Landlord; | ||
(B) | to remove all chattels and tenants fixtures and to vacate the Premises, reinstated and restored and made good in accordance with clause 4.12.6 and in the state of repair and condition required pursuant to the Tenants obligations; | ||
(C) | to make due application to the Land Registry for the cancellation of any notice of, or relating to, this lease or any document supplemental or collateral to it and, on request, to supply the Landlord with a copy of the application; and | ||
(D) | subject to paragraph (B), to return the documents referred to in that paragraph to the Landlord. |
4.25 | Covenants | |
To comply with all obligations affecting the Premises being those contained or referred to in the documents referred to in schedule 2 and not to interfere with any rights which benefit them. | ||
4.26 | Land Registry | |
To the extent the grant (or any transfer) of this lease and of any right appurtenant to it requires to be completed by registration pursuant to the Land Registration Act 2002 in order to operate at law, to comply with the relevant registration requirements and, as soon as practicable, to provide the Landlords solicitors with a copy of an official copy of the relevant register evidencing compliance with them. | ||
4.27 | Head Lease | |
4.27.1 | To comply with the lessees obligations contained in the Head Lease so far as they relate to the Premises, except the obligations to pay rent and, so far as the obligation to insure falls on the Landlord pursuant to clause 5.2, to insure. | |
4.27.2 | Not to do or omit any act or thing which would or might cause the Landlord to be in breach of the Head Lease. | |
5. | LANDLORDS OBLIGATIONS | |
The Landlord agrees with the Tenant: | ||
5.1 | Quiet enjoyment | |
That the Tenant may peaceably hold and enjoy the Premises without any interruption by the Landlord or any person rightfully claiming from or in trust for it. |
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5.2 | Insurance | |
5.2.1 | To keep the Premises (except any demountable partitioning, window blinds and wall or floor surface coverings not installed by or at the cost of the Landlord and fixtures which are tenants trade fixtures) insured against the Insured Risks in a sum which, in the Landlords reasonable opinion, is their full replacement cost (but not necessarily the facsimile reinstatement cost). | |
5.2.2 | On request to supply the Tenant (but not more frequently than once in any period of twelve months) with evidence of such insurance. | |
5.2.3 | If, during the Term, the Premises (except as set out in clause 5.2.1) are damaged by an Insured Risk and to the extent that payment of the insurance money is not refused because of a breach of the Tenants obligations, the Landlord will (subject to clause 6.5) with all convenient speed take the necessary steps to obtain any requisite planning permissions and consents and, if they are obtained, to lay out the insurance money received (except sums for public and employers liability and loss of rent) towards replacing, but not necessarily in facsimile reinstatement, the damaged parts (except as set out in clause 5.2.1) as soon as reasonably practicable and will make up any deficiencies out of its own resources but: |
(A) | the Landlords obligation to insure and to replace does not extend to any alteration or addition referred to in clause 4.12.4, if and to the extent the Tenant has failed to comply with that clause; | ||
(B) | the Landlord is not liable to carry out the replacement if it is unable, having used all reasonable endeavours, to obtain every permission and consent necessary to execute the relevant work, in which event the Landlord shall, subject to paragraph (C), be entitled to retain all the insurance money received by it; and | ||
(C) | if the Landlord is not liable to carry out the replacement and if the Tenant has complied with clause 4.12.4, the Landlord shall pay the Tenant that proportion of any received insurance money which is referable to any damaged alterations or additions referred to in that clause, such proportion to be agreed between the Landlord and the Tenant or, if they cannot agree, to be determined by an arbitrator appointed by The Royal Institution of Chartered Surveyors on the application of the Landlord or the Tenant in accordance with the Arbitration Act 1996. |
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(A) | the Landlord shall, without delay, pay to the Tenant the sums it receives from the Superior Landlord pursuant to paragraph 2 of Schedule C to the Head Lease save where the Superior Landlord makes such payment direct to the Tenant in respect of which the Landlord and the Tenant shall use reasonable endeavours to achieve; and | ||
(B) | if the Superior Landlord does not provide the Landlords Services (as defined in Schedule D to the Head Lease) to the reasonable satisfaction of the Tenant the Tenant may serve notice to that effect on the Landlord and the Landlord (acting reasonably) shall either carry out the appropriate Landlords Services (in accordance with paragraph 5.1 of Schedule D to the Head Lease) or refer the issue to determination (in accordance with paragraph 5.2 of Schedule D to the Head Lease). |
5.3.4 | Wherever the Tenant makes application for any consent under this lease and the Landlord is prepared in principle to give its consent, to take all reasonable steps, at the Tenants reasonable expense, to obtain any necessary consent from the Superior Landlord. | |
5.4 | Defects | |
5.4.1 | In this clause 5.4: | |
Defect means a defect in the Landlords Works attributable to faulty design and/or faulty workmanship and/or faulty materials and/or faulty installation; | ||
Landlords Works means the works carried out to the Premises by or on behalf of the Landlord and/or by or on behalf of Tilebox Limited (company registration number 03600395) prior to the grant of this lease; | ||
5.4.2 | The Landlord covenants with the Tenant within a reasonable time and to the Tenants reasonable satisfaction to make good any Defect or procure that any Defect is made good provided that the existence of such Defect is notified in writing by the Tenant to the Landlord prior to [ ] 2011. | |
5.4.3 | The Tenant shall permit the Landlord to have access to such parts of the Premises as are necessary in order to remedy any Defects. | |
