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ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
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TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 FOR THE TRANSITION PERIOD FROM
TO
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Delaware
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52-2386345
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(State or other jurisdiction of
incorporation or organization)
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(I.R.S. Employer
Identification No.)
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B920 Babraham Research Campus
Cambridge, United Kingdom CB22 3AT
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N/A
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(Address of principal executive offices)
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(Zip Code)
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Title of each class
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Trading
Symbol(s)
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Name of each exchange
on which registered |
Common Stock, $0.0001 par value
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FSTX
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The Nasdaq Stock Market
(Nasdaq Capital Market) |
Large accelerated filer
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Accelerated filer
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Non-accelerated filer
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Smaller reporting company
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Emerging growth company
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Page
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PART I
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Item 1.
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1 | |||||
Item 1A.
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60 | |||||
Item 1B.
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113 | |||||
Item 2.
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113 | |||||
Item 3.
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113 | |||||
Item 4.
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114 | |||||
PART II
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Item 5.
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115 | |||||
Item 6.
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116 | |||||
Item 7.
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Item 7A.
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134 | |||||
Item 8.
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134 | |||||
Item 9.
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134 | |||||
Item 9A.
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Item 9B.
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PART III
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Item 10.
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Item 11.
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Item 12.
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Item 13.
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Item 14.
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PART IV
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Item 15.
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Item 16
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142 |
• |
Novel Tetravalent Format
2
bispecific antibodies to simultaneously bind two different targets, with two binding sites for each target. The ability to bind in this way is known as tetravalency. This unique tetravalent format is designed to enable our mAb
2
bispecific antibodies to achieve more efficient crosslinking, clustering or conditionality than other bispecific antibodies, and therefore have the potential to elicit improved biological responses and enable our mAb
2
bispecific antibodies to overcome tumor evasion pathways. These three key characteristics are described further below:
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Crosslinking
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Clustering.
2
bispecific antibodies have
F-star’s
distinct binding sites, they can potentially induce more potent clustering than
non-tetravalent
bispecific antibody formats.
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• |
Conditionality.
2
bispecific antibodies so that targets are only activated when they are simultaneously bound.
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• |
Natural Human Antibody Format.
2
bispecific antibodies are designed to conserve the natural human antibody format, with greater than 95% identity, allowing us to leverage the following advantages:
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Minimal systemic toxicity.
2
bispecific antibodies use a natural human antibody format, without synthetic linkers and domains, there is lower potential for systemic toxicity than traditional and bispecific antibodies.
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Low immunogenicity risk.
2
bispecific antibodies and the low number of modifications we engineer into our mAb
2
bispecific antibodies is designed to help mitigate immunogenicity risk, or the risk that the immune system recognizes the mAb
2
bispecific antibody as foreign, potentially resulting in lower exposure and toxicity.
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Ease of manufacturability.
2
bispecific antibodies through established manufacturing processes readily and at large scale with typical industry time and cost standards and without potentially complicating additions, such as domain assembly or other modifications.
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Rapidly accelerating the clinical development of our three novel mAb
2
product candidates and novel cyclic dinucleotide, SB 11285, to treat a range of advanced cancers.
2
product candidates represent potentially
best-in-class
proof-of-concept
PD-1/PD-L1
(LAG-3
and
PD-L1).
In addition to FS118, we are currently evaluating FS120, FS222 and SB 11285 for safety, tolerability and efficacy in Phase 1 clinical trials in patients with advanced cancers. All of our product candidates have the potential to address multiple immune evasion pathways that limit the effect of current immuno-oncology therapies.
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Initially focusing our development strategy on tumors where checkpoint inhibitors are currently utilized but are poor long-term treatment options, and then subsequently broadening to other tumor types.
co-expression
and/or resistance to current checkpoint therapies. We believe our mAb
2
bispecific antibodies and SB 11285 may also ultimately deliver therapeutic benefit in a broader range of tumors, expanding beyond the initial indications we may pursue. We believe our development strategy best serves the patient, can be efficiently pursued by our organization, and has the potential to lead to a rapid development strategy and regulatory pathway to market. For example, we have identified several tumor types which have a strong fit with the potential FS118 mechanism of action, including appropriate target expression that would be candidates for accelerated approval pathways.
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Leveraging the transformational potential of our modular antibody technology platform to create a leading immuno-oncology pipeline of differentiated clinical assets capable of improving patient outcomes.
2
bispecific antibodies have a number of potential advantages, compared to other modalities, resulting from their novel tetravalent and natural human
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antibody formats, which may result in improved efficacy, minimized toxicity and simplified manufacturability. We believe our technology has the potential to be matched with any disease target in a modular
“plug-and-play”
2
product candidates. We also believe these benefits may provide multiple opportunities to consistently generate clinical candidates that could potentially address the needs of patients who are without adequate therapeutic options.
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Leveraging and continuing to build our extensive intellectual property portfolio in order to protect our dominant position in mAb
2
bispecific antibodies and our STING agonist program.
2
technology and associated mAb
2
product pipeline. In addition, we have STING pathway-related filings, including those of a patent family relating to the composition of matter of the STING agonist SB 11285. This patent estate relates to our mAb
2
bispecific format and STING agonist program and aims to provide us with robust intellectual property exclusivity and prohibit use of our technology by third parties. We intend to continue to seek additional patent protection as we develop additional novel mAb
2
product candidates.
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Crosslinking.
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Clustering.
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Conditionality.
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targets simultaneously, usually in the tumor microenvironment. Conversely, where one antigen is bound by the bispecific antibody resulting in immune activation without the need for simultaneous binding to the other target, conditionality does not exist. When there is conditional activity, increased localized anti-tumor activity can be elicited, while, in the absence of conditional activity, there is greater risk for systemic toxicity.
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Tetravalent crosslinking.
2
bispecific antibodies is designed to allow for more efficient target cell crosslinking than certain bispecific antibodies because there is an additional, second set of dual binding sites in the Fc region, and both sets can be engineered to engage with antigens that are found on both tumor cells and immune cells. For our mAb
2
product candidates that target tumor-associated antigens, such as
PD-L1
(FS118 and FS222), crosslinking also supports safety by targeting the mAb
2
product candidates to the tumor, localizing the immune activation and thereby minimizing systemic toxicities.
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Optimal clustering.
2
bispecific antibodies has our distinct binding sites, two for each antigen, they are designed to potentially induce more potent activation of multiple cellular receptors, including those on single cells,
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than other bispecific antibodies. This is particularly useful for our mAb
2
product candidates FS120 and FS222, which activate the costimulatory molecule CD137 which clustering for potent activation.
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Conditionality.
2
bispecific antibodies may be able to activate the immune system through binding to only one antigen, the greatest effect is expected to be seen when both antigens are bound at the same time, as observed with FS118. Additionally, through selection of target antigens and precise engineering of the dual antigen binding sites, we aim to increase the activity of our immunostimulatory mAb
2
bispecific antibodies at the tumor site, as observed with FS222 preclinically. We believe that we can potentially increase the safety of our mAb
2
product candidates compared to other bispecific antibodies which bind to their targets only monovalently and cannot be engineered for such optimal antigen binding.
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Plug-and-play
plug-and-play
2
bispecific antibodies. Our Fcabs contain new target binding sites resulting from minimal modifications made in the Fc domain of the existing antibody structure. We routinely generate, in parallel, Fcabs that bind to human targets as well as those that bind to mouse targets. From these mouse Fcabs, we generate mouse mAb
2
bispecific antibody equivalents that can be used to test activity in animal models. The modular nature of the technology enables the rapid generation of novel mAb
2
product candidates.
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Minimized systemic toxicity.
2
bispecific antibodies to prevent binding to Fc gamma receptors and eliminate Fc gamma receptor-mediated crosslinking. As a result, our mAb
2
bispecific antibodies can potentially improve immune activation while minimizing systemic toxicity.
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Low immunogenicity risk.
2
bispecific antibodies and the low number of modifications we engineer into our mAb
2
bispecific antibodies is designed to help mitigate immunogenicity risk.
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Ease of manufacturability.
2
bispecific antibodies through established manufacturing processes readily and at large scale without potentially complicating additions, such as domain assembly or other modifications. Our mAb
2
bispecific antibodies also have pharmacologic properties consistent with other traditional antibody products, potentially allowing dosing to be adjusted based on patient response and
off-the-shelf
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Our most advanced product candidate, FS118, aims to rescue checkpoint inhibitor treatment failures and is a mAb
2
bispecific antibody targeting two receptors,
PD-L1
and
LAG-3,
both of which are established pivotal targets in immuno-oncology. We are currently conducting in a
proof-of-concept
PD-1/PD-L1
PD-1/PD-L1
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FS120 aims to improve checkpoint inhibitor and chemotherapy outcomes and is a mAb
2
bispecific antibody that is designed to bind to and stimulate OX40 and CD137, two proteins found on the surface of T cells that both function to enhance T cell activity. We are developing FS120 alone and in combination with
PD-1/PD-L1
PD-1/PD-L1
co-expression
of OX40 and CD137 in the tumor microenvironment, such as gastric and bladder cancer. We initiated a Phase 1 clinical trial in patients with advanced cancers in the fourth quarter of 2020.
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FS222 aims to improve outcomes in low
PD-L1
expressing tumors and is a mAb
2
bispecific antibody that is designed to target both the costimulatory CD137 and the inhibitory
PD-L1
receptors, which are
co-expressed
in a number of tumor types including
non-small-cell
lung cancer, ovarian cancer and gastrointestinal cancers such as colorectal and esophageal cancer. FS222 is aimed at improving outcomes in
PD-L1
low tumors. We initiated a Phase 1 clinical trial in patients with advanced cancers for FS222 in late 2020. We believe there is a strong rationale to combine FS222 with other anti-cancer agents, including targeted therapy and chemotherapy, and this can be done within the Phase 1 study.
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SB 11285 is a next generation cyclic dinucleotide STING agonist designed to improve checkpoint inhibition outcomes as an immunotherapeutic compound for the treatment of selected cancers. We are conducting an open-label, dose-escalation Phase 1 clinical trial with SB 11285 as an IV administered monotherapy, and in combination with an
anti-PD-L1
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completion of nonclinical laboratory tests and animal studies according to good laboratory practices, commonly “GLPs”, and applicable requirements for the human use of laboratory animals or other applicable regulations;
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submission of an Investigational New Drug (“IND”) application, which must become effective before clinical trials may begin;
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approval of the protocol and related documentation by an independent IRB or ethics committee at each clinical trial site before each study may be initiated;
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performance of adequate and well-controlled human clinical trials according to the FDA’s IND regulations, current good clinical practices, or “GCPs”, and any additional requirements for the protection of human research subjects and their health information, to establish the safety and efficacy of the investigational product for each proposed indication;;
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submission to the FDA of a Biologics License Application (“BLA”) or a New Drug Application (“NDA”), for marketing approval, including payment of application user fees;
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satisfactory completion of FDA
pre-approval
inspections of manufacturing facilities where the biologic or drug is produced to assess compliance with current Good Manufacturing Practice (“GMP”) requirements to assure that the facilities, methods and controls are adequate to preserve the biologic’s or drug’s identity, strength, quality and purity;
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potential FDA audits of the nonclinical study and clinical trial sites that generated the data in support of the BLA or NDA; and
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FDA review and approval of the BLA or NDA, including satisfactory completion of an FDA advisory committee review of the product candidate, where appropriate or if applicable, which must occur before the biologic or drug can be marketed or sold in the United States.
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Phase 1 — the product candidate is initially given to healthy human subjects or patients and tested for safety, dosage tolerance, reactivity, absorption, metabolism, distribution and excretion. These trials may also provide early evidence of effectiveness. During Phase 1 clinical trials, sufficient information about the investigational product’s activity may be obtained to permit the design of well-controlled and scientifically valid Phase 2 clinical trials.
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Phase 2 — clinical trials are conducted in a limited number of patients in the target population to identify possible adverse effects and safety risks, to evaluate the efficacy of the product for specific targeted diseases and to determine dosage tolerance and optimal dosage. Multiple Phase 2 clinical trials may be conducted by the sponsor to obtain information prior to beginning larger and more expensive Phase 3 clinical trials.
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Phase 3 — when Phase 2 evaluations demonstrate that a dosage range of the product appears effective and has an acceptable safety profile and provide sufficient information for the design of Phase 3 clinical trials, Phase 3 clinical trials are undertaken to provide statistically significant evidence of clinical efficacy and to further test for safety in an expanded patient population at multiple clinical trial sites. Phase 3 clinical trials are performed after preliminary evidence suggesting effectiveness of the biologic has been obtained, and they are intended to further evaluate dosage, effectiveness and safety, to establish the overall benefit-risk relationship of the investigational biologic, and to provide an adequate basis for product approval by the FDA.
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Uncertainty regarding future revenue and access to funding.
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We are a clinical-stage biopharmaceutical company that currently generates no revenue from sales of any products, and we may never be able to develop or commercialize a drug or biologic product candidate. Even if we receive approval to market one or more products, we may never become profitable if we are unable to establish market acceptance, adequate market share or reimbursement from third-party payors. Additionally, if we receive approval, we expect our expenses to increase significantly in order to successfully launch such approved product candidate and such increases may not be commercially feasible. Further, if we cannot generate revenue from the sale of any approved products, we may never become profitable. We have also concluded that substantial doubt exists about our ability to continue as a going concern for a period of at least twelve months from the issuance date of the financial statements.
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Clinical trial delays, adverse events, and/or clinical trial results may affect our business adversely.
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Clinical development is expensive, time consuming and involves significant risk. If there is a failure of one or more of our clinical trials, at any stage of development, or if we experience serious adverse events, such failure may lead to additional costs to us or impair our ability to generate revenue. In addition, many of the factors, including the incidence of serious adverse events, that cause or lead to a delay in the commencement or completion of a clinical trial may also lead to the denial of marketing approval for our product candidates, which would lead to material harm to our business.
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We rely on third parties to manage our clinical programs, manufacture our product candidates and perform other services.
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We rely on third-party vendors for key components of the development of our product candidates, including the manufacturing, management of clinical trials and other critical services. If such third-party vendors fail to comply with applicable laws, regulations or guidelines or are unable to obtain the materials needed for the manufacture of our product candidates, we may have a disruption in our clinical trials and potentially, commercial sale of a future approved product. We may not be able to manufacture product candidates or there may be substantial technical or
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logistical challenges to supporting manufacturing demand for product candidates either by us or by our third-party manufacturers. Additionally, as we rely upon these vendors to perform release testing on our product candidate prior to delivery to subjects in our clinical trials or patients being treated with our product candidates, if approved in the future, such subjects or patients could be put at risk for serious harm, and we may face damaging product liability suits.
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We are subject to substantial regulation. As a biopharmaceutical company, we are subject to extensive regulation by government and regulatory agencies, such as the FDA and the EMA, among others. We may not receive the governmental approvals needed to market and commercialize our product candidates, which could have a material adverse effect on our financial condition, operations and prospects. The FDA and comparable foreign regulatory authorities have limited experience with mAb
2
products like our product candidates, which may increase the uncertainty surrounding as well as the expenses involved in the regulatory approval process for our product candidates. Such delays, unexpected costs or failure to obtain regulatory approval to market our product candidates could harm our ability to generate product revenue and our business, financial condition, results or operations and prospects may be harmed. Even if we obtain regulatory approval for a product, maintaining such compliance with regulatory requirements will result in additional expenses to us, which may be difficult to maintain.
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We are reliant on our intellectual property and are subject to the risk that we will not be able to protect our intellectual property rights. We rely upon a combination of patents, trade secret protection and confidentiality agreements to protect our intellectual property related to our technologies and product candidates. Our commercial success depends on our ability to obtain, maintain and enforce patent and other intellectual property protections for our current and future technologies and product candidates. If we are unable to do so, our business may be materially harmed, our ability to commercialize our product candidates may be limited and our profitability may be delayed or may never occur.
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We depend on third party licensing or collaboration agreements. Our business strategy, along with our short- and long-term operating results depend in part on our ability to execute on existing strategic collaborations, including those with Ares Trading S.A, an affiliate of Merck KGaA, Darmstadt, Germany and Denali Therapeutics, and to license or partner with new strategic partners. If disputes arise between us and our partners in such agreements, there may be increased costs due to related litigation or if we decide to fund such programs ourselves. Disputes with partners may lead to substantial delays or possible termination of such agreements or related clinical trials and the need to seek a new partner for the development or commercialization of such product candidate. In addition, if commercialization collaboration partners do not commit sufficient resources to commercialize our future product candidates, and if we are unable to develop the necessary marketing and sales capabilities on our own, we will be unable to generate sufficient product revenue to sustain or grow our business.
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We are subject to substantial competition.
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We compete with large pharmaceutical companies that have access to significant capital and materially greater manufacturing, marketing, research and drug development resources. We also compete with specialty pharmaceutical companies and biotechnology companies, including but not limited to, such as AstraZeneca plc, BMS, Eli Lilly and Company, MSD, Merck KGaA, Darmstadt, Germany, Novartis, Pfizer, Inc., Genentech, Inc., a subsidiary of the F.
Hoffmann-La
Roche AG Group and Sanofi, among others, as well as, universities and other research institutions worldwide that are developing drug or biological products for the same indications as us that could be more effective or less costly than our product candidates, which may render our candidates obsolete and noncompetitive.
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We have material weaknesses in our internal control over financial reporting.
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We will need to hire additional qualified accounting personnel in order to remediate these material weaknesses in our internal control over financial reporting, and we will need to expend any additional resources and efforts that may be necessary to establish and to maintain the effectiveness of our internal control over financial reporting and our disclosure controls and procedures.
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We are vulnerable to disruptions and volatility in the financial markets.
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We are reliant in part on the financial markets to finance our future capital needs through public equity offerings, debt financings and other funding arrangements. Disruptions and volatility in the financial markets can have a material adverse effect on our ability to access capital and liquidity on acceptable financial terms. Negative and fluctuating economic conditions may present challenges in us obtaining additional capital needed to fund our operations. If we do not obtain funding on a timely basis and on acceptable terms, we may need to delay or discontinue one or more of our programs or the commercialization of our product candidates.
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We and others in our industry face cybersecurity risks.
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We take protective measures and monitor and develop our systems continuously to protect our technology infrastructure and sensitive data, such as personally identifiable information about our employees and intellectual property, from cyberattacks. However, cybersecurity risks continue to increase for our industry, including for our third party vendors, who may hold some of our data, and the proliferation of new technologies and the increased sophistication and activities of the actors behind such attacks present risks for compromised or lost data, which could result in substantial costs and harm to our reputation as well as delays in our regulatory approval efforts and significantly increase our costs to recover or reproduce such data.
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continue to develop and conduct clinical trials for our current product candidates, FS118, FS120, FS222 and SB 11285;
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continue the research and development of our product candidates, including completing preclinical studies;
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discover and develop additional mAb
2
product candidates and makes further investments in its modular antibody technology platform;
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seek regulatory approvals for any product candidates that successfully complete clinical trials;
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experience any delays or encounter any issues with any of the above, including but not limited to failed studies, complex results, safety issues or other regulatory challenges;
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establish a sales, marketing and distribution infrastructure and
scale-up
manufacturing capabilities, whether alone or with third parties, to commercialize any product candidates for which we may obtain regulatory approval, if any;
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maintain, expand and protect our intellectual property portfolio, including litigation costs associated with defending against alleged patent infringement claims;
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add clinical, scientific, operational, financial and management information systems and personnel, including personnel to support our product development and potential future commercialization efforts;
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expand our operations in the United States, Europe and other geographies; and
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incur additional legal, accounting and other expenses associated with operating as a public company.
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the cost, progress, results of the
proof-of-concept
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the cost, progress, results of the Phase 1 clinical trials of FS120, FS222 and SB 11285 and any later-stage clinical trials for these product candidates;
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the scope, progress, results and costs of preclinical development, laboratory testing and clinical trials for any future product candidate;
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the number of potential new product candidates we identify and decides to develop;
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the cost of manufacturing drug supply for the clinical trials of our product candidates;
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the time and costs involved in obtaining regulatory approval for our product candidates and any delays we may encounter as a result of evolving regulatory requirements or adverse clinical trial results with respect to any of our product candidates;
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the costs involved in growing our organization to the size and expertise needed to allow for the research, development and potential commercialization of our current or any future product candidates;
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fulfilling obligations under our existing collaboration agreements and the entry into new collaboration agreements;
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the costs and timing of preparing, filing and prosecuting patent applications, maintaining and enforcing our intellectual property rights and defending any intellectual property-related claims, including any claims by third parties that we are infringing upon their intellectual property rights;
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the cost of commercialization activities and costs involved in the creation of an effective sales, marketing and healthcare compliance organization for any product candidates we develop, if approved;
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the potential additional expenses attributable to adjusting our development plans (including any supply related matters) to the
COVID-19
pandemic;
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the revenue, if any, received from commercial sales of our product candidates for which we receive marketing approval; and
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the costs of operating as a public company.
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successful and timely completion of preclinical studies, including
in vivo
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sufficiency of our financial and other resources to complete the necessary preclinical studies and clinical trials;
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receiving regulatory approvals or authorizations for conducting our planned clinical trials or future clinical trials;
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initiation and successful patient enrollment in and completion of clinical trials on a timely basis;
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safety, tolerability and efficacy profiles that are satisfactory to the FDA, the EMA or any other comparable foreign regulatory authority for a product to receive marketing approval;
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timely receipt of marketing approvals for our product candidates from applicable regulatory authorities;
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the extent of any required post-marketing approval commitments made to applicable regulatory authorities;
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establishing and scaling up, either alone or with third-party manufacturers, manufacturing capabilities of clinical supply for our clinical trials and subsequently for commercial manufacturing, if any product candidates are approved;
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obtaining and maintaining patent and trade secret protection or regulatory exclusivity for our product candidates, the latter only if they receive marketing approval, both in the United States and internationally;
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successfully scaling a sales and marketing organization and launching commercial sales of our product candidates, if approved;
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acceptance of our product candidates’ benefits and uses, if approved, by patients, the medical community and third-party payors;
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maintaining a continued acceptable safety profile of our product candidates following marketing approval and commercial launch;
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effectively competing with companies developing and commercializing other therapies in the same indications targeted by our product candidates;
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obtaining and maintaining healthcare coverage and adequate reimbursement from third-party payors for any approved products; and
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enforcing and defending intellectual property rights and claims.
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delays in or failure to obtain regulatory approval or clearance to commence a clinical trial or inability to comply with conditions imposed by a regulatory authority regarding the scope or design of a clinical trial;
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delays or failure in reaching agreement with the FDA or a comparable foreign regulatory authority on appropriate clinical trial designs;
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delays in or failure to reach agreement on acceptable terms with prospective contract research organizations (“CROs”), and clinical trial sites, the terms of which can be subject to extensive negotiation and may vary significantly among different CROs and trial sites;
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inability, delays or failure in identifying and maintaining a sufficient number of clinical trial sites, many of which may already be engaged in other clinical research programs;
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delays in or failure to obtain ethics committee/institutional review board (“EC/IRB”) approval at each site participating in the trial;
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delays in or failure to recruit a sufficient number of suitable subjects to participate in a trial;
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failure to have participants complete a trial or return for post-treatment
follow-up,
or other inability to monitor patients adequately during or after treatment;
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clinical sites or clinical investigators deviating from trial protocol or dropping out of a trial;
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delays in adding new clinical trial sites;
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failure to manufacture sufficient quantities of a product candidate for use in clinical trials in a timely manner;
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delay or failure in developing and validating companion diagnostics, if they are deemed necessary, on a timely basis;
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safety or tolerability concerns that could cause us or our collaborators, as applicable, to suspend or terminate a trial if we or our collaborators find that the participants are being exposed to unacceptable health risks;
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changes in regulatory requirements, policies and guidelines;
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failure of our third-party research contractors, including clinical sites and investigators, to comply with regulatory requirements applicable to the trial, including GCPs, or to meet their contractual obligations to us in a timely manner, or at all;
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delays in establishing the appropriate dosage levels for a particular product candidate through clinical trials;
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the quality or stability of the product candidate falling below acceptable standards; and
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business interruptions resulting from pandemics, such as the ongoing
COVID-19
pandemic, or
geo-political
actions, including war and terrorism, or natural disasters including earthquakes, typhoons, floods and fires.
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regulatory authorities may withdraw approvals of such product and require our approved product to be taken off the market, through a recall or other action;
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regulatory authorities may require the addition of labeling statements or specific warnings, such as a “black box” warning or a contraindication, to the product’s prescribing information, or require field alerts to be sent to physicians and pharmacies;
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regulatory authorities may require a medication guide explaining the risks of such side effects to be distributed to patients, or that we are to implement a risk evaluation and mitigation strategy to ensure that the benefits of the product outweigh its risks (such as through a REMS in the United States that may include a restricted distribution program or educational programs for prescribers);
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we may be required to change the way the product is administered;
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we may be required to conduct additional clinical trials or costly post-marketing testing and surveillance to monitor the safety of the product;
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we may be subject to limitations on how we may promote the product;
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sales of the product may decrease significantly;
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we may be subject to litigation or product liability claims; and
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our reputation may suffer.
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size and nature of the patient population and process for identifying potential study subjects;
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proximity and availability of clinical trial sites for prospective participants;
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• |
the extent of we and our collaborators’ efforts to facilitate timely enrollment in clinical trials;
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eligibility and exclusion criteria for the trial;
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• |
design of the clinical trial;
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safety profile, to date, of the product candidate under study;
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perceived risks and benefits of the product candidate under study;
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perceived risks and benefits of our approach to treatment of diseases;
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• |
competition with other companies for clinical sites and qualified clinical investigators;
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severity of the disease under investigation;
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• |
degree of progression of the subject’s disease at the time of enrollment;
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• |
ability to obtain and maintain the study subject’s informed consent;
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• |
risk that enrolled subjects will drop out before completion of the trial;
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• |
competing clinical trials and clinicians’ and patients’ perceptions as to the potential advantages of the product candidate being studied in relation to other available therapies, including any new products that may be approved for the indications we are investigating;
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patient referral practices of physicians; and
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ability to adequately monitor subjects during and after investigational treatment.
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• |
The FDA, EMA or comparable foreign regulatory authorities may disagree with the design or implementation of our clinical trials;
|
• |
we may be unable to demonstrate to the satisfaction of the FDA, the EMA or other comparable foreign regulatory authorities that a mAb
2
product candidate is safe, pure and potent or effective for its proposed indication(s) or that a small-molecule drug product candidate is safe and effective for its proposed indication(s);
|
• |
the results of clinical trials may not meet the level of statistical significance required by the FDA, the EMA or other comparable foreign regulatory authorities in order to support approval;
|
• |
we may be unable to demonstrate that a product candidate’s clinical and other benefits outweigh its safety risks;
|
• |
the FDA, the EMA or other comparable foreign regulatory authorities may disagree with our interpretation of data from preclinical studies or clinical trials;
|
• |
the data collected from clinical trials of our product candidates may not be sufficient to support the submission of a Biologics License Application (“BLA”) or New Drug Application (“NDA”), to the FDA or other equivalent marketing authorization application submissions to obtain regulatory approval in the United States, the EU or elsewhere;
|
• |
upon review of our clinical trial sites and data, the FDA, EMA or comparable foreign regulatory authorities may find our record keeping or the record keeping of our clinical trial sites or investigators to be inadequate;
|
• |
the FDA, the EMA or other comparable foreign regulatory authorities may find deficiencies with or fail to approve the manufacturing processes or facilities of third-party manufacturers with which we contract for clinical and commercial supplies; and
|
• |
the approval policies or regulations of the FDA, the EMA or other comparable foreign regulatory authorities or the laws they enforce may significantly change in a manner rendering our clinical data insufficient for approval.
|
• |
decreased demand for our products due to negative public perception;
|
• |
injury to our reputation;
|
• |
withdrawal of clinical trial participants or difficulties in recruiting new trial participants;
|
• |
initiation of investigations by regulators;
|
• |
costs to defend or settle the related litigation;
|
• |
a diversion of management’s time and our resources;
|
• |
substantial monetary awards to trial participants or patients;
|
• |
product recalls, withdrawals or labeling, marketing or promotional restrictions;
|
• |
loss of revenues from product sales; and
|
• |
the inability to commercialize any of our product candidates, if approved.
|
• |
a covered benefit under its health plan;
|
• |
safe, effective and medically necessary;
|
• |
appropriate for the specific patient;
|
• |
cost-effective; and
|
• |
neither experimental nor investigational.
|
• |
the clinical indications for which our product candidates are approved for marketing;
|
• |
physicians, hospitals, cancer treatment centers and patients considering our product candidates as a safe and effective treatment;
|
• |
the potential and perceived advantages of our product candidates over alternative treatments;
|
• |
the prevalence and severity of any side effects;
|
• |
product labeling or prescribing information requirements of the FDA, the EMA or other comparable foreign regulatory authorities, or any risk mitigation measures that are required to be followed as part of the product’s marketing approval;
|
• |
limitations or warnings contained in the product labeling approved by the FDA, the EMA or other comparable foreign regulatory authorities, including any restrictions on concomitant use of other medications;;
|
• |
the timing of market introduction of our product candidates in relation to other potentially competitive products;
|
• |
the cost and cost-effectiveness of our product candidates in relation to alternative treatments;
|
• |
the amount of upfront costs or training required for physicians to administer our product candidates;
|
• |
the availability of coverage and adequate reimbursement from third-party payors and government authorities;
|
• |
the willingness of patients to pay
out-of-pocket
|
• |
the relative convenience and ease of administration, including as compared to alternative treatments and competitive therapies;
|
• |
support from patient advocacy groups;
|
• |
the effectiveness of our sales and marketing efforts and distribution support; and
|
• |
the presence or perceived risk of potential product liability claims.
|
• |
the Anti-Kickback Statute, which prohibits, among other things, persons or entities from knowingly and willfully soliciting, offering, receiving or paying any remuneration (including any kickback, bribe, or certain rebate), directly or indirectly, overtly or covertly, in cash or in kind, to induce or reward either the referral of an individual for, or the purchase, lease, order or recommendation of, any good, facility, item or service, for which payment may be made, in whole or in part, under U.S. federal and state healthcare programs such as Medicare and Medicaid. A person or entity does not need to have actual knowledge of the statute or specific intent to violate
it
|
• |
federal civil and criminal false claims laws and civil monetary penalty laws, including the FCA, which prohibit, among other things, individuals or entities from knowingly presenting, or causing to be presented, false or fraudulent claims for payment to, or approval by Medicare, Medicaid, or other federal healthcare programs, knowingly making, using or causing to be made or used a false record or statement material to a false or fraudulent claim or an obligation to pay or transmit money to the federal government, or knowingly concealing or knowingly and improperly avoiding or decreasing or concealing an obligation to pay money to the federal government. Manufacturers can be held liable under the FCA even when they do not submit claims directly to government payors if they are deemed to “cause” the submission of false or fraudulent claims. The FCA also permits a private individual acting as a “whistleblower” to bring actions on behalf of the federal government alleging violations of the FCA and to share in any monetary recovery;
|
• |
HIPAA, which created new federal criminal and civil statutes that prohibit, among other actions, knowingly and willfully executing, or attempting to execute, a scheme to defraud any healthcare benefit program or obtain, by means of false or fraudulent pretenses, representations, or promises, any of the money or property owned by, or under the custody or control of, any healthcare benefit program, regardless of the payor (e.g., public or private) and knowingly and willfully falsifying, concealing or covering up by any trick or device a material fact or making any materially false statements in connection with the delivery of, or payment for, healthcare benefits, items or services relating to healthcare matters. Similar to the Anti-Kickback Statute, a person or entity can be found guilty of violating HIPAA without actual knowledge of the statute or specific intent to violate it;
|
• |
HIPAA, as amended by HITECH, and their implementing regulations, which impose certain obligations, including mandatory contractual terms, with respect to safeguarding the privacy, security
|
and transmission of individually identifiable health information by covered entities subject to the rule, such as health plans, healthcare clearinghouses and certain healthcare providers, as well as their business associates that perform certain services involving the use or disclosure of individually identifiable health information and require notification to affected individuals and regulatory authorities of certain breaches of individually identifiable health information. HITECH also created new tiers of civil monetary penalties, amended HIPAA to make civil and criminal penalties directly applicable to business associates, and gave state attorneys general new authority to file civil actions for damages or injunctions in federal courts to enforce the federal HIPAA laws and seek attorneys’ fees and costs associated with pursuing federal civil actions;
|
• |
federal legislation commonly referred to as Physician Payments Sunshine Act, enacted as part of the ACA, and its implementing regulations, which requires certain manufacturers of drugs, devices, biologics and medical supplies that are reimbursable under Medicare, Medicaid, or the Children’s Health Insurance Program to report annually to the CMS information related to certain payments and other transfers of value to physicians (defined to include doctors, dentists, optometrists, podiatrists, chiropractors and, beginning in 2022 for payments and other transfers of value provided in the previous year, certain advanced
non-physician
healthcare practitioners) and teaching hospitals, as well as ownership and investment interests held by physicians and their immediate family members;
|
• |
analogous state laws and regulations, including: state anti-kickback and false claims laws that may apply to claims involving healthcare items or services reimbursed by any third-party payor, including private insurers; state laws that require pharmaceutical companies to comply with the pharmaceutical industry’s voluntary compliance guidelines and the relevant compliance guidance promulgated by the U.S. federal government, or otherwise restrict payments that may be made to healthcare providers and other potential referral source; state laws and regulations that require drug manufacturers to file reports relating to pricing and marketing information, which requires tracking gifts and other remuneration and items of value provided to healthcare professionals and entities; state and local laws that require the registration of pharmaceutical sales representatives; and state laws governing the privacy and security of health information in certain circumstances, many of which differ from each other in significant ways and often are not preempted by HIPAA, thus complicating compliance efforts; and
|
• |
European and other foreign law equivalents of each of the laws, including reporting requirements detailing interactions with and payments to healthcare providers.
|
• |
Our inability to recruit, train and retain adequate numbers of effective sales and marketing personnel;
|
• |
the inability of sales personnel to obtain access to or persuade adequate numbers of physicians to prescribe our products;
|
• |
the lack of complementary products to be offered by sales personnel, which may put us at a competitive disadvantage relative to companies with more extensive product lines;
|
• |
unforeseen costs and expenses associated with creating an independent sales and marketing organization; and
|
• |
costs of marketing and promotion above those anticipated by us.
|
• |
the potential diversion of healthcare resources away from the conduct of clinical trials to focus on pandemic concerns, including the attention of physicians serving as our clinical trial investigators, hospitals serving as our clinical trial sites and hospital staff supporting the conduct of our prospective clinical trials;
|
• |
limitations on travel that could interrupt key trial and business activities, such as clinical trial site initiations and monitoring, domestic and international travel by employees, contractors or patients to clinical trial sites, including any government-imposed travel restrictions or quarantines that will impact the ability or willingness of patients, employees or contractors to travel to our clinical trial sites or secure visas or entry permissions, a loss of
face-to-face
|
• |
the potential negative affect on the operations of our third-party manufacturers;
|
• |
interruption in global shipping affecting the transport of clinical trial materials, such as patient samples, investigational drug product and conditioning drugs and other supplies used in our prospective clinical trials; and
|
• |
business disruptions caused by potential workplace, laboratory and office closures and an increased reliance on employees working from home, disruptions to or delays in ongoing laboratory experiments.
|
• |
the scope of rights granted under the license agreement and other interpretation-related issues;
|
• |
the extent to which our product candidates, technology and processes infringe on intellectual property of the licensor that is not subject to the licensing agreement;
|
• |
the sublicensing of patent and other rights under our collaborative development relationships;
|
• |
our diligence obligations under the license agreement and what activities satisfy those diligence obligations;
|
• |
the inventorship and ownership of inventions and
know-how
resulting from the joint creation or use of intellectual property by our licensors and our partners; and
|
• |
the priority of invention of patented technology.
|
• |
others may be able to make products that are the same as or similar to our product candidates but that are not covered by the claims of the patents that we own or have exclusively licensed;
|
• |
the patents of third parties may have an adverse effect on our business;
|
• |
we or any current or future licensors or strategic partners might not have been the first to conceive or reduce to practice the inventions covered by the issued patent or pending patent application that we own or have exclusively licensed;
|
• |
we or any future licensors or strategic partners might not have been the first to file patent applications relating to certain of our inventions;
|
• |
others may independently develop similar or alternative technologies or duplicate any of our technologies without infringing our intellectual property rights;
|
• |
it is possible that our pending patent applications will not lead to issued patents;
|
• |
issued patents that we own or have exclusively licensed may not provide us with any competitive advantage, or may be held invalid or unenforceable, as a result of legal challenges by our competitors;
|
• |
our competitors might conduct research and development activities in countries where we do not have patent rights and then use the information learned from such activities to develop competitive products for sale in our major commercial markets;
|
• |
third parties performing manufacturing or testing for us using our products or technologies could use the intellectual property of others without obtaining a proper license; and
|
• |
we may not develop additional technologies that are patentable.