5.4.4 | Such access will be in accordance with a programme submitted by the Landlord and approved by the Tenant (such approval not to be unreasonably withheld or delayed). | |
5.4.5 | The Landlord shall procure that all persons given access to the Premises in order to comply with its obligations pursuant to this clause 5.4: |
(A) | are supervised by a representative of the Landlords contractor at all times; | ||
(B) | comply with the proper and reasonable safety requirements imposed by the Tenant from time to time for the Premises and notified to the Landlord in writing; | ||
(C) | comply with the programme agreed by the Tenant pursuant to clause 5.4.4 so as to cause the minimum disruption to the Tenants business; and | ||
(D) | do not materially impede the Tenants use and enjoyment of the Premises. |
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5.4.6 | The Landlord shall procure that any damage caused in complying with its obligations under clause 5.4.2 is made good forthwith and to the reasonable satisfaction of the Tenant. |
5.4.7 | If the Landlord and the Tenant cannot agree on whether the subject matter of a notice given by the Tenant under paragraph 5.4.2 constitutes a Defect within fourteen days of such notice the dispute will be determined by an arbitrator in accordance with the Arbitration Act 1996. The arbitrator shall be appointed by the president or vice president of The Royal Institution of Chartered Surveyors on the application of the Landlord or the Tenant. |
6. | OTHER AGREEMENTS AND DECLARATIONS | |
6.1 | Forfeiture and re-entry | |
If: |
(A) | any rent is unpaid for twenty-one days after becoming payable (whether the rent has been demanded or not); or | ||
(B) | there is any other breach of the Tenants obligations; or | ||
(C) | any guarantee of the Tenants obligations is or becomes unenforceable for any reason; or | ||
(D) | if the Tenant or any Guarantor (or if more than one person any one of them): |
(1) | is the subject of a winding up order, bankruptcy order or a petition is presented, filed or lodged at court for winding up or liquidation whether voluntarily (except for reconstruction or amalgamation of a solvent company on terms agreed by the Landlord acting reasonably) or compulsorily; | ||
(2) | calls, convenes or summons a meeting of members to consider a winding-up resolution or is the subject of any such resolution, except for a voluntary reconstruction as stated in paragraph (1); | ||
(3) | is subject to the appointment of any receiver, manager or administrative receiver or a provisional liquidator or a resolution is passed or any other step is taken by the Tenant or the Guarantor or its directors for the appointment of an administrator, or an administrator is appointed, or a petition or application for an administration order is presented, in relation to the Tenant or the Guarantor; | ||
(4) | enters into any form of compromise of debts, scheme of arrangement, rescheduling or restructuring with its creditors or any of them, including but not limited to any scheme of arrangement under the Companies Act 1985 or any voluntary arrangement under the Insolvency Act 1986; | ||
(5) | obtains, or takes any steps to obtain, any moratorium or other form of protection against creditors or a general suspension of the payment of debts due and payable, including but not limited to any moratorium available under the Insolvency Act 1986; |
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(6) | dies or is dissolved or is otherwise struck off any register of companies in its place of incorporation or any other place where it is registered or located; | ||
(7) | is the subject of any lawful forfeiture, execution, distraint, repossession in relation to any of its assets; or | ||
(8) | is the subject of any analogous procedure, regime, process or step in any jurisdiction outside England and Wales. |
the Landlord may, notwithstanding the waiver of any previous right of re-entry, re-enter on any part of the Premises and on such re-entry this lease shall absolutely determine, but without prejudice to any Landlords right of action for any prior breach of the Tenants obligations. |
6.2 | No implied rights | |
6.2.1 | Neither the Tenant nor the Premises is entitled to any right, including any quasi-easement, except those expressly granted by this lease. | |
6.2.2 | The Tenant may not enforce, or prevent the release or modification of, any type of right or obligation attaching to the Landlords interest in the Premises or in any other land so as to prevent or restrict the development or use of any other land. | |
6.2.3 | Any provision of this lease which would, apart from this provision, be in conflict with this clause takes effect subject to it. | |
6.3 | Service of notices | |
6.3.1 | In addition to any other method of service, any notice which is served under this lease shall be validly served if it is served in accordance with section 196 Law of Property Act 1925, as amended by the Recorded Delivery Service Act 1962. | |
6.3.2 | If the Tenant or any Guarantor comprises more than one person, it shall be sufficient if notice is served on one of them, but a notice duly served on the Tenant does not need to be served on any Guarantor. | |
6.4 | Relief from liability to pay rent | |
If: |
(A) | the Premises (except as set out in clause 5.2.1) are damaged by an Insured Risk, so that the Premises are incapable of occupation and use; and | ||
(B) | the payment of any insurance money has not been vitiated by a breach of the Tenants obligations, |
the Yearly Rent, or a fair proportion of it according to the nature and extent of the damage sustained, shall cease to be payable from the date when the damage occurred until the date on which the Premises (except as set out in clause 5.2.1) are made fit for substantial occupation and use and any dispute about such cessation shall be determined by an arbitrator to be appointed, in default of agreement, on the application of the Landlord or the Tenant to The Royal Institution of Chartered Surveyors in accordance with the Arbitration Act 1996. |
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6.5 | Ending of the lease following major damage | |
6.5.1 | If the Premises are damaged by an Insured Risk so that substantially the whole of them cannot be occupied for the Permitted Use without substantial work being undertaken under clause 5.2, this lease may be determined: |
(A) | by the Tenant, but only if: |