|
• |
we may not be able to control the amount and timing of resources that the collaboration partner devotes to our research programs and product candidates;
|
• |
for collaboration agreements where we are solely or partially responsible for funding development expenses through a defined milestone event, the payments we receive from the collaboration partner may not be sufficient to cover the expenses we have or would need to incur in order to achieve that milestone event;
|
• |
we may be required to relinquish significant rights to our collaborative partners, including rights to exploit our intellectual property and marketing and distribution rights;
|
• |
if the development of the relevant product candidates is not successful, our anticipated payments under any partnership agreement (e.g., royalty payments for licensed products) may not materialize;
|
• |
we rely on the information and data received from third parties regarding their research programs and product candidates and will not have control of the process conducted by the third party in gathering and composing such data and information;
|
• |
if rights to develop and commercialize our product candidates that are subject to collaborations revert to us for any reason, we may not have sufficient financial resources to develop such product candidates, which may result in us failing to recognize any value from our investments in developing such product candidates;
|
• |
a collaborative partner may develop a competing product either by itself or in collaboration with others, including one or more of our competitors, or seek to restrict us from working with other collaborators that may compete with our partner’s products, which could deprioritize the development of our products;
|
• |
our collaborative partners’ willingness or ability to complete their obligations under our partnership arrangements may be adversely affected by business combinations or significant changes in a collaborative partner’s business strategy;
|
• |
we may experience delays in, or increases in the costs of, the development of our research programs and mAb
2
product candidates due to the termination or expiration of collaborative research and development arrangements;
|
• |
we may have disagreements with collaborative partners, including disagreements over proprietary rights, contract interpretation,
non-competition
limitations, or the preferred course of development, that might cause delays or termination of the research, development or commercialization of our product candidates, might lead to additional responsibilities for us with respect to our product candidates, or might result in litigation or arbitration, any of which may be time-consuming and expensive;
|
• |
collaborative partners may not properly maintain or defend our intellectual property rights or may use proprietary information in such a way as to invite litigation or other intellectual property-related proceedings that could invalidate our intellectual property or jeopardize our proprietary information or expose us to potential litigation; or
|
• |
collaborative partners may infringe or otherwise violate the intellectual property rights of third parties, which may expose us to litigation and potential liability.
|
• |
economic weakness, including inflation, or political instability in particular
non-U.S.
economies and markets;
|
• |
differing regulatory requirements for product approvals;
|
• |
differing jurisdictions could present different issues for securing, maintaining or obtaining freedom to operate in such jurisdictions;
|
• |
potentially reduced protection for intellectual property rights;
|
• |
difficulties in compliance with different, complex and changing laws, regulations and court systems of multiple jurisdictions and compliance with a wide variety of foreign laws, treaties and regulations;
|
• |
changes in
non-U.S.
regulations and customs, tariffs and trade barriers;
|
• |
changes in
non-U.S.
currency exchange rates of the pound sterling, U.S. dollar, euro and currency controls;
|
• |
changes in a specific country’s or region’s political or economic environment, including the implications of the United Kingdom’s withdrawal from the European Union and entrance into the Trade and Cooperation Agreement between the United Kingdom and the European Union, which remains subject to the European Union’s procedures;
|
• |
trade protection measures, import or export licensing requirements or other restrictive actions by governments;
|
• |
differing reimbursement regimes and price controls in certain international markets;
|
• |
negative consequences from changes in tax laws;
|
• |
compliance with tax, employment, immigration and labor laws for employees living or traveling abroad, including, for example, the variable tax treatment in different jurisdictions of share options granted under our employee stock plan or equity incentive plan;
|
• |
workforce uncertainty in countries where labor unrest is more common than in the United States;
|
• |
difficulties associated with staffing and managing international operations, including differing labor relations;
|
• |
production shortages resulting from any events affecting raw material supply or manufacturing capabilities abroad; and
|
• |
business interruptions resulting from
geo-political
actions, including war and terrorism, or natural disasters including earthquakes, typhoons, floods and fires.
|
Leased Facilities
|
Square ft
|
|||||
Eddeva B920, Babraham Research Campus, Cambridge, UK | Corporate Headquarters | 12,073 | ||||
Building 730, Babraham Research Campus, Cambridge, UK | Lab Space | 810 |
Year Ended December 31,
|
||||||||
Consolidated Statement of Operations Data:
|
2020
|
2019
|
||||||
License revenue
|
$ | 11,256 | $ | 28,321 | ||||
Operating expenses:
|
||||||||
Research and development
|
14,128 | 31,386 | ||||||
General and administrative
|
19,513 | 15,280 | ||||||
Impairment on intangible assets
|
— | 4,152 | ||||||
|
|
|
|
|||||
Total operating expenses
|
33,641 | 50,818 | ||||||
|
|
|
|
|||||
Loss from operations
|
(22,385 | ) | (22,497 | ) | ||||
Other
non-operating
income (expense):
|
||||||||
Other (expense) income
|
(849 | ) | 197 | |||||
Change in fair value of convertible debt
|
(2,386 | ) | (1,450 | ) | ||||
|
|
|
|
|||||
Loss before income taxes
|
(25,620 | ) | (23,750 | ) | ||||
Income tax benefit
|
1 | 737 | ||||||
|
|
|
|
|||||
Net loss
|
$ | (25,619 | ) | $ | (23,013 | ) | ||
|
|
|
|
|||||
Net loss attributable to common shareholders
|
$ | (25,619 | ) | $ | (23,013 | ) | ||
|
|
|
|
|||||
Basic and diluted adjusted net loss per common share
|
$ | (9.69 | ) | $ | (14.89 | ) | ||
|
|
|
|
|||||
Weighted-average number of common shares outstanding, basic and diluted
|
2,643,175 | 1,545,177 | ||||||
|
|
|
|
As of December 31,
|
||||||||
2020
|
2019
|
|||||||
Consolidated Balance Sheet Data:
|
||||||||
Cash, cash equivalents and marketable securities
|
$ | 18,526 | $ | 4,901 | ||||
Working capital
|
9,088 | (10,868 | ) | |||||
Total assets
|
63,609 | 38,478 | ||||||
Total liabilities
|
20,615 | 29,942 | ||||||
Total stockholders’ equity
|
42,994 | 8,536 |
1. |
The shareholders in Delta transferred their shares to
F-star
Ltd in consideration of receiving new shares in
F-star
Ltd (corporate reorganization).
|
2. |
The shareholders in Beta, GmbH and Alpha transferred their shares to
F-star
Ltd in consideration of receiving new shares in
F-star
Ltd (business combination and asset acquisition).
|
• |
expenses incurred under agreements with contract research organizations (“CROs”) as well as investigative sites and consultants that conduct
F-star’s
clinical trials, preclinical studies and other scientific development services;
|
• |
manufacturing
scale-up
expenses and the cost of acquiring and manufacturing preclinical and clinical trial materials;
|
• |
expenses incurred for outsourced professional scientific development services;
|
• |
costs for laboratory materials and supplies used to support
F-star’s
research activities;
|
• |
allocated facilities costs, depreciation, and other expenses, which include rent and utilities;
|
• |
up-front,
milestone and management fees for maintaining licenses under
F-star’s
third-party licensing agreement; and
|
• |
compensation expense
|
• |
completing research and preclinical development of our product candidates, including conducting future clinical trials of FS118, FS120, FS222 and SB 11285;
|
• |
progressing the preclinical and clinical development of FS118, FS120, FS222 and SB 11285;
|
• |
establishing an appropriate safety profile with IND-enabling studies to advance our preclinical programs into clinical development;
|
• |
identifying new product candidates to add to our development pipeline;
|
• |
successful enrolment in, and the initiation and completion of clinical trials;
|
• |
the timing, receipt and terms of any marketing approvals from applicable regulatory authorities;
|
• |
commercializing the product candidates, if and when approved, whether alone or in collaboration with others;
|
• |
establishing commercial manufacturing capabilities or making arrangements with third party manufacturers;
|
• |
the development and timely delivery of commercial-grade drug formulations that can be used in our clinical trials;
|
• |
addressing any competing technological and market developments, as well as any changes in governmental regulations;
|
• |
negotiating favorable terms in any collaboration, licensing or other arrangements into which we may enter and performing our obligations under such arrangements;
|
• |
maintaining, protecting and expanding our portfolio of intellectual property rights, including patents, trade secrets and know-how, as well as obtaining and maintaining regulatory exclusivity for our product candidates;
|
• |
continued acceptable safety profile of the drugs following approval; and
|
• |
attracting, hiring, and retaining appropriately qualified personnel.
|
• |
CROs in connection with performing research services on our behalf and clinical trials;
|
• |
investigative sites or other providers in connection with clinical trials;
|
• |
vendors in connection with preclinical and clinical development activities; and
|
• |
vendors related to product manufacturing, development and distribution of preclinical and clinical supplies.
|
Years Ended December 31,
|
||||||||||||
2020
|
2019
|
Change
|
||||||||||
(in thousands)
|
||||||||||||
Statements of Comprehensive Income
|
||||||||||||
License revenue
|
$ | 11,256 | $ | 28,321 | ($ | 17,065 | ) | |||||
Operating expenses:
|
||||||||||||
Research and development
|
(14,128 | ) | (31,386 | ) | 17,258 | |||||||
General and administrative
|
(19,513 | ) | (15,280 | ) | (4,233 | ) | ||||||
Impairment of intangible asset
|
— | (4,152 | ) | 4,152 | ||||||||
|
|
|
|
|
|
|||||||
Total operating expenses
|
|
(33,641
|
)
|
|
(50,818
|
)
|
|
17,177
|
|
|||
|
|
|
|
|
|
|||||||
Loss from operations
|
|
(22,385
|
)
|
|
(22,497
|
)
|
|
112
|
|
|||
Other
non-operating
(expense) income:
|
||||||||||||
Other (expense) income, net
|
(849 | ) | 197 | (1,046 | ) | |||||||
Change in fair value of convertible notes
|
(2,386 | ) | (1,450 | ) | (936 | ) | ||||||
|
|
|
|
|
|
|||||||
Loss before income taxes
|
|
(25,620
|
)
|
|
(23,750
|
)
|
|
(1,870
|
)
|
|||
|
|
|
|
|
|
|||||||
Income tax benefit
|
1 | 737 | (736 | ) | ||||||||
|
|
|
|
|
|
|||||||
Net loss
|
($
|
25,619
|
)
|
($
|
23,013
|
)
|
($
|
2,606
|
)
|
|||
|
|
|
|
|
|
Years Ended
December 31, |
||||||||||||
2020
|
2019
|
Change
|
||||||||||
Revenue by collaboration partner
|
(in thousands)
|
|||||||||||
Ares
|
$ | 9,930 | $ | 25,871 | ($ | 15,941 | ) | |||||
Denali
|
1,326 | 2,450 | (1,124 | ) | ||||||||
|
|
|
|
|
|
|||||||
Total
|
$
|
11,256
|
|
$
|
28,321
|
|
($
|
17,065
|
)
|
|||
|
|
|
|
|
|
Years Ended
December 31, |
||||||||||||
2020
|
2019
|
Change
|
||||||||||
Research and development costs by program
|
(in thousands)
|
|||||||||||
FS118
|
$ | 3,196 | $ | 11,533 | ($ | 8,337 | ) | |||||
FS120
|
3,059 | 7,684 | (4,625 | ) | ||||||||
FS222
|
5,348 | 6,311 | (963 | ) | ||||||||
Other
|
2,525 | 5,858 | (3,333 | ) | ||||||||
|
|
|
|
|
|
|||||||
Total research and development costs by program
|
$
|
14,128
|
|
$
|
31,386
|
|
($
|
17,258
|
)
|
|||
|
|
|
|
|
|
Year Ended
December 31, |
||||||||||||
2020
|
2019
|
Change
|
||||||||||
(in thousands)
|
||||||||||||
Other (expense) income, net
|
||||||||||||
Other (expense) income, net
|
($ | 849 | ) | $ | 197 | ($ | 1,046 | ) | ||||
Change in fair value of convertible notes
|
(2,386 | ) | (1,450 | ) | (936 | ) | ||||||
|
|
|
|
|
|
|||||||
Total other (expense) income, net
|
($
|
3,235
|
)
|
($
|
1,253
|
)
|
($
|
1,982
|
)
|
|||
|
|
|
|
|
|
Years Ended
December 31, |
||||||||||||
2020
|
2019
|
Change
|
||||||||||
(in thousands)
|
||||||||||||
Net cash (used) provided in operating activities
|
($ | 16,226 | ) | ($ | 22,111 | ) | $ | 5,885 | ||||
Net cash provided by investing activities
|
14,049 | 5,372 | 8,677 | |||||||||
Net cash provided by financing activities
|
15,850 | 13,264 | 2,586 | |||||||||
Effect of exchange rate changes on cash
|
(48 | ) | 180 | (228 | ) | |||||||
|
|
|
|
|
|
|||||||
Net increase (decrease) in cash
|
$
|
13,625
|
|
($
|
3,295
|
)
|
$
|
16,920
|
|
|||
|
|
|
|
|
|
• |
our ability to raise capital in light of the impacts of the ongoing global
COVID-19
pandemic on the global financial markets;
|
• |
the scope, progress, results, and costs of drug discovery, preclinical development, laboratory testing, and clinical trials for the product candidates we may develop;
|
• |
our ability to enrol clinical trials in a timely manner and to quickly resolve any delays or clinical holds that may be imposed on our development programs, particularly in light of the global
COVID-19
pandemic;
|
• |
the costs associated with our manufacturing process development and evaluation of third-party manufacturers and suppliers;
|
• |
the costs, timing and outcome of regulatory review of our product candidates;
|
• |
the costs of preparing and submitting marketing approvals for any of our product candidates that successfully complete clinical trials, and the costs of maintaining marketing authorization and related regulatory compliance for any products for which we obtain marketing approval;
|
• |
the costs of preparing, filing, and prosecuting patent applications, maintaining and enforcing our intellectual property and proprietary rights, and defending intellectual property-related claims;
|
• |
the costs of future activities, including product sales, medical affairs, marketing, manufacturing, and distribution, for any product candidates for which we receive marketing approval;
|
• |
the terms of our current and any future license agreements and collaborations; and the extent to which we acquire or
in-license
other product candidates, technologies and intellectual property.
|
• |
the success of our collaborations with Ares and Denali and other partners;
|
• |
our ability to establish and maintain additional collaborations on favorable terms, if at all; and
|
• |
the costs of operating as a public company.
|
F-star
|
Spring Bank (1)
|
Pro Forma
Adjustments |
Pro Forma
Combined |
|||||||||||||||||
License revenue
|
$ | 11,256 | $ | 0 | $ | $ | 11,256 | |||||||||||||
Operating Expenses:
|
||||||||||||||||||||
Research and development
|
14,128 | 12,684 | 26,812 | |||||||||||||||||
General and administrative
|
19,513 | 15,088 | (9,200 | ) | 25,401 | A, B, C | ||||||||||||||
|
|
|
|
|
|
|
|
|||||||||||||
Total operating expenses
|
33,641 | 27,772 | (9,200 | ) | 52,213 | |||||||||||||||
|
|
|
|
|
|
|
|
|||||||||||||
Loss from operations
|
(22,385 | ) | (27,772 | ) | 9,200 | (40,957 | ) | |||||||||||||
Other expense
|
||||||||||||||||||||
Other (expense)
|
(849 | ) | (1,338 | ) | 1,002 | (1,185 | ) | D | ||||||||||||
Change in fair value of liabilities
|
(2,386 | ) | 0 | 2,386 | 0 | D | ||||||||||||||
|
|
|
|
|
|
|
|
|||||||||||||
Loss before tax
|
(25,620 | ) | (29,111 | ) | 12,588 | (42,143 | ) | |||||||||||||
Income tax benefit
|
1 | 0 | 1 | |||||||||||||||||
|
|
|
|
|
|
|
|
|||||||||||||
Net loss
|
$ | (25,619 | ) | $ | (29,111 | ) | $ | 12,588 | $ | (42,142 | ) | |||||||||
|
|
|
|
|
|
|
|
|||||||||||||
Net loss per share, basic and diluted
|
$ | (9.69 | ) | $ | (7.74 | ) | $ | (4.77 | ) | E | ||||||||||
|
|
|
|
|
|
|||||||||||||||
Weighted-average common shares outstanding, basic and diluted
|
2,643,175 | 3,761,161 | 2,443,911 | 8,839,247 | E | |||||||||||||||
|
|
|
|
|
|
(1) |
The Spring Bank unaudited statement of operations is for the period January 1, 2020 to November 20, 2020, the date of the transaction. The unaudited financial information to September 30, 2020 was extracted from Spring Bank’s unaudited consolidated financial statements as of and for the nine months ended September 30, 2020 in the Form 10-Q filed with the SEC on November 3, 2020. The unaudited financial information from October 1, 2020 to November 20, 2020 was provided by Spring Bank management.
|
Number of full common shares
|
4,449,559 | |||
Multiplied by fair value per share of common stock
|
$ | 4.84 | ||
|
|
|||
Purchase price
|
$ | 21,536 | ||
|
|
|||
Cash and cash equivalents
|
$ | 9,779 | ||
Marketable securities
|
5,000 | |||
Prepaid expenses and other assets
|
935 | |||
Operating lease right of use asset
|
2,784 | |||
Intangible assets
|
4,720 | |||
Goodwill
|
10,451 | |||
Accounts payable, accrued expenses and other liabilities
|
(5,453 | ) | ||
Contingent value rights
|
(2,520 | ) | ||
Liability and equity based warrants
|
(422 | ) | ||
Deferred tax liability
|
(576 | ) | ||
Operating lease liability
|
(3,162 | ) | ||
|
|
|||
Fair value of net assets acquired
|
$ | 21,536 | ||
|
|
(A) |
Represents an adjustment to eliminate
non-recurring
severance costs of $2,700 and transaction costs of $1,800 incurred by Spring Bank in connection with the transaction and recorded as expense in Spring
|
Bank’s historical consolidated statement of operations for the period from January 1, 2020 through November 20, 2020 as these expenses are not expected to have a continuing impact on the operating results of the combined company. |
(B) |
Represents an adjustment to eliminate
non-recurring
transactional costs of $4,200 incurred by
F-star
in connection with the transaction and recorded as expense in
F-Star’s
historical consolidated statement of operations for the period from January 1, 2020 through December 31, 2020 as these expenses are not expected to have a continuing impact on the operating results of the combined company.
|
(C) |
To record $100 reduction in operating lease expense related to: (1) adjustment straight-line rent expense for cash rent payments over the remaining lease term; and (2) annual amortization of $378 adjustment to the lease
right-of-use
|
(D) |
To eliminate interest expense of $1,002 and mark to market adjustments for convertible notes that were converted into
F-star
common shares immediately before the transaction and then exchanged for Spring Bank shares as part of the transaction.
|
(E) |
To reflect the weighted average shares outstanding for the period after giving effect to the issuance of Spring Bank common stock in connection with the transaction. As the combined company is in a net loss position, any adjustment for potentially dilutive shares would be anti-dilutive, and as such basic and diluted loss per share are the same. The following table presents these pro forma adjustments giving effect to the reverse stock split, as follows (presented on a weighted average basis):
|
(a) |
The financial statements schedules and exhibits filed as part of this Annual Report on Form
10-K
are as follows:
|
Exhibit
Number
|
Description
|
|
31.2* | Certification of Principal Financial Officer Pursuant to Rules 13a-14(a) and 15d-14(a) under the Securities Exchange Act of 1934, as Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002. | |
32.1* | Certification of Principal Executive Officer Pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002. | |
32.2* | Certification of Principal Financial Officer Pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002. | |
101.INS | XBRL Instance Document | |
101.SCH | XBRL Taxonomy Extension Schema Document | |
101.CAL | XBRL Taxonomy Extension Calculation Linkbase Document | |
101.DEF | XBRL Taxonomy Extension Definition Linkbase Document | |
101.LAB | XBRL Taxonomy Extension Label Linkbase Document | |
101.PRE | XBRL Taxonomy Extension Presentation Linkbase Document | |
104 | Cover Page Interactive Data File (embedded within the Inline XBRL document) |
* |
Filed herewith.
|
# |
Indicates a management contract or compensatory plan, contract or arrangement.
|
† |
Confidential treatment has been requested or granted as to certain portions, which portions have been omitted and filed separately with the SEC.
|
^ |
Previously Filed.
|
Company Name
|
||||||||
Date:
|
March 30, 2021 |
By:
|
/s/ Eliot Forster, Ph.D. | |||||
Eliot Forster, Ph.D.
|
||||||||
President and Chief Executive Officer
|
Name
|
Title
|
Date
|
||
/s/ Eliot Forster, Ph.D.
Eliot Forster, Ph.D.
|
Chief Executive Officer and Chairman
(
principal executive officer
|
March
|
||
/s/ Darlene Deptula-Hicks
Darlene Deptula-Hicks
|
Chief Financial Officer and Treasurer
(
principal financial officer and
principal accounting officer
|
March
|
||
/s/ David Arkowitz
David Arkowitz
|
Director
|
March
|
||
/s/ Edward Benz, Jr., M.D.
Edward Benz, Jr., M.D.
|
Director
|
March
|
||
/s/ Nessan Bermingham, Ph.D.
Nessan Bermingham, Ph.D.
|
Director
|
March
|
||
/s/ Todd Brady, M.D., Ph.D.
Todd Brady, M.D., Ph.D.
|
Director
|
March
|
||
/s/ Pamela Klein, M.D.
Pamela Klein, M.D.
|
Director
|
March
|
||
/s/ Patrick Krol.
Patrick Krol
|
Director
|
March
|
||
/s/ Geoffrey Race
Geoffrey Race
|
Director
|
March
|
F-1
|
||||
F-2
|
||||
F-3
|
||||
F-4
|
||||
F-5
|
||||
F-6
|
December 31,
|
||||||||
2020
|
2019
|
|||||||
Assets
|
||||||||
Current Assets:
|
||||||||
Cash and cash equivalents
|
$ | 18,526 | $ | 4,901 | ||||
Prepaid expenses and other current assets
|
3,976 | 3,588 | ||||||
Tax incentive receivable
|
3,563 | 10,532 | ||||||
|
|
|
|
|||||
Total current assets
|
26,065 | 19,021 | ||||||
Property and equipment, net
|
789 | 1,425 | ||||||
Right of use asset
|
|
|
2,782
|
|
|
|
607 | |
Goodwill
|
14,926 | 4,320 | ||||||
In-process
research and development
|
18,986 | 13,049 | ||||||
Other long-term assets
|
61 | 56 | ||||||
|
|
|
|
|||||
Total assets
|
$ | 63,609 | $ | 38,478 | ||||
|
|
|
|
|||||
Liabilities and Stockholders’ Equity
|
||||||||
Current Liabilities:
|
||||||||
Accounts payable
|
$ | 4,597 | $ | 5,056 | ||||
Accrued expenses and other current liabilities
|
9,461 | 8,876 | ||||||
Contingent value rights
|
2,080 | — | ||||||
Lease obligations, current
|
539 | 610 | ||||||
Deferred revenue
|
300 | 442 | ||||||
Convertible term loan
|
— | 14,906 | ||||||
|
|
|
|
|||||
Total current liabilities
|
16,977 | 29,890 | ||||||
Lease obligations
|
2,622 | 52 | ||||||
Contingent value rights
|
440 | — | ||||||
Deferred tax liability
|
|
|
576
|
|
|
|
—
|
|
|
|
|
|
|||||
Total liabilities
|
20,615 | 29,942 | ||||||
|
|
|
|
|||||
Commitments and contingencies
|
||||||||
Stockholders’ equity:
|
||||||||
Preferred stock, $0.0001 par value; authorized, 10,000,000 shares at December 31, 2020 and 2019; no shares issued or outstanding at December 31, 2020 and 2019
|
— | — | ||||||
Preferred stock, $0.00759446 par value;
unlimited
|
— | — | ||||||
Preferred stock, $0.00759446 par value;
unlimited
authorized at December 31, 2019; 1,441,418 series A preferred shares issued and outstanding at December 31, 2019, respectively
|
— | — | ||||||
Common Stock, $0.0001 par value; authorized 200,000,000 shares at December 31, 2020 and December 31, 2019; 9,100,117 and 4,128,441 shares issues and outstanding at December 31, 2020 and 2019
|
1 | 1 | ||||||
Additional paid-in capital
|
91,238 | 31,718 | ||||||
Accumulated other comprehensive loss
|
(1,077 | ) | (1,634 | ) | ||||
Accumulated deficit
|
(47,168 | ) | (21,549 | ) | ||||
|
|
|
|
|||||
Total stockholders’ equity
|
42,994 | 8,536 | ||||||
|
|
|
|
|||||
Total liabilities and stockholders’ equity
|
$ | 63,609 | $ | 38,478 | ||||
|
|
|
|
Year Ended December 31,
|
||||||||
2020
|
2019
|
|||||||
License revenue
|
$ | 11,256 | $ | 28,321 | ||||
Operating expenses:
|
||||||||
Research and development
|
14,128 | 31,386 | ||||||
General and administrative
|
19,513 | 15,280 | ||||||
Impairment on intangible assets
|
— | 4,152 | ||||||
|
|
|
|
|||||
Total operating expenses
|
33,641 | 50,818 | ||||||
|
|
|
|
|||||
Loss from operations
|
(22,385 | ) | (22,497 | ) | ||||
Other
non-operating
(expense)
|
||||||||
Other (expense) income
|
(849 | ) | 197 | |||||
Change in fair value of convertible debt
|
(2,386 | ) | (1,450 | ) | ||||
|
|
|
|
|||||
Loss before income taxes
|
(25,620 | ) | (23,750 | ) | ||||
Income tax benefit
|
1 | 737 | ||||||
|
|
|
|
|||||
Net loss
|
$ | (25,619 | ) | $ | (23,013 | ) | ||
|
|
|
|
|||||
Net loss attributable to common stockholders
|
$ | (25,619 | ) | $ | (23,013 | ) | ||
|
|
|
|
|||||
Basic and diluted adjusted net loss per common shares
|
$ | (9.69 | ) | $ | (14.89 | ) | ||
|
|
|
|
|||||
Weighted-average number of common shares outstanding, basic and diluted
|
2,643,175 | 1,545,177 | ||||||
|
|
|
|
|||||
Other comprehensive loss:
|
||||||||
Net loss
|
$ | (25,619 | ) | $ | (23,013 | ) | ||
Other comprehensive gain (loss):
|
||||||||
Foreign currency translation
|
557 | (1,246 | ) | |||||
|
|
|
|
|||||
Total comprehensive loss
|
$ | (25,062 | ) | $ | (24,259 | ) | ||
|
|
|
|
Shareholders’ Equity (Deficit)
|
||||||||||||||||||||||||||||||||
Seed
preferred shares |
Series A
preferred shares |
Common Shares
|
Capital in
Excess of par Value |
Accumulated
Other
Comprehensive
Loss |
Retained
Earnings
(Accumulated
deficit) |
Total
Stockholders’
Equity
(Deficit) |
||||||||||||||||||||||||||
Number
|
Number
|
Number
|
Value
|
|||||||||||||||||||||||||||||
Balance at January 1, 2019
|
|
—
|
|
|
—
|
|
|
4,108,654
|
|
$
|
1
|
|
$
|
—
|
|
$
|
(388
|
)
|
$
|
1,464
|
|
$
|
1,077
|
|
||||||||
Issuance of shares for acquisition of GmbH
|
103,611 | — |
|
— | — | 169 | — | — | 169 | |||||||||||||||||||||||
Issuance of shares for acquisition of GmbH
|
— | 1,441,418 |
|
— | — | 2,360 | — | — | 2,360 | |||||||||||||||||||||||
Issuance of shares for acquisition of Delta
|
— | — |
|
—
|
—
|
14,823 | — | — | 14,823 | |||||||||||||||||||||||
Issuance of shares for acquisition of Beta
|
— | — |
|
—
|
—
|
10,556 | — | — | 10,556 | |||||||||||||||||||||||
Issuance of shares for acquisition of GmbH
|
— | — |
|
—
|
—
|
206 | — | — | 206 | |||||||||||||||||||||||
Issuance of shares for acquisition of Alpha
|
— | — |
|
—
|
—
|
935 | — | — | 935 | |||||||||||||||||||||||
Issuance of common stock for services rendered
|
— | — |
|
19,637 |
—
|
— | — | — | — | |||||||||||||||||||||||
Issuance of common stock in connection
with at-the-market
|
— | — |
|
150 |
—
|
— | — | — | — | |||||||||||||||||||||||
Equity adjustment from foreign currency translation
|
— | — |
|
— | — | — | (1,246 | ) | — | (1,246 | ) | |||||||||||||||||||||
Share-based compensation
|
— | — |
|
— | — | 2,669 | — | — | 2,669 | |||||||||||||||||||||||
Net loss
|
— | — |
|
— | — | — | — | (23,013 | ) | (23,013 | ) | |||||||||||||||||||||
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|||||||||||||||||
Balance at December 31, 2019
|
103,611 | 1,441,418 |
|
4,128,441 | 1 | 31,718 | (1,634 | ) | (21,549 | ) | 8,536 | |||||||||||||||||||||
Issuance of common stock for services rendered
|
— | — |
|
15,636 | — | — | — | — | — | |||||||||||||||||||||||
Issuance of common stock in connection with
|
— | — |
|
— | — | — | — | — | ||||||||||||||||||||||||
at-the-market
|
— | — |
|
172,724 | — | — | — | — | — | |||||||||||||||||||||||
Issuance of common stock pursuant to vesting of restricted stock units
|
— | — |
|
133,000 | — | — | — | — | — | |||||||||||||||||||||||
Purchase of fractional shares
|
— | — |
|
(242 | ) | — | — | — | — | — | ||||||||||||||||||||||
Exchange of common stock in connection of the transaction, net of issuance costs
|
(103,611 | ) | (1,441,418 | ) |
|
4,620,618 | — | 55,781 | — | — | 55,781 | |||||||||||||||||||||
Issuance of ordinary shares for professional services
|
— | — |
|
29,940 | — | 250 | — | — | 250 | |||||||||||||||||||||||
Equity adjustment from foreign currency translation
|
— | — |
|
— | — | — | 557 | — | 557 | |||||||||||||||||||||||
Net loss
|
— | — |
|
— | — | — | — | (25,619 | ) | (25,619 | ) | |||||||||||||||||||||
Share-based compensation
|
— | — |
|
— | — | 3,489 | — | — | 3,489 | |||||||||||||||||||||||
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|||||||||||||||||
Balance at December 31, 2020
|
|
—
|
|
|
—
|
|
|
9,100,117
|
|
$
|
1
|
|
$
|
91,238
|
|
$
|
(1,077
|
)
|
$
|
(47,168
|
)
|
$
|
42,994
|
|
||||||||
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
For the Year Ended
December 31, |
||||||||
2020
|
2019
|
|||||||
Cash flows from operating activities:
|
||||||||
Net loss
|
$ | (25,619 | ) | $ | (23,013 | ) | ||
Adjustments to reconcile net loss to net cash (used in) provided by operating activities:
|
||||||||
Share based compensation expense
|
3,489 | 2,669 | ||||||
Foreign currency loss
|
338 | 81 | ||||||
Loss on disposal of tangible fixed assets
|
7 | 14 | ||||||
Depreciation
|
1,144 | 844 | ||||||
Intangible asset impairment
|
— | 4,152 | ||||||
Interest expense
|
1,002 | 197 | ||||||
Fair value adjustment of convertible term loan
|
2,386 | 1,450 | ||||||
Changes in operating assets and liabilities:
|
||||||||
Prepaid expenses and other current assets
|
621 | 322 | ||||||
Tax incentive receivable
|
6,944 | (5,883 | ) | |||||
Accounts payable
|
(2,847 | ) | 3,049 | |||||
Accounts payable to related parties
|
— | (789 | ) | |||||
Accrued expenses and other current liabilities
|
(2,890 | ) | 1,525 | |||||
Deferred revenue
|
(149 | ) | (6,350 | ) | ||||
Operating lease liability
|
(652 | ) | (379 | ) | ||||
|
|
|
|
|||||
Net cash used in by operating activities
|
(16,226 | ) | (22,111 | ) | ||||
|
|
|
|
|||||
Cash flows from investing activities:
|
||||||||
Cash acquired with transaction
|
9,779 | — | ||||||
Cash acquired with subsidiaries*
|
— | 5,499 | ||||||
Proceeds from sale of marketable securities
|
5,000 | — | ||||||
Purchase of intangible assets
|
(730 | ) | (127 | ) | ||||
|
|
|
|
|||||
Net cash provided by investing activities
|
14,049 | 5,372 | ||||||
|
|
|
|
|||||
Cash flows from financing activities:
|
||||||||
Proceeds from issuance of convertible notes
|
850 | 13,264 | ||||||
Proceeds from private placement
|
15,000 | — | ||||||
|
|
|
|
|||||
Net cash provided by financing activities
|
15,850 | 13,264 | ||||||
|
|
|
|
|||||
Net increase (decrease) in cash and cash equivalents
|
13,673 | (3,475 | ) | |||||
Effect of exchange rate changes on cash
|
(48 | ) | 180 | |||||
Cash and cash equivalents at beginning of year
|
4,901 | 8,196 | ||||||
|
|
|
|
|||||
Cash and cash equivalents at end of year
|
$ | 18,526 | $ | 4,901 | ||||
|
|
|
|
|||||
Supplemental disclosure of cash flow information
|
||||||||
Cash paid for income taxes
|
$ | 124 | $ | 249 | ||||
Cash paid for amounts included in the measurement of operating lease
|
$ | 662 | $ | 380 | ||||
Supplemental disclosure of
non-cash
information
|
||||||||
Fair value of net assets acquired
|
$ | 21,536 |
$
|
—
|
* |
Consideration for acquisition of subsidiaries was entirely in the form of issued shares. See note 5 for supplemental disclosure of assets and liabilities acquired with subsidiaries.
|
1.
|
The shareholders in Delta transferred their shares to
F-star
Ltd in consideration of receiving new shares in
F-star
Ltd (corporate reorganization).
|
2. |
The shareholders in Beta, GmbH and Alpha transferred their shares to
F-star
Ltd in consideration of receiving new shares in
F-star
Ltd (business combination and asset acquisition).
|
2.
|
Summary of Significant Accounting Policies
|
Estimated Useful Economic Life
|
||
Leasehold property improvements, right of use assets
|
Lesser of lease term or useful life | |
Laboratory equipment
|
5 years | |
Furniture and office equipment
|
3 years |
|
•
|
|
Estimates of obsolescence of development expenditure;
|
|
•
|
|
Probability of successfully completing clinical trials and obtaining regulatory approval;
|
|
•
|
|
Estimates of future cash flows from potential milestone payments and royalties related to
out-licensed
product sales; and
|
|
•
|
|
A discount rate reflecting the Company’s weighted average cost of capital and specific risk inherent in the underlying assets.
|
|
•
|
|
Level 1 — Quoted prices in active markets for identical assets or liabilities.
|
|
•
|
|
Level 2 — Observable inputs (other than Level 1 quoted prices), such as quoted prices in active markets for similar assets or liabilities, quoted prices in markets that are not active for identical or similar assets or liabilities, or other inputs that are observable or can be corroborated by observable market data.
|
|
•
|
|
Level 3 — Unobservable inputs that are supported by little or no market activity that are significant to determining the fair value of the assets or liabilities, including pricing models, discounted cash flow methodologies and similar techniques.
|
(i) |
identify the promised goods or services in the contract;
|
(ii) |
determine whether the promised goods or services are performance obligations including whether they are distinct in the context of the contract;
|
(iii) |
measurement of the transaction price, including the constraint on variable consideration;
|
(iv) |
allocation of the transaction price to the performance obligations; and
|
(v) |
recognition of revenue when (or as) the Company satisfies each performance obligation.
|
(i) |
the customer can benefit from the good or service on its own or together with other readily available resources; and
|
(ii) |
the promised good or service is separately identifiable from other promises in the contract.
|
(i) |
the scope of the contract increases because of the addition of promised goods or services that are distinct; and
|
(ii) |
the price of the contract increases by an amount of consideration that reflects standalone selling prices of the additional promised goods or services and any appropriate adjustments to that price to reflect the circumstances of the particular contract.
|
• |
Clarifies that certain transactions between collaborative arrangement participants should be accounted for as revenue under ASC 606, Revenue from Contracts with Customers, when the collaborative arrangement participant is a customer in the context of a unit of account. In those situations, all the guidance in ASC 606 should be applied, including recognition, measurement, presentation and disclosure requirements:
|
• |
Adds
unit-of-account
|
• |
Precludes a company from presenting transactions with collaborative arrangement participants that are not directly related to sales to third parties with revenue recognized under ASC 606 if the collaborative arrangement participant is not a customer.
|
3.