(1) | the Landlord has not commenced the necessary replacement work by the expiry of 24 months after the date when the damage occurred; or | ||
(2) | the necessary replacement work is not substantially complete by the expiry of the period for which loss of rent is insured; and, in either case, | ||
(3) | payment of any insurance money has not been vitiated by a breach of the Tenants obligations; and | ||
(4) | it does not owe the Landlord any debt under clauses 4.22.5 or 4.22.6; and | ||
(5) | it serves the Landlord, by the expiry of 26 months after the date when the damage occurred (if paragraph (1) applies) or by the expiry of the period for which loss of rent is insured (if paragraph (2) applies), with written notice to determine; and |
(B) | by the Landlord, but only if: |
(1) | the damage occurs during the last five years of the Term; and | ||
(2) | despite having used all reasonable endeavours to achieve a lawful commencement of the necessary replacement work by the expiry of the period specified in paragraph (A)(1), the Landlord was unable to do so; and | ||
(3) | it serves the Tenant, by the expiry of 28 months after the date when the damage occurred, with not less than six months prior written notice to determine. |
6.5.2 | Once a notice has been served under 6.5.1(A)(5) or (B)(3), it shall be irrevocable and the Landlords obligations under clause 5.2.3 shall cease and, on the expiry of the notice, this lease shall determine without prejudice to any accrued rights of any party and the Landlord shall be entitled to retain the insurance money (provided that, if the Tenant has complied with clause 4.12.4, the Landlord shall pay the Tenant that proportion of any received insurance money which is referable to any damaged alterations or additions referred to in that clause, such proportion to be agreed between the Landlord and the Tenant or, if they cannot agree, to be determined by an arbitrator appointed by The Royal Institution of Chartered Surveyors on the application of the Landlord or the Tenant in accordance with the Arbitration Act 1996). | |
6.5.3 | For the purposes of this clause, replacement work: |
(A) | commences when it would be treated as commencing under Section 56 of the Town & Country Planning Act 1990 but work of demolition does not, of itself, signify commencement; and |
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(B) | is substantially complete when any person, appointed by the Landlord to certify its completion, properly certifies that it is complete, whether by issue of a certificate of practical completion or otherwise. |
6.5.4 | Time is of the essence of the periods referred to in this clause. | |
6.6 | Arbitration fees | |
Any arbitrators fees may be paid by the Landlord or the Tenant, notwithstanding any direction or prior agreement as to liability for payment, and if either party chooses to do so, it shall be entitled to an appropriate repayment by the other party on demand. | ||
6.7 | No warranty as to use | |
The Landlord does not warrant that the Premises are authorised under Planning Law to be used, or are otherwise fit for, any specific purpose. | ||
6.8 | Overriding lease | |
If, during the Term, the Landlord grants a tenancy of the reversion immediately expectant on the determination of this lease, whether pursuant to section 19 Landlord and Tenant (Covenants) Act 1995 or otherwise, any obligation of the Tenant to obtain the consent of the Landlord under this lease to any dealing with it includes an obligation to obtain the consent of the lessor under such tenancy to that dealing. | ||
6.9 | Application of Landlord and Tenant (Covenants) Act 1995 | |
This lease is a new tenancy for the purposes of the Landlord and Tenant (Covenants) Act 1995. | ||
6.10 | Exclusion of Third Party Rights | |
The parties confirm that no term of this lease is enforceable under the Contracts (Rights of Third Parties) Act 1999 by a person who is not a party to it. | ||
6.11 | Jurisdiction | |
This lease is governed by and construed in accordance with the law of England and the Tenant and the Guarantor submit to the exclusive jurisdiction of the English courts and agree that any process may be served on them by leaving a copy of the relevant document at the Premises and each party to this lease undertakes to notify the other in advance of any change from time to time of such address for service and to maintain an appropriate address at all times. | ||
7. | GUARANTORS OBLIGATIONS | |
In consideration of the Landlord entering into this lease, the Guarantor as a principal obligor agrees with the Landlord that: | ||
7.1 | Guarantee | |
Until the expiry of this lease or until any earlier date when the Guarantor is released by virtue of the Landlord and Tenant (Covenants) Act 1995 from its obligations under this sub-clause: |
20
(A) | the Tenants obligations will be performed; | ||
(B) | the Tenant will comply with any authorised guarantee agreement which it enters into on a transfer of this lease; and | ||
(C) | to the extent the Tenants obligations or any such authorised guarantee agreement are not complied with, the Guarantor will comply with them and will indemnify the Landlord against any loss it suffers as a result of any non-compliance. |
7.2 | Preservation of the Guarantee | |
The Guarantors obligations under sub-clause 7.1 are not affected by: |
(A) | any indulgence, compromise or neglect in enforcing the Tenants obligations or any refusal by the Landlord to accept tendered rent; | ||
(B) | any variation or waiver of any of the terms of this lease; | ||
(C) | any partial surrender of this lease (and the Guarantors liability shall continue but only in respect of the Tenants continuing obligations); | ||
(D) | any forfeiture of this lease, whether in whole or in part; | ||
(E) | any legal limitation, immunity, incapacity, insolvency or the winding-up of the Tenant or by the fact that the Tenant otherwise ceases to exist; | ||
(F) | any action taken by or on the Landlords behalf in contemplation of re-letting the Premises; | ||
(G) | any other act or omission which, but for this provision, would have released the Guarantor from liability; |
or any combination of any such matters. | ||
7.3 | No right to participate in security |
The Guarantor may not participate in, or exercise any right of subrogation in respect of, any security held by the Landlord for the Tenants obligations. | ||
7.4 | Disclaimer etc. | |