|
Going Concern
|
Number of full common shares
|
4,449,559 | |||
Multiplied by fair value per share of common stock
|
$ | 4.84 | ||
|
|
|||
Purchase price
|
$ | 21,536 | ||
|
|
|||
Cash and cash equivalents
|
$ | 9,779 | ||
Marketable securities
|
5,000 | |||
Prepaid expenses and other assets
|
935 | |||
Operating lease right of use asset
|
2,784 | |||
Intangible assets
|
4,720 | |||
Goodwill
|
10,451 | |||
Accounts payable, accrued expenses and other liabilities
|
(5,453 | ) | ||
Contingent value rights
|
(2,520 | ) | ||
Liability and equity based warrants
|
(422 | ) | ||
Deferred tax liability
|
|
|
(576
|
) |
Operating lease liability
|
(3,162 | ) | ||
|
|
|||
Fair value of net assets acquired
|
$ | 21,536 | ||
|
|
Cash and cash equivalents
|
$ | 1,205 | ||
Other current assets
|
5,475 | |||
In-process
research and development
|
15,958 | |||
Goodwill
|
2,293 | |||
Current liabilities
|
(19,376 | ) | ||
|
|
|||
$ | 5,555 | |||
|
|
FV
|
Description
|
|||||
FS21
|
$ | 4,426 | Contracted future cash flows relating to a drug candidate that has been licensed to a collaboration partner | |||
FS120
|
6,359 | Internally developed drug candidate, for which Beta holds the IP rights | ||||
FS222
|
5,173 | Internally developed drug candidate, for which Beta holds the IP rights | ||||
|
|
|||||
$
|
15,958 | |||||
|
|
Cash
|
$ | 952 | ||
Other current assets
|
18,211 | |||
Property and equipment
|
1,965 | |||
Right of use assets
|
975 | |||
In process research and development
|
1,436 | |||
Equity investment
|
56 | |||
Current liabilities
|
(15,751 | ) | ||
Other
non-current
liabilities
|
(466 | ) | ||
Goodwill
|
2,044 | |||
|
|
|||
$ | 9,422 | |||
|
|
Period from
January 1 to May 6, |
||||
2019
|
||||
Revenue
|
$ |
1,811
|
||
Net (loss) income
|
$ |
(6,880
|
) |
2020
|
2019
|
|||||||
Research and Development
|
$ | 526 | $ | 1,382 | ||||
Rent
|
705 | 220 | ||||||
Clinical Trial Costs
|
846 | 204 | ||||||
License Fees
|
— | 608 | ||||||
VAT recoverable
|
443 | 842 | ||||||
Insurance
|
277 | — | ||||||
Refunds due
|
420 | — | ||||||
Other
|
759 | 332 | ||||||
|
|
|
|
|||||
$ | 3,976 | $ | 3,588 | |||||
|
|
|
|
2020
|
2019
|
|||||||
Leasehold improvements
|
$ | 15 | $ | 14 | ||||
Laboratory equipment
|
1,788 | 1,725 | ||||||
Furniture and office equipment
|
169 | 194 | ||||||
|
|
|
|
|||||
1,972 | 1,933 | |||||||
Less: Accumulated depreciation
|
1,183 | 508 | ||||||
|
|
|
|
|||||
$ | 789 | $ | 1,425 | |||||
|
|
|
|
Goodwill
|
In-process
R&D |
|||||||
Amount acquired as of May 7, 2019
|
|
$
|
4,337
|
|
|
|
17,395
|
|
Capitalized
|
|
|
—
|
|
|
|
127
|
|
Impairments during the year
|
|
|
—
|
|
|
|
(4,152
|
)
|
Effect of changes in exchange rate used for translation
|
|
|
(17
|
)
|
|
|
(321
|
)
|
|
|
|
|
|||||
Balance at December 31, 2019
|
$ | 4,320 | $ | 13,049 | ||||
Capitalized
|
— | 730 | ||||||
Acquired by the Transaction
|
10,451 | 4,720 | ||||||
Effect of changes in exchange rate used for translation
|
155 | 487 | ||||||
|
|
|
|
|||||
Balance at December 31, 2020
|
$ | 14,926 | $ | 18,986 | ||||
|
|
|
|
Fair Value Measurements as of
December 31, 2020 Using: |
||||||||||||||||
Level 1
|
Level 2
|
Level 3
|
Total
|
|||||||||||||
Liabilities:
|
||||||||||||||||
Contingent value rights
|
$ | — | $ | — | $ | 2,520 | $ | 2,520 | ||||||||
Warrants
|
—
|
—
|
37 | 37 | ||||||||||||
|
|
|
|
|
|
|
|
|||||||||
$ |
—
|
$ |
—
|
$ | 2,557 | $ | 2,557 | |||||||||
|
|
|
|
|
|
|
|
Fair Value Measurements as of
December 31, 2019 Using: |
||||||||||||||||
Level 1
|
Level 2
|
Level 3
|
Total
|
|||||||||||||
Liabilities:
|
||||||||||||||||
Convertible notes
|
$ | — | $ | — | $ | 14,906 | $ | 14,906 | ||||||||
|
|
|
|
|
|
|
|
November
|
||||
Fair value of liability based warrants outstanding as of November 20, 2020
|
$ | 221 | ||
Warrants exercised
|
(184 | ) | ||
|
|
|||
Balance at December 31, 2020
|
$ | 37 | ||
|
|
2020
|
2019
|
|||||||
Clinical Trial Costs
|
$ | 3,394 | $ | 5,892 | ||||
Severance
|
1,953 | — | ||||||
Compensation and Benefits
|
1,361 | 1,190 | ||||||
Professional Fees
|
1,593 | 1,305 | ||||||
Payroll taxes
|
— | 257 | ||||||
Other
|
1,160 | 232 | ||||||
|
|
|
|
|||||
$ | 9,461 | $ | 8,876 | |||||
|
|
|
|
Convertible notes at fair value
|
||||
Balance on December 31, 2019
|
$ | 14,906 | ||
Proceeds from issuance
|
850 | |||
Interest
|
978 | |||
Effects of foreign exchange
|
29 | |||
Fair value gain
|
2,386 | |||
Conversion of notes to equity
|
(19,149 | ) | ||
|
|
|||
Fair value at December 31, 2020
|
$ | — | ||
|
|
2020
|
||||
Risk-free interest rate
|
1.9 | % | ||
Expected term (in years)
|
0.9 | |||
Expected volatility
|
100.0 | % | ||
Expected dividend yield
|
0 | % |
Warrants
|
||||
Warrant outstanding as of November 20, 2020
|
481,781 | |||
Exercises
|
(337,397 | ) | ||
|
|
|||
Outstanding at December 31, 2020
|
144,384 | |||
|
|
|
|
2020
|
|
|
2019
|
|
||
Risk-free interest rate
|
|
|
0.17%
-
0.42
|
%
|
|
1.74%
-
1.85
|
% | |
Expected volatility
|
|
|
82.8%
-
98.3
|
%
|
|
70.03 - 70.31 |
%
|
|
Expected dividend yield
|
|
|
0 |
%
|
|
0 | % | |
Expected life (in years)
|
|
|
5.1 |
|
|
5.1 |
|
Number of
Shares |
Weighted
Exercise Price |
Weighted Average
Contractual Term |
Aggregate Intrinsic
Value |
|||||||||||||
(in years)
|
(in thousands)
|
|||||||||||||||
Balance on December 31, 2019
|
259,148 | $ | 7.07 | 9.24 | $ | 4,334 | ||||||||||
Granted
|
415,343 | 0.20 |
—
|
— | ||||||||||||
Exercised
|
(42,260 | ) | 0.10 |
—
|
— | |||||||||||
Forfeited
|
(28,883 | ) | 4.79 |
—
|
— | |||||||||||
|
|
|||||||||||||||
Outstanding as of December 31, 2020
|
603,348 | $ | 2.94 | 9.30 | $ | 8,494 | ||||||||||
|
|
|||||||||||||||
Options exercisable at December 31, 2020
|
89,957 | $ | 9.24 | 8.70 | $ | 1,228 | ||||||||||
|
|
2020
|
2019
|
|||||||
Research and development expenses
|
$ | 684 | $ | 554 | ||||
General and administrative expenses
|
2,805 | 2,115 | ||||||
|
|
|
|
|||||
$ | 3,489 | $ | 2,669 | |||||
|
|
|
|
Year Ended
December 31, |
||||||||
2020
|
2019
|
|||||||
Collaboration revenues
|
||||||||
Ares (Switzerland)
|
$ | 9,930 | $ | 25,871 | ||||
Denali (US)
|
1,326 | 2,450 | ||||||
|
|
|
|
|||||
Total collaboration revenues
|
$
|
11,256
|
|
$
|
28,321
|
|
||
|
|
|
|
Year ended December 31, 2020
|
Balance at
beginning of year |
Additions
|
Recognized
|
Impact of
exchange rates |
Balance at
end of year |
|||||||||||||||
Contract liabilities:
|
||||||||||||||||||||
Ares collaboration
|
$
|
33 |
$
|
37 |
$
|
(33 | ) |
$
|
— |
$
|
37 | |||||||||
Denali collaboration
|
409 | — | (151 | ) | 5 | 263 | ||||||||||||||
|
|
|
|
|
|
|
|
|
|
|||||||||||
Total deferred revenue
|
$
|
442
|
$
|
37
|
$
|
(184
|
)
|
$
|
5
|
$
|
300
|
|||||||||
|
|
|
|
|
|
|
|
|
|
Year ended December 31, 2019
|
Balance at
beginning of year |
Acquired with
Subsidiaries |
Additions
|
Recognized
|
Impact of
exchange rates |
Balance at
end of year |
||||||||||||||||||
Contract liabilities:
|
||||||||||||||||||||||||
Ares collaboration
|
$ | 5,824 | $ | — | $ | — | $ | (5,903 | ) | $ | 112 | $ | 33 | |||||||||||
Denali collaboration
|
— | 869 | 31 | (473 | ) | (18 | ) | 409 | ||||||||||||||||
|
|
|
|
|
|
|
|
|
|
|
|
|||||||||||||
Total deferred revenue
|
$
|
5,824
|
|
$
|
869
|
|
$
|
31
|
|
$
|
(6,376
|
)
|
$
|
94
|
|
$
|
442
|
|
||||||
|
|
|
|
|
|
|
|
|
|
|
|
Year Ended
December 31, |
||||||||
2020
|
2019
|
|||||||
United Kingdom
|
$ | (24,490 | ) | $ | (20,943 | ) | ||
Austria
|
315 | (62 | ) | |||||
United States
|
(1,445 | ) | (2,745 | ) | ||||
|
|
|
|
|||||
Total
|
$ | (25,620 | ) | $ | (23,750 | ) | ||
|
|
|
|
Year Ended
December 31, |
||||||||
2020
|
2019
|
|||||||
Federal
|
$ | (41 | ) | $ | (152 | ) | ||
State
|
— | (7 | ) | |||||
Foreign
|
42 | — | ||||||
|
|
|
|
|||||
Total current income tax (provision) benefit
|
|
|
1
|
|
|
|
(159 )
|
|
Total deferred income tax (benefit)
|
|
|
—
|
|
|
|
896
|
|
|
|
|
|
|||||
Total benefit from income taxes
|
$ | 1 | $ | 737 | ||||
|
|
|
|
Year Ended
December 31, |
||||||||
20
20
|
201
9
|
|||||||
Income tax (provision) benefit at statutory rate
|
21.0 | % | 19.0 | % | ||||
Expenses not deductible
|
(9.4 | %) | (8.5 | %) | ||||
Net losses surrendered for U.K. R&D tax credit
|
(4.6 | %) | (10.3 | %) | ||||
Change in valuation allowance
|
(7.1 |
%)
|
3.8 |
%
|
||||
Foreign rate differential
|
|
|
(1.5
|
%)
|
|
|
(0.1
|
%) |
Adjustment in respect
to
prior years
|
1.6
|
%
|
(0.8 | %) | ||||
|
|
|
|
|||||
Actual income tax expense effective tax rate
|
0.0 | % | 3.1 | % | ||||
|
|
|
|
Year Ended
December 31, |
||||||||
2020
|
2019
|
|||||||
Deferred tax assets:
|
|
|
|
|
||||
Net operating loss carryforwards
|
$ | 45,053 |
|
$
|
|
|
||
Research and development credit carryforwards
|
|
|
957
|
|
|
|
—
|
|
Capitalized R&D expenditures
|
|
|
5,238
|
|
|
|
—
|
|
Lease Obligation
|
|
|
860
|
|
|
|
—
|
|
Stock option expense
|
1,206 |
|
|
742
|
|
|||
Other
|
|
|
18
|
|
|
|
—
|
|
Total gross deferred
tax assets
|
|
$
|
53,332
|
|
|
$
|
10,145
|
|
Valuation Allowance
|
(49,304 | ) |
|
|
(7,607
|
) | ||
|
|
|
|
|||||
Net deferred tax assets
|
4,028 |
|
|
2,538
|
|
|||
Deferred tax liabilities:
|
|
|
|
|
||||
Acquired Intangibles
|
(3,763 | ) |
|
|
(2,205
|
)
|
||
Right of Use Assets
|
|
|
(769
|
)
|
|
|
—
|
|
Capital Allowances
|
(72 | ) |
|
|
(333
|
) | ||
|
|
|
|
|||||
Net deferred tax liability
|
$
|
(576
|
)
|
|
$
|
—
|
|
|
|
|
|
|
2020
|
2019
|
|||||||
Net loss
|
$ | (25,619 | ) |
$
|
(23,013 | ) | ||
Weighted average number shares outstanding, basic and diluted
|
2,643,175 | 1,545,177 | ||||||
Net loss income per common, basic and diluted
|
$
|
(9.69 | ) |
$
|
(14.89 | ) |
Year
|
||||
2021
|
$ | 542 | ||
2022
|
451 | |||
2023
|
462 | |||
2024
|
474 | |||
2025
|
486 | |||
Thereafter
|
1,444 | |||
|
|
|||
Total lease payments
|
$ | 3,859 | ||
|
|
Year
|
||||
2021
|
$ | 83 | ||
2022
|
462 | |||
2023
|
474 | |||
2024
|
486 | |||
2025
|
498 | |||
Thereafter
|
1,482 | |||
|
|
|||
Total sublease receipts
|
$ | 3,485 | ||
|
|
2019
|
||||||||
R&D
recharges |
Other
recharges |
|||||||
Expenses
|
||||||||
Beta
|
$ | 2,126 | $ | 552 | ||||
F-star
Biotechnology Limited
|
235 | — | ||||||
GmbH
|
— | 13 |
Exhibit 10.9
F-star Therapeutics, Inc.
Non-Employee Director Compensation Plan
The following non-employee director compensation plan shall apply to all non-employee directors of the Company.
|
Each non-employee director will receive an annual cash retainer in the amount of $42,500 per year. |
|
The chairman of the board will receive an annual cash retainer in the amount of $85,000 per year. |
|
The chairperson of the audit committee will receive additional annual cash compensation in the amount of $16,500 per year for such chairpersons service on the audit committee. Each non-chairperson member of the audit committee will receive additional annual cash compensation in the amount of $8,000 per year for such members service on the audit committee. |
|
The chairperson of the compensation committee will receive additional annual cash compensation in the amount of $12,500 per year for such chairpersons service on the compensation committee. Each non-chairperson member of the compensation committee will receive additional annual cash compensation in the amount of $6,500 per year for such members service on the compensation committee. |
|
The chairperson of the nominating and corporate governance committee will receive additional annual cash compensation in the amount of $9,000 per year for such chairpersons service on the nominating and corporate governance committee. Each non-chairperson member of the nominating and corporate governance committee will receive additional annual cash compensation in the amount of $4,500 per year for such members service on the nominating and corporate governance committee. |
|
Board fees shall be paid quarterly in arrears. |
|
Each newly appointed non-employee director is expected to be granted a non-qualified stock option to purchase 35,000 shares of Company common stock at the first regularly scheduled meeting of the Board on or after his or her initial appointment or election to the Board. In addition, annually, each incumbent non-employee director who has served as a director for at least six (6) months is expected to be granted a non-qualified stock option to purchase 20,000 shares of Company common stock on the date of the annual meeting of stockholders. Non-employee directors may also elect to receive their annual fees for Board and committee service for a given year in the form of vested shares of Company common stock (based on the fair market value of the Companys common stock). |
|
Unless otherwise specified by the Board of Directors or the Compensation Committee at the time of grant, all options granted under this plan will; (i) vest in twelve equal monthly installments following the grant date until the first anniversary of the grant date, in each case subject to the non-employee directors continued service on the board of directors; (ii) have an exercise price equal to the fair market value of the Companys common stock as determined on the grant date; (iii) terminate ten years after the grant date; (iv) accelerate in full upon the occurrence of a Change in Control (as defined in the Companys 2019 Equity Incentive Plan); and contain such other terms and conditions as set forth in the form of option agreement approved by the Board or the Compensation Committee prior to the grant date. Any option grants that are issued to directors under the Amended and Restated 2015 Stock Incentive Plan (the 2015 Plan) are subject to the limitation in the 2015 Plan providing that the number of shares to be granted to any non-employee director under the 2015 Plan in any calendar year may not exceed the lesser of (i) 20,000 shares or (ii) awards having an aggregate grant date fair value of $200,000, except that the foregoing limitation shall not apply to awards made pursuant to an election by a non-employee director to receive the award in lieu of cash for all or a portion of cash fees to be received for service on the Board or any committee thereof. |
|
The number of shares to be covered by each option award will be determined as follows: The option value will be calculated by multiplying the closing price of the Companys Common Stock on the day prior to the grant date by the Black-Scholes value that date. The resulting option value will be divided into the target value of the option award. If the result is not a whole number of shares, the number of shares will be rounded up to the nearest whole share. |
Exhibit 10.11.2
LEASE AGREEMENT
THIS LEASE AGREEMENT is made as of this 31st day of December, 2018, between ARETECH SQUARE, LLC, a Delaware limited liability company (Landlord), and F-STAR BIOTECHNOLOGY LTD, a company registered in England and Wales (Tenant).
BASIC LEASE PROVISIONS
Address: | 700 Technology Square, Cambridge, Massachusetts | |
Premises: | That portion of the first floor of the Building, containing approximately 2,499 rentable square feet, as determined by Landlord, as shown on Exhibit A. | |
Building: | The specific building in which the Premises are located, which building is within the Project and located at 700 Technology Square, also known as Unit 700 of the Condominium described in Exhibit B. | |
Project: | The real property on which the Building is located, also known as Technology Square Condominium (the Condominium), together with all improvements thereon and appurtenances thereto from time to time located thereon in the City of Cambridge, Middlesex County, Commonwealth of Massachusetts, as described on Exhibit B. The Landlord reserves the right to modify the Condominium at any time and from time to time, but the parties acknowledge the Condominium presently consists of Units 100, 200, 300, 400, 500, 600 and 700 (also known as Buildings 100, 200, 300, 400, 500, 600 and 700), as well as specified common areas on the Condominium (including the Technology Square Garage). | |
Base Rent: | $95.00 per rentable square foot of the Premises per year | |
Rentable Area of Premises: | 2,499 sq. ft. | |
Rentable Area of Building: | 48,930 sq. ft. | |
Rentable Area of Project: | 1,181,635 sq. ft. | |
Security Deposit: | $19,783.75 | |
Base Term: | Beginning on the Commencement Date, and ending 12 months from the first day of the first full month following the Commencement Date. For clarity, if the Commencement Date occurs on the first day of a month, the Base Term shall be measured from that date. If the Commencement Date occurs on a day other than the first day of a month, the Base Term shall be measured from the first day of the following month. | |
Permitted Use: | Office and related uses consistent with the character of the Project and otherwise in compliance with the provisions of Section 7 hereof. |
|
Copyright © 2005, Alexandria Real Estate Equities. Inc. ALL RIGHTS RESERVED. Confidential and Proprietary Do Not Copy or Distribute. Alexandria and the Alexandria Logo are registered trademarks of Alexandria Real Estate Equities, Inc. |
Gross Multi-Tenant Office | 700 Technology Square/F-star Biotechnology Page 2 |
Address for Rent Payment: | Landlords Notice Address: | |
385 East Colorado Boulevard, Suite 299 | 385 East Colorado Boulevard, Suite 299 | |
Pasadena, CA 91101 | Pasadena, CA 91101 | |
Attention: Accounts Receivable | Attention: Corporate Secretary | |
Tenants Notice Address: | ||
700 Technology Square, Suite 105 | ||
Cambridge, MA012390 | ||
Attention: Lease Administrator |
The following Exhibits and Addenda are attached hereto and incorporated herein by this reference:
[X] EXHIBIT A - PREMISES DESCRIPTION | [X] EXHIBIT B - DESCRIPTION OF PROJECT | |||||
[ ] EXHIBIT C - INTENTIONALLY OMITTED | [X] EXHIBIT D - COMMENCEMENT DATE | |||||
[X] EXHIBIT E - RULES AND REGULATIONS | [X] EXHIBIT F - TENANTS PERSONAL PROPERTY |
1. Lease of Premises. Upon and subject to all of the terms and conditions hereof, Landlord hereby leases the Premises to Tenant and Tenant hereby leases the Premises from Landlord. The portions of the Project which are for the non-exclusive use of tenants of the Project are collectively referred to herein as the Common Areas. Landlord reserves the right to modify Common Areas, provided that such modifications do not materially adversely affect Tenants use of the Premises for the Permitted Use. Tenant shall also have the non-exclusive right, in common with others entitled thereto. From and after the Commencement Date through the expiration of the Term, Tenant shall have access to the Building, the Premises and the Technology Square Garage 24 hours a day, 7 days a week, except in the case of emergencies, as the result of Legal Requirements, the performance by Landlord of any installation, maintenance or repairs, or any other temporary interruptions, and otherwise subject to the terms of this Lease.
2. Delivery; Acceptance of Premises; Commencement Date. The Commencement Date shall be that is 1 business day after the mutual execution and delivery of this Lease by the parties. Landlord shall deliver the Premises to Tenant on the Commencement Date. Upon request of Landlord, Tenant shall execute and deliver a written acknowledgment of the Commencement Date and the expiration date of the Term when such are established in the form of the Acknowledgement of Commencement Date attached to this Lease as Exhibit D; provided, however, Tenants failure to execute and deliver such acknowledgment shall not affect Landlords rights hereunder. The Term of this Lease shall be the Base Term, as defined above in the Basic Lease Provisions.
Except as otherwise expressly set forth in this Lease: (i) Tenant shall accept the Premises in their as-is condition as of the Commencement Date; (ii) Landlord shall have no obligation for any defects in the Premises; and (iii) Tenants taking possession of the Premises shall be conclusive evidence that Tenant accepts the Premises and that the Premises were in good condition at the time possession was taken. Any occupancy of the Premises by Tenant before the Commencement Date shall be subject to all of the terms and conditions of this Lease, including the obligation to pay Base Rent.
Tenant agrees and acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty with respect to the condition of all or any portion of the Premises or the Project, and/or the suitability of the Premises or the Project for the conduct of Tenants business, and Tenant waives any implied warranty that the Premises or the Project are suitable for the Permitted Use. This Lease constitutes the complete agreement of Landlord and Tenant with respect to the subject matter hereof and supersedes any and all prior representations, inducements, promises, agreements, understandings and negotiations which are not contained herein. Landlord in executing this Lease does so in reliance upon Tenants representations, warranties, acknowledgments and agreements contained herein.
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3. Rent.
(a) Base Rent. The first months Base Rent and the Security Deposit shall be due and payable on delivery of an executed copy of this Lease to Landlord. Tenant shall pay to Landlord in advance, without demand, abatement, deduction or set-off, equal monthly installments of Base Rent on or before the first day of each calendar month during the Term hereof, in lawful money of the United States of America, at the office of Landlord for payment of Rent set forth above, or to such other person or at such other place as Landlord may from time to time designate in writing. Payments of Base Rent for any fractional calendar month shall be prorated. If the Commencement Date is other than the first day of a calendar month, the difference between the first full calendar months Base Rent paid upon delivery of an executed copy of the is Lease by Tenant to Landlord as required above, and the prorated Base Rent for the fractional month in which the Commencement Date occurs, shall be applied by Landlord to the first full calendar month after the Commencement Date. The obligation of Tenant to pay Base Rent and other sums to Landlord and the obligations of Landlord under this Lease are independent obligations. Tenant shall have no right at any time to abate, reduce, or set-off any Rent ( as defined below) due hereunder except for any abatement as may be expressly provided in this Lease.
(b) Additional Rent. In addition to Base Rent, Tenant agrees to pay to Landlord as additional rent (Additional Rent), any and all other amounts Tenant assumes or agrees to pay under the provisions of this Lease, including, without limitation, any and all other sums that may become due by reason of any default of Tenant or failure to comply with the agreements, terms, covenants and conditions of this Lease to be performed by Tenant, after any applicable notice and cure period. Base Rent and all other amounts payable by Tenant to Landlord hereunder are collectively referred to herein as Rent.
4. Intentionally Omitted.
5. Intentionally Omitted.
6. Security Deposit. Tenant shall deposit with Landlord, upon delivery of an executed copy of this Lease to Landlord, a security deposit (the Security Deposit) for the performance of all of Tenants obligations hereunder in the amount set forth in the Basic Lease Provisions, which Security Deposit shall be in the form of cash. The Security Deposit shall be held by Landlord as security for the performance of Tenants obligations under this Lease. The Security Deposit is not an advance rental deposit or a measure of Landlords damages in case of Tenants default. Upon each occurrence of a Default (as defined in Section 20), Landlord may use all or any part of the Security Deposit to pay delinquent payments due under this Lease, and the cost of any damage, injury, expense or liability caused by such Default, without prejudice to any other remedy provided herein or provided by law. Upon any such use of all or any portion of the Security Deposit, Tenant shall pay Landlord on demand the amount that will restore the Security Deposit to the amount set forth in the Basic Lease Provisions. Tenant hereby waives the provisions of any law, now or hereafter in force, which provide that Landlord may claim from a security deposit only those sums reasonably necessary to remedy defaults in the payment of Rent, to repair damage caused by Tenant or to clean the Premises, it being agreed that Landlord may, in addition, claim those sums reasonably necessary to compensate Landlord for any other loss or damage, foreseeable or unforeseeable, caused by the act or omission of Tenant or any officer, employee, agent or invitee of Tenant. Upon bankruptcy or other debtor-creditor proceedings against Tenant, the Security Deposit shall be deemed to be applied first to the payment of Rent and other charges due Landlord for periods prior to the filing of such proceedings. Upon any such use of all or any portion of the Security Deposit, Tenant shall, within 5 days after demand from Landlord, restore the Security Deposit to its original amount. If Tenant shall fully perform every provision of this Lease to be performed by Tenant, the Security Deposit, or any balance thereof (i.e., after deducting therefrom all amounts to which Landlord is entitled under the provisions of this Lease), shall be returned to Tenant (or, at Landlords option, to the last assignee of Tenants interest hereunder) within 90 days after the expiration or earlier termination of this Lease.
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If Landlord transfers its interest in the Project or this Lease, Landlord shall either (a) transfer any Security Deposit then held by Landlord to a person or entity assuming Landlords obligations under this Section 6, or (b) return to Tenant any Security Deposit then held by Landlord and remaining after the deductions permitted herein. Upon such transfer to such transferee or the return of the Security Deposit to Tenant, Landlord shall have no further obligation with respect to the Security Deposit, and Tenants right to the return of the Security Deposit shall apply solely against Landlords transferee. The Security Deposit is not an advance rental deposit or a measure of Landlords damages in case of Tenants default. Landlords obligation respecting the Security Deposit is that of a debtor, not a trustee, and no interest shall accrue thereon.
7. Use.
(a) General. The Premises shall be used solely for the Permitted Use set forth in the Basic Lease Provisions, and in compliance with all laws, orders, judgments, ordinances, regulations, codes, directives, permits, licenses, covenants and restrictions now or hereafter applicable to the Premises, and to the use and occupancy thereof, including, without limitation, the Americans With Disabilities Act, 42 U.S. C. § 12101, et seq. (together with the regulations promulgated pursuant thereto, ADA) (collectively, Legal Requirements and each, a Legal Requirement). Tenant shall, upon 5 days written notice from Landlord, discontinue any use of the Premises which is declared by any Governmental Authority (as defined in Section 9) having jurisdiction to be a violation of a Legal Requirement. Tenant will not use or permit the Premises to be used for any purpose or in any manner that would void Tenants or Landlords insurance, increase the insurance risk, or cause the disallowance of any sprinkler or other credits. Tenant shall not permit any part of the Premises to be used as a place of public accommodation, as defined in the ADA or any similar legal requirement. Tenant shall reimburse Landlord promptly upon demand for any additional premium charged for any such insurance policy by reason of Tenants failure to comply with the provisions of this Section or otherwise caused by Tenants use and/or occupancy of the Premises. Tenant will use the Premises in a careful, safe and proper manner and will not commit or permit waste, overload the floor or structure of the Premises, subject the Premises to use that would damage the Premises or obstruct or interfere with the rights of Landlord or other tenants or occupants of the Project, including conducting or giving notice of any auction, liquidation, or going out of business sale on the Premises, or using or allowing the Premises to be used for any unlawful purpose. Tenant shall cause any equipment or machinery to be installed in the Premises so as to reasonably prevent sounds or vibrations from the Premises from extending into Common Areas, or other space in the Project. Tenant shall not place any machinery or equipment weighing 500 pounds or more in or upon the Premises or transport or move such items through the Common Areas of the Project or in the Project elevators without the prior written consent of Landlord. Tenant shall not, without the prior written consent of Landlord, use the Premises in any manner which will require ventilation, air exchange, heating, gas, steam, electricity or water beyond the existing capacity of the Project as proportionately allocated to the Premises based upon Tenants share as usually furnished for the Permitted Use.
Landlord has disclosed to Tenant that the Project is the subject of an Activity and Use Limitation, which is incorporated herein by reference, and Tenant acknowledges receipt of a copy of such Activity and Use Limitation prior to execution of this Lease.
Tenant, at its sole expense, shall make any alterations or modifications to the interior or the exterior of the Premises or the Project that are required by Legal Requirements (including, without limitation, compliance of the Premises with the ADA) related to Tenants use or occupancy of the Premises. Notwithstanding any other provision herein to the contrary, Tenant shall be responsible for any and all demands, claims, liabilities, losses, costs, expenses, actions, causes of action, damages or judgments, and all reasonable expenses incurred in investigating or resisting the same (including, without limitation, reasonable attorneys fees, charges and disbursements and costs of suit) (collectively, Claims) arising out of or in connection with Legal Requirements, and Tenant shall indemnify, defend, hold and save Landlord harmless from and against any and all Claims arising out of or in connection with any failure of the Premises to comply with any Legal Requirement.
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(b) Energy Use Reporting. Tenant agrees to provide, within 10 business days of request by Landlord, such information and documentation as may be needed for compliance with the City of Cambridge Building Energy Use Disclosure Ordinance, Section 8.67.010 et seq. of the Municipal Code of the City of Cambridge (as the same may be amended, the Cambridge Building Energy Use Disclosure Ordinance), and other such energy or sustainability requirements as may be adopted from time to time by the City of Cambridge or any other governmental authority with jurisdiction over the Building, which information shall include without limitation usage at or by the Premises of electricity, natural gas, steam, hot or chilled water or other energy. Landlord shall report to the applicable governmental authority such energy usage for the Building and other Building information as required by the Cambridge Building Energy Use Disclosure Ordinance.
(c) LEED. Tenant acknowledges that Landlord may, but shall not be obligated to, seek to obtain Leadership in Energy and Environmental Design (LEED), WELL Building Standard, or other similar green certification with respect to the Project and/or the Premises, and Tenant agrees to reasonably cooperate with Landlord, at no material cost to Tenant, and to provide such information and/or documentation as Landlord may reasonably request, in connection therewith.
8. Holding Over. If, with Landlords express written consent, Tenant retains possession of the Premises after the termination of the Term, (i) unless otherwise agreed in such written consent, such possession shall be subject to immediate termination by Landlord at any time, (ii) all of the other terms and provisions of this Lease (including, without limitation, the adjustment of Base Rent pursuant to Section 4 hereof) shall remain in full force and effect (excluding any expansion or renewal option or other similar right or option) during such holdover period, (iii) Tenant shall continue to pay Base Rent in the amount payable upon the date of the expiration or earlier termination of this Lease or such other amount as Landlord may indicate, in Landlords sole and absolute discretion, in such written consent, and (iv) all other payments shall continue under the terms of this Lease. If Tenant remains in possession of the Premises after the expiration or earlier termination of the Term without the express written consent of Landlord, (A) Tenant shall become a tenant at sufferance upon the terms of this Lease except that the monthly rental shall be equal to 150% of Rent in effect during the last 30 days of the Term, and (B) Tenant shall be responsible for all damages suffered by Landlord resulting from or occasioned by Tenants holding over, including consequential damages. No holding over by Tenant, whether with or without consent of Landlord, shall operate to extend this Lease except as otherwise expressly provided, and this Section 8 shall not be construed as consent for Tenant to retain possession of the Premises. Acceptance by Landlord of Rent after the expiration of the Term or earlier termination of this Lease shall not result in a renewal or reinstatement of this Lease.
9. Taxes. Landlord shall pay all taxes, levies, fees, assessments and governmental charges of any kind, existing as of the Commencement Date or thereafter enacted (collectively referred to as Taxes), imposed by any federal, state, regional, municipal, local or other governmental authority or agency, including, without limitation, quasi-public agencies (collectively, Governmental Authority) during the Term. Tenant shall pay, prior to delinquency, any and all Taxes levied or assessed against any personal property or trade fixtures placed by Tenant in the Premises, whether levied or assessed against Landlord or Tenant. If any Taxes on Tenants personal property or trade fixtures are levied against Landlord or Landlords property, or if the assessed valuation of the Project is increased by a value attributable to improvements in or alterations to the Premises, whether owned by Landlord or Tenant and whether or not affixed to the real property so as to become a part thereof, higher than the base valuation on which Landlord from time-to-time allocates Taxes to all tenants in the Project, Landlord shall have the right, but not the obligation, to pay such Taxes. Landlords determination of any excess assessed valuation shall be binding and conclusive, absent manifest error. The amount of any such payment by Landlord shall constitute Additional Rent due from Tenant to Landlord immediately upon demand.
10. Parking. Subject to applicable Legal Requirements, Force Majeure, a Taking (as defined in Section 19 below) and the exercise by Landlord of its rights hereunder, Tenant shall have the right, in common with other tenants of the Project, to use 0.9 parking spaces per 1,000 rentable square feet of the Premises which parking space shall be located in the Technology Square Garage at market rates in those
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areas designated for non-reserved parking, subject in each case to Landlords rules and regulations. Landlord may allocate parking spaces among Tenant and other tenants in the Project pro rata as described above if Landlord determines that such parking facilities are becoming crowded. If, during the Term, Tenant delivers written notice to Landlord requesting additional parking spaces and Landlord determines that the additional parking spaces desired by Tenant are available for use by Tenant, Landlord shall notify Tenant in writing and Tenant shall commence using and paying the Monthly Parking Charge for such additional parking spaces immediately following Landlords delivery of such written notice to Tenant that such additional parking spaces are available for Tenants use. Tenant shall pay to Landlord or as directed by Landlord, monthly as Additional Rent hereunder, the market rate for each parking space, as reasonably determined by Landlord from time to time, which as of the date hereof shall be $350.00 per space per month. Landlord shall not be responsible for enforcing Tenants parking rights against any third parties, including other tenants of the Project.
Tenant shall, at Tenants sole expense, for so long as the Parking and Traffic Demand Management Plan dated May 9, 1999 as approved by the City of Cambridge on July 9, 1999, including the conditions set forth in such approval (as amended from time to time, the PTDM), remains applicable to the Condominium, (i} offer to subsidize mass transit monthly passes for all of its employees; (ii) implement a Commuter Choice Program; (iii) discourage single-occupant vehicle (SOV) use by its employees; (iv) promote alternative modes of transportation and use of alternative work hours; (v) meet with Landlord and/or its representatives no more than quarterly discuss transportation programs and initiatives; (vi) participate in annual surveys monitoring transportation programs and initiatives at Technology Square; (vii) cooperate with Landlord in connection with transportation programs and initiatives promulgated pursuant to the PTDM; (viii) provide alternative work programs (such as telecommuting, flex-time and compressed work weeks) to its employees in order to reduce traffic impacts in Cambridge during peak commuter hours; and (ix) otherwise cooperate with Landlord in encouraging employees to seek alternate modes of transportation.
11. Utilities, Services. The hours of operation of the Project are 8:00 a.m. to 6:00 p.m., Monday through Friday and 8:00 a.m. to 1:00 p.m. on Saturday, legal holidays excepted. During such periods, Landlord shall provide, subject to the terms of this Section 11, water, electricity, power, sewer and other utilities (including gas and fire sprinklers to the extent the Project is plumbed for such services), refuse and trash collection and janitorial services, as determined by Landlord (collectively, Utilities). The Premises shall be separately metered to measure Tenants usage of electricity for lights and plugs in the Premises and Tenant shall pay directly to the Utility provider, prior to delinquency, for the electricity provided to the Premises for lights and plugs. No interruption or failure of Utilities, from any cause whatsoever other than Landlords willful misconduct, shall result in eviction or constructive eviction of Tenant, termination of this Lease or the abatement of Rent. Tenant agrees to limit use of water and sewer to normal restroom use.