If this lease is disclaimed, forfeited or if the Tenancy ceases to exist: | ||
7.4.1 | The Landlord may require the Guarantor at its reasonable and proper cost to accept a new lease of the Premises on the same terms of, and containing the same agreements as, this lease (and, where any such term applies as at a particular date or period, as at the same date or period), as if this lease had not been disclaimed etc. and as the terms have effect immediately before the disclaimer etc., for the residue of the Term, and with effect, from the date of disclaimer etc. but the new lease shall omit this clause. | |
7.4.2 | For the purposes of sub-clause 7.4.1: |
(A) | the Landlord may notify the requirement to the Guarantor only within the period of three months commencing on the date of disclaimer; |
21
(B) | if there are any matters outstanding under this lease immediately before it is disclaimed, they shall be determined between the Landlord and the Guarantor and be reflected, as appropriate, in the new lease; | ||
(C) | the new lease shall be completed within 4 weeks after the date when the Landlord notifies the requirement to the Guarantor . |
7.5 | Transfer of the reversion | |
The benefit of the Guarantors obligations under this clause will pass to a transferee of the Landlords reversion in the Premises without need for an express assignment. |
22
1. | The rights excepted and reserved by the Head Lease. | |
2. | The right, at reasonable times on reasonable prior written notice (except in an emergency), to enter the Premises as often as may be necessary for any purpose for which the Tenant covenants in this lease to permit entry. | |
3. | The right to construct, inspect, maintain, repair and renew and to make connections to any conduit at the Premises at any time during the Term for the benefit of any other land. | |
4. | All rights of light, air and other easements and rights enjoyed by the Premises from or over any other land. | |
5. | The right to erect and maintain scaffolding on or against the Premises so long as reasonable and sufficient means of access to, egress from and servicing the Premises are maintained, |
23
1. | The Section 106 Agreement. | |
2. | Section 278 Agreement dated 03.11.2000 and made between (1) Surrey County Council and (2) Tilebox Limited. | |
3. | The entries contained or referred to in the registers of title number SY702491. |
24
SIGNED
and
DELIVERED
as a deed
|
) | |
by
|
) | |
as the Attorney of
THE STANDARD
|
) | |
LIFE ASSURANCE COMPANY
|
) | |
(in exercise of a Power of Attorney under its
|
) | |
Seal dated 28 April 2005)
|
) | |
in the presence of:
|
) | |
|
||
Signature of Witness:
|
||
|
||
Name (in BLOCK CAPITALS):
|
||
|
||
Address:
|
||
|
||
EXECTED
as a
DEED
by
|
) | |
ELECTRONIC ARTS LIMITED
was
|
) | |
hereunto affixed in the presence of:
|
) | |
|
||
Director
|
||
|
||
Director/Secretary
|
||
|
||
[THE COMMON SEAL
of
[
|
) | |
]
was hereunto affixed
|
) | |
in the presence of:
|
) | |
|
||
Director
|
||
|
||
Director/Secretary
]
|
25
Clause | Headings | Page | ||||||
1. |
DEFINITIONS AND INTERPRETATION
|
1 | ||||||
|
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1.1 |
Definitions
|
1 | ||||||
1.2 |
Interpretation
|
2 | ||||||
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||||||||
2. |
CLADDING DEFECTS
|
2 | ||||||
|
||||||||
3. |
DISPUTE RESOLUTION
|
3 | ||||||
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||||||||
4. |
REIMBURSEMENT OF LOSSES
|
3 | ||||||
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||||||||
5. |
ASSIGNMENT
|
4 | ||||||
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||||||||
6. |
DURATION
|
4 | ||||||
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||||||||
7. |
THIRD PARTY RIGHTS
|
4 | ||||||
|
||||||||
8. |
JURISDICTION
|
4 |
(1) | THE STANDARD LIFE ASSURANCE COMPANY whose head office is at 30 Lothian Road, Edinburgh EH1 2PH (Co. Regn. No: SZ000004) ( Standard Life ) and | |
(2) | ELECTRONIC ARTS LIMITED whose registered office is at 2000 Hillswood Drive, Chertsey, Surrey KT16 0EV (Co. Regn. No: 02057591) (the Tenant ) |
1. | DEFINITIONS AND INTERPRETATION | |
1.1 | Definitions | |
In this agreement the following words and expressions have the following meanings unless the context otherwise requires: | ||
Building Contract means the building contract dated 27 th April 2001 made between Tilebox Limited (Co. Regn. No. 03600395) (1) and the Contractor (2) as amended and varied; | ||
Cladding Defect means a defect in the Cladding System (excluding any snagging matters identified at or about the date of practical completion of the works which are the subject of the Building Contract and which the Landlord procures or rectifies within a reasonable period following practical completion) attributable to the design, workmanship, materials, or installation of the Cladding System; | ||
Cladding System means the Spanwall composite cladding system, the double glazed Kawneer curtain walling system and all brise soleil assemblies and external steel grillage (including all bracketry and associated fixings) to the Premises; | ||
Contractor means Alfred McAlpine Capital Projects Limited (Co. Regn. No. 00247624) whose registered office is at Kinnaird House, 1 Pall Mall East, London SW1Y 5AZ; | ||
Initial Period means the period commencing on the date of this deed and expiring on [ ] 2011 [i.e. as clause 5.4.2 of Lease]; | ||
Landlord means the person for the time being entitled to the reversion expectant on the determination of the Lease; | ||
Lease means an underlease of even date made between Standard Life (1) the Tenant (2) and Electronic Arts Inc. (3) of the premises shortly known as Onslow House, Guildford, Surrey (more particularly described in such underlease); | ||
Losses means the aggregate of (i) the reasonable costs properly incurred by the Tenant in rectifying a Cladding Defect by way of repair, replacement or renewal as appropriate and (ii) (where Remedial Works cannot reasonably be carried out unless the Tenant vacates the Premises in whole or in part) the Tenants reasonable temporary relocation costs (to include without limitation the cost of taking alternative premises, professional costs and removal expenses to and from such alternative premises); |
1
Maximum Amount means £750,000 in aggregate (exclusive of VAT); | ||
Remedial Works means works undertaken or procured by the Tenant to rectify a Cladding Defect by way of repair, replacement or renewal, as appropriate. | ||