12. Alterations and Tenants Property. Any alterations, additions, or improvements made to the Premises by or on behalf of Tenant, including additional locks or bolts of any kind or nature upon any doors or windows in the Premises, but excluding installation, removal or realignment of furniture systems (other than removal of furniture systems owned or paid for by Landlord) not involving any modifications to the structure or connections (other than by ordinary plugs or jacks) to Building Systems (as defined in Section 13) (Alterations) shall be subject to Landlords prior written consent, which may be given or withheld in Landlords sole discretion if any such Alteration affects the structure or Building Systems, but which shall otherwise not be unreasonably withheld or delayed. If Landlord approves any Alterations, Landlord may impose such conditions on Tenant in connection with the commencement, performance and completion of such Alterations as Landlord may deem appropriate in Landlords reasonable discretion. Any request for approval shall be in writing, delivered not less than 15 business days in advance of any proposed construction, and accompanied by plans, specifications, bid proposals, work contracts and such other information concerning the nature and cost of the alterations as may be reasonably requested by Landlord, including the identities and mailing addresses of all persons performing work or supplying materials. Landlords right to review plans and specifications and to monitor construction shall be solely for its own benefit, and Landlord shall have no duty to ensure that such plans
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and specifications or construction comply with applicable Legal Requirements. Tenant shall cause, at its sole cost and expense, all Alterations to comply with insurance requirements and with Legal Requirements and shall implement at its sole cost and expense any alteration or modification required by legal Requirements as a result of any Alterations. Tenant shall pay to Landlord, as Additional Rent, on demand an amount equal to the reasonable out-of-pocket costs incurred by Landlord in connection with any Alteration. Before Tenant begins any Alteration, Landlord may post on and about the Premises notices of non-responsibility pursuant to applicable law. Tenant shall reimburse Landlord for, and indemnify and hold Landlord harmless from, any expense incurred by Landlord by reason of faulty work done by Tenant or its contractors, delays caused by such work, or inadequate cleanup.
Tenant shall furnish security or make other arrangements satisfactory to Landlord to assure payment for the completion of all Alterations work free and clear of liens, and shall provide (and cause each contractor or subcontractor to provide) certificates of insurance for workers compensation and other coverage in amounts and from an insurance company satisfactory to Landlord protecting Landlord against liability for personal injury or property damage during construction. Upon completion of any Alterations, Tenant shall deliver to Landlord: (i) sworn statements setting forth the names of all contractors and subcontractors who did the work and final lien waivers from all such contractors and subcontractors; and (ii) as built plans for any such Alteration.
Other than (i) the items, if any, listed on Exhibit F attached hereto, (ii) any items agreed by Landlord in writing to be included on Exhibit F in the future, and (iii) any trade fixtures, machinery, equipment and other personal property not paid for by Landlord which may be removed without material damage to the Premises, which damage shall be repaired (including capping or terminating utility hookups behind walls) by Tenant during the Term (collectively, Tenants Property), all property of any kind paid for by Landlord, all Alterations, real property fixtures, built-in machinery and equipment, built-in casework and cabinets and other similar additions and improvements built into the Premises so as to become an integral part of the Premises (collectively, Installations) shall be and shall remain the property of Landlord during the Term and following the expiration or earlier termination of the Term, shall not be removed by Tenant at any time during the Term and shall remain upon and be surrendered with the Premises as a part thereof in accordance with Section 28 following the expiration or earlier termination of this Lease; provided, however, that Landlord shall, at the time its approval of such Installation is requested notify Tenant if it has elected to cause Tenant to remove such Installation upon the expiration or earlier termination of this Lease. If Landlord so elects, Tenant shall remove such Installation upon the expiration or earlier termination of this Lease and restore any damage caused by or occasioned as a result of such removal, including, when removing any of Tenants Property which was plumbed, wired or otherwise connected to any of the Building Systems, capping off all such connections behind the walls of the Premises and repairing any holes. During any such restoration period, Tenant shall pay Rent to Landlord as provided herein as if said space were otherwise occupied by Tenant.
13. Landlords Repairs. Landlord shall maintain all of the structural, exterior, parking and other Common Areas of the Project, including HVAC, plumbing, fire sprinklers, elevators and all other building systems serving the Premises and other portions of the Project (Building Systems), in good repair, reasonable wear and tear and uninsured losses and damages caused by Tenant, or by any of Tenants agents, servants, employees, invitees and contractors (collectively, Tenant Parties) excluded. Losses and damages caused by Tenant or any Tenant Party shall be repaired by landlord, to the extent not covered by insurance, at Tenants sole cost and expense. Landlord reserves the right to stop Building Systems services when necessary (i) by reason of accident or emergency, or (ii) for planned repairs, alterations or improvements, which are, in the judgment of Landlord, desirable or necessary to be made, until said repairs, alterations or improvements shall have been completed. Landlord shall have no responsibility or liability for failure to supply Building Systems services during any such period of interruption; provided, however, that Landlord shall, except in case of emergency, make a commercially reasonable effort to give Tenant 24 hours advance notice of any planned stoppage of Building Systems services for routine maintenance, repairs, alterations or improvements. Tenant shall promptly give Landlord written notice of any repair required by Landlord pursuant to this Section, after which Landlord shall have a reasonable opportunity to effect such repair. Landlord shall not be liable for any failure to
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make any repairs or to perform any maintenance unless such failure shall persist for an unreasonable time after Tenants written notice of the need for such repairs or maintenance. Tenant waives its rights under any state or local law to terminate this Lease or to make such repairs at Landlords expense and agrees that the parties respective rights with respect to such matters shall be solely as set forth herein. Repairs required as the result of fire, earthquake, flood, vandalism, war, or similar cause of damage or destruction shall be controlled by Section 18.
14. Tenants Repairs. Subject to Section 13 hereof, Tenant, at its expense, shall repair, replace and maintain in good condition all portions of the Premises, including, without limitation, entries, doors, ceilings, interior windows, interior walls, and the interior side of demising walls. Such repair and replacement may include capital expenditures and repairs whose benefit may extend beyond the Term. Should Tenant fail to make any such repair or replacement or fail to maintain the Premises, Landlord shall give Tenant notice of such failure. If Tenant fails to commence cure of such failure within 10 days of Landlords notice, and thereafter diligently prosecute such cure to completion, Landlord may perform such work and shall be reimbursed by Tenant within 10 days after demand therefor; provided, however, that if such failure by Tenant creates or could create an emergency, Landlord may immediately commence cure of such failure and shall thereafter be entitled to recover the costs of such cure from Tenant. Subject to Sections 17 and 18, Tenant shall bear the full uninsured cost of any repair or replacement to any part of the Project that results from damage caused by Tenant or any Tenant Party and any repair that benefits only the Premises.
15. Mechanics Liens. Tenant shall discharge, by bond or otherwise, any mechanics lien filed against the Premises or against the Project for work claimed to have been done for, or materials claimed to have been furnished to, Tenant within 10 days after Tenant receives notice of the filing thereof, at Tenants sole cost and shall otherwise keep the Premises and the Project free from any liens arising out of work performed, materials furnished or obligations incurred by Tenant. Should Tenant fail to discharge any lien described herein, Landlord shall have the right, but not the obligation, to pay such claim or post a bond or otherwise provide security to eliminate the lien as a claim against title to the Project and the cost thereof shall be immediately due from Tenant as Additional Rent. If Tenant shall lease or finance the acquisition of office equipment, furnishings, or other personal property of a removable nature utilized by Tenant in the operation of Tenants business, Tenant warrants that any Uniform Commercial Code Financing Statement filed as a matter of public record by any lessor or creditor of Tenant will upon its face or by exhibit thereto indicate that such Financing Statement is applicable only to removable personal property of Tenant located within the Premises. In no event shall the address of the Project be furnished on the statement without qualifying language as to applicability of the lien only to removable personal property, located in an identified suite held by Tenant.
16. Indemnification. Tenant hereby indemnifies and agrees to defend, save and hold Landlord, its officers, directors, employees, managers, agents, sub-agents, constituent entities and lease signators (collectively, Landlord Indemnified Parties) and Holders of Mortgages (each as defined in Section 27 below) as to which Tenant has been given notice harmless from and against any and all Claims for injury or death to persons or damage to property occurring within or about the Premises or the Project, arising directly or indirectly out use or occupancy of the Premises or the Project by Tenant or any Tenant Parties (including, without limitation, any act, omission or neglect by Tenant or any Tenants Parties in or about the Premises or at the Project) or a breach or default by Tenant in the performance of any of its obligations hereunder, except to the extent caused by the willful misconduct or negligence of Landlord Indemnified Parties. Landlord Indemnified Parties shall not be liable to Tenant for, and Tenant assumes all risk of damage to, personal property (including, without limitation, loss of records kept within the Premises). Tenant further hereby irrevocably waives any and all Claims for injury to Tenants business or loss of income relating to any such damage or destruction of personal property (including, without limitation, any loss of records). Landlord Indemnified Parties shall not be liable for any damages arising from any act, omission or neglect of any tenant in the Project or of any other third party.
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17. Insurance. Landlord shall maintain all risk property and, if applicable, sprinkler damage insurance covering the full replacement cost of the Building. Landlord shall further procure and maintain commercial general liability insurance with a single loss limit of not less than $2,000,000 for bodily injury and property damage with respect to the Project. Landlord may, but is not obligated to, maintain such other insurance and additional coverages as it may deem necessary, including, but not limited to, flood, environmental hazard and earthquake, loss or failure of building equipment, errors and omissions, rental loss during the period of repair or rebuilding, workers compensation insurance and fidelity bonds for employees employed to perform services and insurance for any improvements installed by Tenant or which are in addition to the standard improvements customarily furnished by Landlord without regard to whether or not such are made a part of the Project. The Project may be included in a blanket policy (in which case the cost of such insurance allocable to the Project will be determined by Landlord based upon the insurers cost calculations).
Tenant, at its sole cost and expense, shall maintain during the Term: all risk property insurance with business interruption and extra expense coverage, covering the full replacement cost of all property and improvements installed or placed in the Premises by Tenant at Tenants expense; workers compensation insurance with no less than the minimum limits required by law; employers liability insurance with employers liability limits of $1,000,000 bodily injury by accidenteach accident, $1,000,000 bodily injury by diseasepolicy limit, and $1,000,000 bodily injury by diseaseeach employee; and commercial general liability insurance, with a minimum limit of not less than $2,000,000 per occurrence for bodily injury and property damage with respect to the Premises. The commercial general liability insurance maintained by Tenant shall name Alexandria Real Estate Equities, Inc., and Landlord, its officers, directors, employees, managers, agents, sub-agents, constituent entities and lease signators (collectively, Landlord Insured Parties), as additional insureds; insure on an occurrence and not a claims-made basis; be issued by insurance companies which have a rating of not less than policyholder rating of A and financial category rating of at least Class X in Bests Insurance Guide; shall not be cancelable for nonpayment of premium unless 30 days prior written notice shall have been given to Landlord from the insurer; not contain a hostile fire exclusion; contain a contractual liability endorsement; and provide primary coverage to Landlord Insured Parties (any policy issued to Landlord Insured Parties providing duplicate or similar coverage shall be deemed excess over Tenants policies, regardless of limits). Copies of such policies (if requested by Landlord), or certificates of insurance showing the limits of coverage required hereunder and showing Landlord as an additional insured, along with reasonable evidence of the payment of premiums for the applicable period, shall be delivered to Landlord by Tenant prior to (i) the earlier to occur of (x) the Commencement Date, or (y) the date that Tenant accesses the Premises under this Lease, and (ii) each renewal of said insurance. Tenants policy may be a blanket policy with an aggregate per location endorsement which specifically provides that the amount of insurance shall not be prejudiced by other losses covered by the policy. Tenant shall, at least 5 days prior to the expiration of such policies, furnish Landlord with renewal certificates.
In each instance where insurance is to name Landlord as an additional insured, Tenant shall upon written request of Landlord also designate and furnish certificates so evidencing Landlord as additional insured to the following parties (collectively Additional Insured Parties): (i) any lender of Landlord holding a security interest in the Project or any portion thereof and any servicer in connection therewith, (ii) the landlord under any lease wherein Landlord is tenant of the real property on which the Project is located, if the interest of Landlord is or shall become that of a tenant under a ground or other underlying lease rather than that of a fee owner, (iii) any management company retained by Landlord to manage the Project, (iv) the condominium association with respect to the Condominium, (v) any member, partner or shareholder of Landlord or the owner of any beneficial interest therein and/or (vi) any other party reasonably designated by Landlord.
The property insurance obtained by Landlord and Tenant shall include a waiver of subrogation by the insurers and all rights based upon an assignment from its insured, against Landlord or Tenant, and their respective officers, directors, employees, managers, agents, invitees and contractors (Related Parties), in connection with any loss or damage thereby insured against. Neither party nor its respective Related Parties shall be liable to the other for loss or damage caused by any risk insured against under property insurance required to be maintained hereunder, and each party waives any claims against the other party, and its respective Related Parties, for such loss or damage. The failure of a party to insure
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its property shall not void this waiver. Landlord and its respective Related Parties shall not be liable for, and Tenant hereby waives all claims against such parties for, business interruption and losses occasioned thereby sustained by Tenant or any person claiming through Tenant resulting from any accident or occurrence in or upon the Premises or the Project from any cause whatsoever. If the foregoing waivers shall contravene any law with respect to exculpatory agreements, the liability of Landlord or Tenant shall be deemed not released but shall be secondary to the others insurer.
Landlord may require insurance policy limits to be raised to conform with requirements of Landlords lender and/or to bring coverage limits to levels then being generally required of new tenants within the Project.
18. Restoration. If at any time during the Term (i) the Premises are in whole or in part materially damaged or destroyed by a fire or other casualty, this Lease shall, at the written election of Landlord or Tenant, terminate as of the date of such damage or destruction, or (ii) the Project is in whole or in part materially damaged or destroyed by a fire or other casualty, this Lease shall, at the written election of Landlord or Tenant, terminate as of the date of such damaged or destruction. Any statute or regulation which is now or may hereafter be in effect shall have no application to this Lease or any such damage or destruction, the parties hereto expressly agreeing that this Section sets forth their entire understanding and agreement with respect to such matters. Upon any fire or other casualty, Landlord shall be entitled to receive the entire proceeds of the insurance maintained by Landlord without any payment to Tenant, and Tenant hereby assigns to Landlord Tenants interest, if any, in such proceeds.
19. Condemnation. If the whole or any material part of the Premises or the Project is taken for any public or quasi-public use under governmental law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a Taking or Taken), and the Taking would in Landlords reasonable judgment, either prevent or materially interfere with Tenants use of the Premises or materially interfere with or impair Landlords ownership or operation of the Project, then upon written notice by Landlord this Lease shall terminate and Rent shall be apportioned as of said date. If part of the Premises shall be Taken, and this Lease is not terminated as provided above, Landlord shall promptly restore the Premises and the Project as nearly as is commercially reasonable under the circumstances to their condition prior to such partial Taking and the rentable square footage of the Building, the rentable square footage of the Premises and the Rent payable hereunder during the unexpired Term shall be reduced to such extent as may be fair and reasonable under the circumstances. Upon any such Taking, Landlord shall be entitled to receive the entire price or award from any such Taking without any payment to Tenant, and Tenant hereby assigns to Landlord Tenants interest, if any, in such award. Tenant shall have the right, to the extent that same shall not diminish Landlords award, to make a separate claim against the condemning authority (but not Landlord) for such compensation as may be separately awarded or recoverable by Tenant for moving expenses and damage to Tenants trade fixtures, if a separate award for such items is made to Tenant. Tenant hereby waives any and all rights it might otherwise have pursuant to any provision of state law to terminate this Lease upon a partial Taking of the Premises or the Project.
20. Events of Default. Each of the following events shall be a substantial default (Default) by Tenant under this Lease:
(a) Payment Defaults. Tenant shall fail to pay any installment of Rent or any other payment hereunder when due.
(b) Insurance. Any insurance required to be maintained by Tenant pursuant to this Lease shall be canceled or terminated or shall expire or shall be reduced or materially changed, or Landlord shall receive a notice of nonrenewal of any such insurance and Tenant shall fail to obtain replacement insurance at least 20 days before the expiration of the current coverage.
(c) Abandonment. Tenant shall abandon the Premises.
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(d) Improper Transfer. Tenant shall assign, sublease or otherwise transfer or attempt to transfer all or any portion of Tenants interest in this Lease or the Premises except as expressly permitted herein, or Tenants interest in this Lease shall be attached, executed upon, or otherwise judicially seized and such action is not released within 90 days of the action.
(e) Liens. Tenant shall fail to discharge or otherwise obtain the release of any lien placed upon the Premises in violation of this Lease within 10 days after any such lien is filed against the Premises.
(f) Insolvency Events. Tenant or any guarantor or surety of Tenants obligations hereunder shall: (A) make a general assignment for the benefit of creditors; (8) commence any case, proceeding or other action seeking to have an order for relief entered on its behalf as a debtor or to adjudicate it a bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, liquidation, dissolution or composition of it or its debts or seeking appointment of a receiver, trustee, custodian or other similar official for it or for all or of any substantial part of its property (collectively a Proceeding for Relief); (C) become the subject of any Proceeding for Relief which is not dismissed within 90 days of its filing or entry; or (D) die or suffer a legal disability (if Tenant, guarantor, or surety is an individual) or be dissolved or otherwise fail to maintain its legal existence (if Tenant, guarantor or surety is a corporation, partnership or other entity).
(g) Estoppel Certificate or Subordination Agreement. Tenant fails to execute any document required from Tenant under Sections 23 or 27 within 5 days after a second notice requesting such document.
(h) Other Defaults. Tenant shall fail to comply with any provision of this Lease other than those specifically referred to in this Section 20, and, except as otherwise expressly provided herein, such failure shall continue for a period of 10 days after written notice thereof from Landlord to Tenant.
Any notice given under Section 20(h) hereof shall: (i) specify the alleged default, (ii) demand that Tenant cure such default, (iii) be in lieu of, and not in addition to, or shall be deemed to be, any notice required under any provision of applicable law, and (iv) not be deemed a forfeiture or a termination of this Lease unless Landlord elects otherwise in such notice; provided that if the nature of Tenants default pursuant to Section 20(h) is such that it cannot be cured by the payment of money and reasonably requires more than 10 days to cure, then Tenant shall not be deemed to be in default if Tenant commences such cure within said 10 day period and thereafter diligently prosecutes the same to completion; provided, however, that such cure shall be completed no later than 30 days from the date of Landlords notice.
21. Landlords Remedies.
(a) Payment By Landlord; Interest. Upon a Default by Tenant hereunder, Landlord may, without waiving or releasing any obligation of Tenant hereunder, make such payment or perform such act. All sums so paid or incurred by Landlord, together with interest thereon, from the date such sums were paid or incurred, at the annual rate equal to 12% per annum or the highest rate permitted by law (the Default Rate), whichever is less, shall be payable to Landlord on demand as Additional Rent. Nothing herein shall be construed to create or impose a duty on Landlord to mitigate any damages resulting from Tenants Default hereunder.