1.2 | Interpretation |
1.2.1 | Any expressions common to this Deed and the Lease shall have the same meaning ascribed to them in the Lease unless this agreement otherwise prescribes. | ||
1.2.2 | Words in the singular shall include the plural and vice versa and words of one gender shall include the other two genders. | ||
1.2.3 | If a party comprises two or more persons their obligations and liabilities are joint and several. | ||
1.2.4 | Reference to a party agreeing not to do or omit any act or thing shall include references to that party not permitting or suffering it to be done or omitted. | ||
1.2.5 | Any reference to a Clause is a reference to a Clause of this Deed and any heading in this Deed shall not affect its construction. | ||
1.2.6 | The obligations of Standard Life contained in this Deed shall be personal to Standard Life. | ||
1.2.7 | Any reference to any statute or section of a statute shall include all subordinate legislation deriving validity from that statute or section of a statute and shall extend to any statutory amendment modification consolidation and re-enactment of it or such subordinate legislation for the time being in force. |
2. | CLADDING DEFECTS | |
2.1 | The Tenant shall notify the Landlord of any Cladding Defect which becomes apparent during the Initial Period. | |
2.2 | In relation to any Cladding Defect notified pursuant to clause 2.1 the Tenant shall allow the Landlord a reasonable period of time having regard to the nature and extent of the Cladding Defect within which to rectify the Cladding Defect in accordance with clause 5 of the Lease before submitting the details of the proposed Remedial Works to Standard Life in accordance with clause 2.3. Where Standard Life is the Landlord, Standard Life shall keep the Tenant advised of any remedial works it proposed to undertake to rectify a Cladding Defect and have due regard to (but not be bound by) any representations which the Tenant or its representatives may make in relation to the same. | |
2.3 | The Tenant shall submit to Standard Life for its approval (not to be unreasonably withheld or delayed) full details of any Remedial Works it proposes to undertake and its reasonable estimate of Losses. | |
2.4 | The Tenant shall have due regard to (but shall not be bound by) any representations which Standard Life may make in relation to the proposed Remedial Works and/or the need for the Tenant to vacate the Premises in whole or in part whilst the proposed Remedial Works are carried out. |
2
2.5 | If Standard Life has not objected to the Tenants proposals pursuant to clause 2.3 within 10 working days giving reasonable details of its reasons for such objection, Standard Lifes consent shall be deemed to be given. | |
3. | DISPUTE RESOLUTION | |
3.1 | Any dispute or difference between the parties as to any matters referred to in clause 2.2, 2.3 or 2.4 shall be determined by an arbitrator in accordance with the Arbitration Act 1996. In the absence of agreement, the arbitrator shall be appointed by the President or Vice President of the Royal Institution of Chartered Surveyors. | |
3.2 | Any dispute or difference between the parties as to what may be a reasonable period of time pursuant to clause 2.2 shall be determined by expert determination in accordance with clauses 3.3-3.7. | |
3.3 | The expert shall be an independent chartered surveyor who shall be a partner in or director of a leading firm of surveyors having their main UK office in Central London and who shall have not less than ten years post qualification experience. | |
3.4 | That expert shall be previously agreed upon between Standard Life and the Tenant or (in the absence of such agreement) nominated on the application of either Standard Life or the Tenant, or both of them jointly, by the President for the time being of the Royal Institution of Chartered Surveyors, or his duly appointed nominee. | |
3.5 | The expert shall: |
3.5.1 | act as an expert; | ||
3.5.2 | allow the parties a reasonable opportunity of making representations and counter-representations to him; | ||
3.5.3 | take those representations and counter-representations into account; and | ||
3.5.4 | if required by either party give written reasons for his determination. |
3.6 | The award of the expert shall be binding on the parties, and the costs of the reference to him and of his determination (including his own fees and expenses and the legal and other costs of the parties) shall lie in his award. | |
3.7 | If the expert dies or becomes unwilling to act or becomes incapable of acting, the President may, upon the application of either Standard Life or the Tenant, or both of them jointly, discharge him and appoint another chartered surveyor to act in his place and this shall be repeated as many times as the circumstances may require. | |
4. | REIMBURSEMENT OF LOSSES | |
Standard Life shall upon production from time to time of receipted invoices or, in the absence of such invoices, other evidence satisfactory to Standard Life (acting reasonably) of monies expended by the Tenant in respect of any matter falling within the definition of Losses pay to the Tenant the monies so expended within 14 working days after the production to Standard Life of such receipted invoices or other evidence PROVIDED THAT Standard Life shall not be obliged to make:- | ||
4.1 | any such payment or part of such payment to the extent that the amount of it when aggregated with any previous payments exceeds the Maximum Amount; |
3
4.2 | any such payment in respect of VAT which is recoverable by the Tenant as an input. | |
5. | ASSIGNMENT |
6. | DURATION |
7. | THIRD PARTY RIGHTS |
8. | JURISDICTION |
SIGNED
and
DELIVERED
as a deed
|
) | |||||
by
|
) | |||||
as the Attorney of
THE STANDARD LIFE
|
) | |||||
ASSURANCE COMPANY
(in exercise
|
) | |||||
of a Power of Attorney under its Seal
|
) | |||||
dated 28 April 2005)
|
) | |||||
In the presence of:
|
) | |||||
|
||||||
Signature of Witness;
|
||||||
|
||||||
Name (in BLOCK CAPITALS):
|
||||||
|
||||||
Address:
|
4
EXECUTED
as a
DEED
by
|
) | |||||
ELECTRONIC ARTS LIMITED
was
|
) | |||||
hereunto affixed in the presence of
|
) | |||||
|
||||||
Director
|
||||||
|
||||||
Director/Secretary
|
5
LANDLORD:
|
THE STANDARD LIFE ASSURANCE COMPANY and | |
|
||
TENANT:
|
ELECTRONIC ARTS LIMITED and | |
|
||
GUARANTOR:
|
ELECTRONIC ARTS INC |
1
1.
|
PARTICULARS | |||||||
|
||||||||
LANDLORD | THE STANDARD LIFE ASSURANCE COMPANY whose registered office is at Standard Life House, 30 Lothian Road Edinburgh EH1 2DH (Co. Regn. No.SZ000004) | |||||||
|
||||||||
TENANT | ELECTRONIC ARTS LIMITED whose registered office is at 2000 Hillswood Drive Chertsey Surrey KT16 0EU (Co. Regn. No.02057591) | |||||||
|
||||||||
GUARANTOR | ELECTRONIC ARTS INC whose registered office is at 209 Redwood Shares Parkway, Redwood City California 94065 (a corporation incorporated in the State of Delaware) | |||||||
|
||||||||
PREMISES | Onslow House, Guildford more particularly described in the Lease; | |||||||
|
||||||||
|
LEASE | Date: | [ | ] 2006 | ||||
|
||||||||
|
Parties: | (1) the Landlord | ||||||
|
||||||||
|
(2) the Tenant | |||||||
|
||||||||
|
(3) the Guarantor | |||||||
|
||||||||
and includes all documents supplemental to it (whether or not expressed to be so); | ||||||||
|
||||||||
TERM | the term of years granted by the Lease; | |||||||
|
||||||||
CDM REGULATIONS | the Construction (Design and Management) Regulations 1994; | |||||||
|
||||||||
REQUISITE
CONSENTS |
all requisite planning permissions, building regulation requirements, relevant British Standards and Codes of Practice, Acts of Parliament, byelaws and regulations necessary to commence carry out and complete the Works; | |||||||
|
||||||||
WORKS | the works to the Premises described in the drawing(s) (and specification(s)) referred to in the schedule and annexed to this licence. |
1
5.2.1 | in accordance with the details shown on the drawing(s) (and specification(s)) referred to in the schedule; | ||
5.2.2 | in a good and workmanlike manner using sound materials of good quality and in accordance with good design practice; | ||
5.2.3 | to the reasonable satisfaction of the Landlord; | ||
5.2.4 | in compliance with all Requisite Consents; | ||
5.2.5 | so that no damage nuisance or disturbance is caused to the Premises or any neighbouring premises or to the owners or occupiers of them; |
2
5.2.6 | in compliance with the insurance policy for the Premises and all requirements of the relevant insurance company which have been notified to the Tenant in relation to the Works; | ||
5.2.7 | with all due diligence and without avoidable delay; and | ||
5.2.8 | within six months of the date of this licence; |
5.3 | to ensure that all electrical items forming part of the Works are carried out in accordance with the edition of the Institution of Electrical Engineers Requirements for Electrical Installations which is current at the relevant time; | |
5.4 | to ensure that any alteration or connection to the installed services or the Landlords System as part of the carrying out of the Works are undertaken by contractors approved by the Landlord (such approval not to be unreasonably withheld); | |
5.5 | that it will during the carrying out of the Works keep all building equipment materials or debris inside the Premises; and | |
5.6 | if required by the Landlord, to make good any damage to the Premises during the progress of the Works to the Landlords reasonable satisfaction; | |
5.7 | to pay the Landlord on demand the amount of any increased insurance premium from time to time payable in respect of the Premises as a result of carrying the Works out and to provide the Landlord (without any delay) on completion of the Works with a written independent current insurance (VAT inclusive) valuation of the Works for replacement purposes; | |
5.8 | to keep the Landlord fully indemnified from all expenses, costs, claims, damages, losses, demands and any other liability whatsoever in respect of the Works or anything done by the Tenant pursuant to this licence; | |
at the expiry or sooner determination of the Lease (if and to the extent required by the Landlord) at the Tenants own cost to reinstate and make good the Premises in a proper and workmanlike manner to the same state and condition which existed before the Works were made and to do so in accordance with drawings and specifications approved in writing by the Landlord (acting reasonably) and in compliance with the provisions of paragraphs 5.1 to 5.4 inclusive as if reference in those paragraphs to the Works were references to the works of reinstatement and making good; | ||
5.9 | to pay on demand an amount equal to the reasonable costs and disbursements (plus Value Added Tax) of any surveyors architects and engineers of the Landlord in connection with any reinstatement and making good referred to in paragraph 0; | |
6. | CDM REGULATIONS | |
6.1 | In respect of the Works to which the CDM Regulations apply, the Tenant shall: |
6.1.1 | fully comply, and procure full and lawful compliance with the CDM Regulations; | ||
6.1.2 | act as the only client in respect of the relevant Works and shall serve a declaration to that effect on the Health and Safety Executive pursuant to regulation 4 of the CDM Regulations and give a copy of it to the Landlord; and |
3
6.1.3 | not derogate from its obligations under this clause nor from the declaration referred to in paragraph 6.1.2. |
6.2 | The Tenant shall: |
6.2.1 | maintain and make the Health and Safety file for the Premises and works carried out to them, required by the CDM Regulations (the File) available to the Landlord for inspection at all times; | ||
6.2.2 | on request provide copies of the whole or any part of the File to the Landlord; and | ||
6.2.3 | deliver the File to the Landlord at the end of the Term. |
7. | DECLARATIONS | |
It is agreed that: | ||
7.1 | the approval by the Landlord or its agents of the Works does not imply any warranty by or on the Landlords behalf of the suitability or condition of the Premises for the Works and no liability shall attach to the Landlord or its agents in respect of such approval; | |
7.2 | the condition for re-entry contained in the Lease is exercisable if there is a breach of this licence as well as in any of the events mentioned in that condition; | |
7.3 | the Tenants and the Guarantors obligations and the conditions contained in the Lease which now apply to the Premises shall continue to apply to them when and as altered as permitted by this licence and shall extend to all additions made to the Premises in the course of the Works; | |
7.4 | any effect that the Works may have on the open market rent (or as otherwise defined in the relevant provisions in the Lease) of the Premises will not be disregarded in determining the revised rent in accordance with the provisions of the Lease; | |
8. | GUARANTORS OBLIGATION | |
The Guarantor agrees with the Landlord that if there is any breach of the Tenants obligations in this licence: | ||
8.1 | the Guarantor shall remedy the breach and make good to the Landlord all losses, costs, damages and expenses occasioned by it; and | |
8.2 | the breach shall entitle the Landlord to enforce the Guarantors obligations in the Lease. | |
9. | EXCLUSION OF THIRD PARTY RIGHTS | |
No term of this licence is enforceable under the Contracts (Rights of Third Parties) Act 1999 by a person who is not a party to this licence. | ||
10. | JURISDICTION | |
This licence is governed by and construed in accordance with English law and the English courts have exclusive jurisdiction in relation to any dispute arising under or connected with this licence and the Tenant and Guarantor irrevocably agree that any process may be served on them by leaving a copy of the relevant document at the Premises and each party |
4
undertakes to notify the other in advance of any change from time to time of such address for service and to maintain an appropriate address at all times. |
5
Drawing Number
|
Title | Prepared by |
6
SIGNED
as a
DEED
by
ELECTRONIC
|
) | |||||
ARTS INC
acting by two of
|
) | |||||
its directors/a director and its secretary
|
) | |||||
|
||||||
Director
|
||||||
|
||||||
Director/Secretary
|
7
To: |
The Standard Life Assurance Company
30 Lothian Road Edinburgh EH1 2PH |
1 | Request for legal opinion | |
I have been requested to give a legal opinion as to: | ||
1.1 | the validity of the intended execution of the Documents by the Company; and | |
1.2 | the enforceability of the Documents under the laws of the Jurisdiction. | |
2 | Examination of documents | |
I have examined the Documents for the purpose of giving this opinion. | ||
3 | Opinion re: the Law of the Jurisdiction | |
My opinion is limited to the laws of the Jurisdiction as at the date of this letter. | ||
4 | Assumptions made | |
I have assumed without enquiry that: | ||
4.1 | the Documents are within the capacity and powers of, and will be duly authorised, executed and delivered by or on behalf of, each of the parties other than the Company; |
4.2 | the Documents will, when duly executed and delivered, constitute valid, binding and enforceable obligations of the Company under English Law; | |
unless when executed there is anything apparent to the contrary or on the face of the documents to displace such assumptions. | ||
1 | The Guarantor is duly incorporated and validly existing under the laws of the State of Delaware and is duly admitted and licensed to do business in the State of California. | |
5 | In my opinion: | |
5.1 | Status | |
The Company is a Corporation, duly incorporated and validly existing under the laws of the State of Delaware and is duly admitted and licensed to do business in the State of California. | ||
5.2 | Enforceability of Documents |
5.2.1 | The Documents, when duly executed by the Company, will constitute obligations of the Company enforceable in the courts of the Jurisdiction. | ||
In relation to due execution of the Documents by the Company, the constitution of the Company provides that the duly appointed [ President ] [ Vice President ] [ Senior Corporate Officers ] of the Company from time to time are empowered to execute documents in the nature of the Documents on its behalf and [name] is such a duly appointed and authorised corporate officer and the Documents will be duly executed by the Company if they are signed by [ him ] . | |||
5.2.2 | The entry into any of the Documents will not violate: |
5.2.2.1 | any present law, regulation or order of or in the Jurisdiction; or | ||
5.2.2.2 | the constitutional documents of the Company. |
5.2.3 | No authorisations, approvals, consents, licences, exemptions, filings, registrations, notarisations or other requirements of government, judicial or public bodies or authorities of or in the Jurisdiction are required or advisable in connection with the entry into, performance, validity, and enforceability of the Documents. |
5.2.4 | No stamp, registration, documentary or similar tax is payable in respect of the entry into, performance or enforcements of the Documents or to render them admissible in evidence in the Jurisdiction. | ||
5.2.5 | No deduction or withholding, whether on account of tax or otherwise, will be required from any payment by the Company under the Documents in the Jurisdiction. | ||
5.2.6 | Neither the Company nor its assets is entitled to immunity from suit, execution, attachment or other legal process in the Jurisdiction. | ||
5.2.7 | So far as we are aware, no proceedings have been started or other steps taken for the winding-up or dissolution of the Company or the appointment of a receiver, trustee or similar officer of the Company of any of its assets or revenues. | ||
5.2.8 | The choice of the law of England and Wales as proper law of any of the Documents will be valid and binding and is recognised and given effect to by the courts of the Jurisdiction. | ||
5.2.9 | Any submission to jurisdiction by the Company and appointment of process agents contained in any of the Documents is valid and binding on the Company and not subject to revocation. | ||
5.2.10 | Any address within any part of the United Kingdom as an address for service of proceedings in respect of any of the Documents is valid and binding on the Company. |
6 | Qualifications to opinion | |
This opinion is subject to the following qualifications: | ||
6.1 | The effect of applicable bankruptcy, insolvency, reorganisation, moratorium or other similar federal, state or international laws generally affecting the rights of creditors. | |
6.2 | The application of general principles of equity, including, but not limited to, concepts of reasonableness, good faith and fair dealing, equitable subordination and the possible unavailability of specific performance or injunctive relief (regardless of whether such remedy is considered in a proceeding in equity or at law). | |
6.3 | The effect of statutes, common laws and judicial decisions (i) which, under certain circumstances, exonerate a guarantor, if the creditor materially alters the original obligation of the principal without the consent of the guarantor, if the landlord exercises remedies for default that impair the subrogation or other rights of the |
guarantor against the principal, or otherwise takes action which materially prejudices the guarantor, without obtaining consent of the guarantor, (ii) relating to waivers or subordination by a guarantor of its subrogation rights against the principal, its contribution rights, or other common law and statutory protections of a guarantor or (iii) which limit the liability of the guarantor to be no greater than the liability of the principal. | ||
7 | Who may rely on this opinion | |
This opinion is addressed to you solely for your benefit and solely for the purpose of the Documents. It is not to be relied upon by anyone else or for any other purpose without our express consent. | ||
We are licensed to practice law only in the State of Delaware. Accordingly, this Opinion is limited in all respects to applicable existing laws of the United States and the State of Delaware and the general corporate law of the State of Delaware and we have made no inquiry into, and express no opinion as to, the statutes, regulations, treaties or common laws of any other nation or state, including, without limitation, those of England, if any, applicable to our Opinions. | ||
This Opinion is rendered based on the facts and circumstances, together with applicable law, existing on the date of this Opinion and we express no opinion as to the effect on the Documents of any statute, rule, regulation or other law enacted, of any court decision rendered, or of the conduct of any persons, which occurs after the date of this Opinion. Moreover, we assume no obligation to advise you or any other person of any change, whether factual or legal, and whether or not material, that may hereafter arise or be brought to our attention after the date hereof. |
1. | I have reviewed this Quarterly Report on Form 10-Q of Electronic Arts Inc.; | ||
2. | Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report; | ||
3. | Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report; | ||
4. | The registrants other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have: |
a. | Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared; | ||
b. | Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles; | ||
c. | Evaluated the effectiveness of the registrants disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and | ||
d. | Disclosed in this report any change in the registrants internal control over financial reporting that occurred during the registrants most recent fiscal quarter (the registrants fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrants internal control over financial reporting; and |
5. | The registrants other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrants auditors and the audit committee of the registrants board of directors (or persons performing the equivalent functions): |
a. | All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrants ability to record, process, summarize and report financial information; and | ||
b. | Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrants internal control over financial reporting. |
Dated: February 7, 2006 | By: | /s/ Lawrence F. Probst III | ||
Lawrence F. Probst III | ||||
Chairman and Chief Executive Officer | ||||
1. | I have reviewed this Quarterly Report on Form 10-Q of Electronic Arts Inc.; | ||
2. | Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report; | ||
3. | Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report; | ||
4. | The registrants other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have: |
a. | Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared; | ||
b. | Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles; | ||
c. | Evaluated the effectiveness of the registrants disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and | ||
d. | Disclosed in this report any change in the registrants internal control over financial reporting that occurred during the registrants most recent fiscal quarter (the registrants fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrants internal control over financial reporting; and |
5. | The registrants other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrants auditors and the audit committee of the registrants board of directors (or persons performing the equivalent functions): |
a. | All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrants ability to record, process, summarize and report financial information; and | ||
b. | Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrants internal control over financial reporting. |
Dated: February 7, 2006 | By: | /s/ Warren C. Jenson | ||
Warren C. Jenson | ||||
Executive Vice President, Chief Financial and Administrative Officer | ||||
1. | The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and | ||
2. | The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of Electronic Arts Inc. for the periods presented therein. |
1. | The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and | ||
2. | The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of Electronic Arts Inc. for the periods presented therein. |