(b) Late Payment Rent. Late payment by Tenant to Landlord of Rent and other sums due will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult and impracticable to ascertain. Such costs include, but are not limited to, processing and accounting charges and late charges which may be imposed on Landlord under any Mortgage covering the Premises. Therefore, if any installment of Rent due from Tenant is not received by Landlord within 5 days after the date such payment is due, Tenant shall pay to Landlord an additional sum of 6% of the overdue Rent as a late charge. The parties agree that this late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of late payment by Tenant. In addition to the late charge, Rent not paid when due shall bear interest at the Default Rate from the 5th day after the date due until paid.
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(c) Remedies. Upon the occurrence of a Default, Landlord, at its option, without further notice or demand to Tenant, shall have in addition to all other rights and remedies provided in this Lease, at law or in equity, the option to pursue any one or more of the following remedies, each and all of which shall be cumulative and nonexclusive, without any notice or demand whatsoever (except as otherwise expressly provided in Section 2Hc)(v) with respect to Landlords Lump Sum Election). No cure in whole or in part of such Default by Tenant after Landlord has taken any action beyond giving Tenant notice of such Default to pursue any remedy provided for herein (including retaining counsel to file an action or otherwise pursue any remedies) shall in any way affect Landlords right to pursue such remedy or any other remedy provided Landlord herein or under law or in equity, unless Landlord, in its sole discretion, elects to waive such Default.
(i) This Lease and the Term and estate hereby granted are subject to the limitation that whenever a Default shall have happened and be continuing, Landlord shall have the right, at its election, then or thereafter while any such Default shall continue and notwithstanding the fact that Landlord may have some other remedy hereunder or at law or in equity, to give Tenant written notice of Landlords intention to terminate this Lease on a date specified in such notice, which date shall be not less than 5 days after the giving of such notice, and upon the date so specified, this Lease and the estate hereby granted shall expire and terminate with the same force and effect as if the date specified in such notice were the date hereinbefore fixed for the expiration of this Lease, and all rights of Tenant hereunder shall expire and terminate, and Tenant shall be liable as hereinafter in this Section 21(c) provided. If any such notice is given, Landlord shall have, on such date so specified, the right of re-entry and possession of the Premises and the right to remove all persons and property therefrom and to store such property in a warehouse or elsewhere at the risk and expense, and for the account, of Tenant. Should Landlord elect to re-enter as herein provided or should Landlord take possession pursuant to legal proceedings or pursuant to any notice provided for by law, Landlord may, subject to Section 21(c)(ii) from time to time re-let the Premises or any part thereof for such term or terms and at such rental or rentals and upon such terms and conditions as Landlord may deem advisable, with the right to make commercially reasonable alterations in and repairs to the Premises.
(ii) Landlord shall be deemed to have satisfied any obligation to mitigate its damages by hiring an experienced commercial real estate broker to market the Premises and directing such broker to advertise and show the Premises to prospective tenants.
(iii) In the event of any termination of this Lease as in this Section 21 provided or as required or permitted by law or in equity, Tenant shall forthwith quit and surrender the Premises to Landlord, and Landlord may, without further notice, enter upon, re-enter, possess and repossess the same by summary proceedings, ejectment or otherwise, and again have, repossess and enjoy the same free of any rights of Tenant, and in any such event Tenant and no person claiming through or under Tenant by virtue of any law or an order of any court shall be entitled to possession or to remain in possession of the Premises.
(iv) If this Lease is terminated or if Landlord shall re-enter the Premises as aforesaid, or in the event of the termination of this Lease, or of re-entry, by or under any proceeding or action or any provision of law by reason of a Default by Tenant, Tenant covenants and agrees forthwith to pay and be liable for, on the days originally fixed in this Lease for the payment thereof, amounts equal to the installments of Base Rent and all Additional Rent as they would, under the terms of this Lease become due if this Lease had not been terminated or if Landlord had not entered or re-entered, as aforesaid, and whether the Premises be relet or remain vacant, in whole or in part, or for a period less than the remainder of the Term, or for the whole thereof, but in the event that the Premises be relet by Landlord, Tenant shall be entitled to a credit in the net amount of rent and other charges received by Landlord in reletting, after deduction of all of
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Landlords reasonable and documented expenses incurred in reletting the Premises (including, without limitation, tenant improvement, demising and remodeling costs, brokerage fees and the like), and in collecting the rent in connection therewith, in the following manner: Amounts received by Landlord after reletting, if any, shall first be applied against such Landlords expenses, until the same are recovered, and until such recovery, Tenant shall pay, as of each day when a payment would fall due under this Lease, the amount which Tenant is obligated to pay under the terms of this Lease (Tenants liability prior to any such reletting and such recovery by Landlord no in any way to be diminished as a result of the fact that such reletting might be for a rent higher than the rent provided for in this Lease); when and if such expenses have been completely recovered by Landlord, the amounts received from reletting by Landlord as have not previously been applied shall be credited against Tenants obligations as of each day when a payment would fall due under this Lease, and only the net amount thereof shall be payable by Tenant. Further, Tenant shall not be entitled to any credit of any kind for any period after the date when the Term of this Lease is scheduled to expire according to its terms.
Actions, proceedings or suits for the recovery of damages, whether liquidated or other damages, under this Lease, or any installments thereof, may be brought by Landlord from time to time at its election, and nothing contained herein shall be deemed to require Landlord to postpone suit until the date when the Term of this Lease would have expired if it had not been terminated hereunder.
(v) In addition, Landlord, at its election, notwithstanding any other provision of this Lease, by written notice to Tenant (the Lump Sum Election), shall be entitled to recover from Tenant, as and for liquidated damages, at any time following any termination of this Lease, a lump sum payment representing, at the time of Landlords written notice of its Lump Sum Election, the sum of:
(A) the then present value (calculated in accordance with accepted financial practice using as the discount rate the yield to maturity on United States Treasury Notes as set forth below) of the amount of unpaid Base Rent and Additional Rent that would have been payable pursuant to this Lease for the remainder of the Term following Landlords Lump Sum Election if this Lease had not been terminated, and
(B) all other damages and expenses (including reasonable attorneys fees and expenses), if any, which Landlord shall have sustained by reason of the breach of any provision of this Lease; less
(C) the then present value (calculated in accordance with accepted financial practice using as the discount rate the yield to maturity on United States Treasury Notes as set forth below) of the aggregate net fair market rent plus additional charges payable for the Premises (if less than the then present value of Base Rent and Additional Rent that would have been payable pursuant to this Lease) for the remainder of the Term following Landlords Lump Sum Election, calculated as of the date of Landlords Lump Sum Election, and taking into account reasonable estimates of the future costs to relet any then vacant portions of the Premises (except to the extent that Tenant has actually paid such costs pursuant to this Section 21) in order to calculate the net rental revenue that Landlord may expect to obtain for the Premises for the balance of the Term.
Landlords recovery under its Lump Sum Election shall be in addition to Tenants obligations to pay Base Rent and Additional Rent due and costs incurred prior to the date of Landlords Lump Sum Election, and in lieu of any Base Rent and Additional Rent which would otherwise have been due under this Section from and after the date of Landlords Lump Sum Election. The yield to maturity on United States Treasury Notes having a maturity date that is nearest the date that would have been the last day of the Term of the Lease, as reported in the
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Wall Street Journal or a comparable publication if it ceases to publish such yields, shall be used in calculating present values for purposes of Landlords Lump Sum Election.
(vi) Nothing herein contained shall limit or prejudice the right of Landlord, in any bankruptcy or insolvency proceedi_ng, to prove for and obtain as liquidated damages by reason of such termination an amount equal to the maximum allowed by any bankruptcy or insolvency proceedings, or to prove for and obtain as liquidated damages by reason of such termination, an amount equal to the maximum allowed by any statute or rule of law, whether such amount shall be greater or less than the excess referred to above.
(vii) Nothing in this Section 21 shall be deemed to affect the right of either party to indemnifications pursuant to this Lease.
(viii) If Landlord terminates this Lease upon the occurrence of a Default, Tenant will quit and surrender the Premises to Landlord or its agents, and Landlord may, without further notice, enter upon, re-enter and repossess the Premises by summary proceedings, ejectment or otherwise. The words enter, re-enter, and re-entry are not restricted to their technical legal meanings.
(ix) If Tenant shall be in default in the observance or performance of any provision of this Lease, and an action shall be brought for the enforcement thereof in which it shall be determined that Tenant was in default, Tenant shall pay to Landlord all reasonable, out of pocket fees, costs and other expenses which may become payable as a result thereof or in connection therewith, including reasonable attorneys fees and expenses.
(x) If default by Tenant shall occur in the keeping, observance or performance of any covenant, agreement, term, provision or condition herein contained, Landlord, without thereby waiving such default, may perform the same for the account and at the expense of Tenant (a) immediately or at any time thereafter and with only such notice, if any, as may be practicable under the circumstances in the case of an emergency or in case such default will result in a violation of any legal or insurance requirements, or in the imposition of any lien against all or any portion of the Premises or the Project not discharged, released or bonded over to Landlords satisfaction by Tenant within the time period required pursuant to Section 15 of this Lease, and (b) in any other case if such default continues after any applicable notice and cure period provided in Section 20. All reasonable costs and expenses incurred by Landlord in connection with any such performance by it for the account of Tenant and also all reasonable costs and expenses, including attorneys fees and disbursements incurred by Landlord in any action or proceeding (including any summary dispossess proceeding) brought by Landlord to enforce any obligation of Tenant under this Lease and/or right of Landlord in or to the Premises, shall be paid by Tenant to Landlord within 10 days after demand.
(xi) Independent of the exercise of any other remedy of Landlord hereunder or under applicable law, Landlord may conduct an environmental test of the Premises as generally described in Section 30(c).
(xii) In the event that Tenant is in breach or Default under this Lease, whether or not Landlord exercises its right to terminate or any other remedy, Tenant shall reimburse Landlord upon demand for any out of pocket costs and expenses that Landlord may incur in connection with any such breach or Default, as provided in this Section 21(c). Such costs shall include legal fees and costs incurred for the negotiation of a settlement, enforcement of rights or otherwise. Tenant shall also indemnify Landlord against and hold Landlord harmless from all costs, expenses, demands and liability, including without limitation, legal fees and costs Landlord shall incur if Landlord shall become or be made a party to any claim or action instituted by Tenant against any third party, by any third party against Tenant or by or against any person holding any interest under or using the Premises by license of or agreement with Tenant.
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(xiii) Except as otherwise provided in this Section 21, no right or remedy herein conferred upon or reserved to Landlord is intended to be exclusive of any other right or remedy, and every right and remedy shall be cumulative and in addition to any other legal or equitable right or remedy given hereunder, or now or hereafter existing. No waiver by Landlord of any provision of this Lease shall be deemed to have been made unless expressly so made in writing by Landlord expressly waiving such provision. Landlord shall be entitled, to the extent permitted by law, to seek injunctive relief in case of the violation, or attempted or threatened violation, of any provision of this Lease, or to seek a decree compelling observance or performance of any provision of this Lease, or to seek any other legal or equitable remedy.
22. Assignment and Subletting.
(a) General Prohibition. Without Landlords prior written consent subject to and on the conditions described in this Section 22, including the terms of Section 22(b) below, Tenant shall not, directly or indirectly, voluntarily or by operation of law, assign this Lease or sublease the Premises or any part thereof or mortgage, pledge, or hypothecate its leasehold interest or grant any concession or license within the Premises, and any attempt to do any of the foregoing shall be void and of no effect. If Tenant is a corporation, partnership or limited liability company, the shares or other ownership interests thereof which are not actively traded upon a stock exchange or in the over-the-counter market, a transfer or series of transfers whereby 25% or more of the issued and outstanding shares or other ownership interests of such corporation are, or voting control is, transferred (but excepting transfers upon deaths of individual owners) from a person or persons or entity or entities which were owners thereof at time of execution of this Lease to persons or entities who were not owners of shares or other ownership interests of the corporation, partnership or limited liability company at time of execution of this Lease, shall be deemed an assignment of this Lease requiring the consent of Landlord as provided in this Section 22.
(b) Permitted Transfers. If Tenant desires to assign, sublease, hypothecate or otherwise transfer this Lease or sublet the Premises, then at least 15 business days, but not more than 45 business days, before the date Tenant desires the assignment or sublease to be effective (the Assignment Date), Tenant shall give Landlord a notice (the Assignment Notice) containing such information about the proposed assignee or sublessee, including the proposed use of the Premises and any Hazardous Materials proposed to be used, stored handled, treated, generated in or released or disposed of from the Premises, the Assignment Date, any relationship between Tenant and the proposed assignee or sublessee, and all material terms and conditions of the proposed assignment or sublease, including a copy of any proposed assignment or sublease in its final form, and such other information as Landlord may deem reasonably necessary or appropriate to its consideration whether to grant its consent. Landlord may, by giving written notice to Tenant within 15 business days after receipt of the Assignment Notice: (i) grant such consent (provided that Landlord shall further have the right to review and approve or disapprove the proposed form of sublease prior to the effective date of any such subletting), (ii) refuse such consent, in its reasonable discretion; or (iii) with respect to any assignment or with respect to any sublease that would result in more than 50% of the Premises being subleased for all or substantially all of the remainder of the Term, terminate this Lease with respect to the space described in the Assignment Notice as of the Assignment Date (an Assignment Termination). Among other reasons, it shall be reasonable for Landlord to withhold its consent in any of these instances: (1) the proposed assignee or subtenant is a governmental agency; (2) in Landlords reasonable judgment, the use of the Premises by the proposed assignee or subtenant would entail any alterations that would lessen the value of the leasehold improvements in the Premises, or would require increased services by Landlord; (3) in Landlords reasonable judgment, the proposed assignee or subtenant lacks the creditworthiness to support the financial obligations it will incur under the proposed assignment or sublease; (4) in Landlords reasonable judgment, the character, reputation, or business of the proposed assignee or subtenant is inconsistent with the desired tenant-mix or the quality of other tenancies in the Project or is inconsistent with the type and quality of the nature of the Building; (5) Landlord has received from any prior landlord to the proposed assignee or subtenant a negative report concerning such prior landlords experience with the proposed assignee or subtenant; (6) Landlord has experienced previous defaults by or is in litigation with the proposed assignee or subtenant; (7) the use of the Premises by the proposed assignee or
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subtenant will violate any applicable Legal Requirement; (8) the proposed assignee or subtenant, or any entity that, directly or indirectly, controls, is controlled by, or is under common control with the proposed assignee or subtenant, is then an occupant of the Project; (9) the proposed assignee or subtenant is an entity with whom Landlord is negotiating to lease space in the Project; or (10) the assignment or sublease is prohibited by Landlords lender. If Landlord delivers notice of its election to exercise an Assignment Termination, Tenant shall have the right to withdraw such Assignment Notice by written notice to Landlord of such election within 5 business days after Landlords notice electing to exercise the Assignment Termination. If Tenant withdraws such Assignment Notice, this Lease shall continue in full force and effect. If Tenant does not withdraw such Assignment Notice, this Lease, and the term and estate herein granted, shall terminate as of the Assignment Date with respect to the space described in such Assignment Notice. No failure of Landlord to exercise any such option to terminate this Lease, or to deliver a timely notice in response to the Assignment Notice, shall be deemed to be Landlords consent to the proposed assignment, sublease or other transfer. Tenant shall pay to Landlord a fee equal to Three Thousand Dollars ($3,000) in connection with its consideration of any Assignment Notice and/or its preparation or review of any consent documents.
Notwithstanding anything to the contrary contained in this Lease, Tenant may from time to time enter into license agreements (each, a Shared Space Arrangement) with respect to up to fifty percent (50%) of the Premises in the aggregate with companies (x) affiliated with Tenant, or (y) in which one or more of Tenants directors is actively involved, to use portions of the Premises as Shared Space Area and such license agreements shall not require Landlords consent under Section 22 of the Lease but Tenant shall be required to provide Landlord with a copy of each such license agreement and, prior to the effective date of each such license agreement, Tenant and each licensee shall be required to execute Landlords form of acknowledgment pursuant to which Tenant and the licensee acknowledge and agree, among other things, that: (i) the terms of the Shared Space Arrangement are subject and subordinate to the terms of this Lease, (ii) if this Lease terminates, then the Shared Space Arrangement shall terminate concurrently therewith, and (iii) the waivers and releases set forth in the second to last paragraph of Section 17 that apply as between Landlord and Tenant shall also apply as between Landlord and licensee. Tenant shall be fully responsible for the conduct of such companies within the Shared Space Area and the Project, and Tenants indemnification obligations set forth in the Lease shall apply with respect to the conduct of such parties within the Shared Space Area and Project. Tenant shall be required to reimburse Landlord for all reasonable legal expenses incurred by Landlord in connection with each such Shared Space Arrangement.
(c) Additional Conditions. As a condition to any such assignment or subletting, whether or not Landlords consent is required, Landlord may require that any assignee or subtenant agree, in writing at the time of such assignment or subletting, that if Landlord gives such party notice that Tenant is in default under this Lease, such party shall thereafter make all payments otherwise due Tenant directly to Landlord, which payments will be received by Landlord without any liability except to credit such payment against those due under the Lease, and any such third party shall agree to attorn to Landlord or its successors and assigns should this Lease be terminated for any reason; provided, however, in no event shall Landlord or its successors or assigns be obligated to accept such attornment.
(d) No Release of Tenant, Sharing of Excess Rents. Notwithstanding any assignment or subletting, Tenant and any guarantor or surety of Tenants obligations under this Lease shall at all times remain fully and primarily responsible and liable for the payment of Rent and for compliance with all of Tenants other obligations under this Lease. If the Rent due and payable by a sublessee or assignee (or a combination of the rental payable under such sublease or assignment plus any bonus or other consideration therefor or incident thereto in any form) exceeds the rental payable under this Lease, (excluding however, any Rent payable under this Section) (Excess Rent), then Tenant shall be bound and obligated to pay Landlord as Additional Rent hereunder 50% of such Excess Rent within 10 days following receipt thereof by Tenant. If Tenant shall sublet the Premises or any part thereof, Tenant hereby immediately and irrevocably assigns to Landlord, as security for Tenants obligations under this Lease, all rent from any such subletting, and Landlord as assignee and as attorney-in-fact for Tenant, or a receiver for Tenant appointed on Landlords application, may collect such rent and apply it toward Tenants obligations under this Lease; except that, until the occurrence of a Default, Tenant shall have the right to collect such rent.
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(e) No Waiver. The consent by Li;mdlord to an assignment or subletting shall not relieve Tenant or any assignees of this Lease or any sublessees of the Premises from obtaining the consent of Landlord to any further assignment or subletting nor shall it release Tenant or any assignee or sublessee of Tenant from full and primary liability under the Lease. The acceptance of Rent hereunder, or the acceptance of performance of any other term, covenant, or condition thereof, from any other person or entity shall not be deemed to be a waiver of any of the provisions of this Lease or a consent to any subletting, assignment or other transfer of the Premises.
23. Estoppel Certificate. Tenant shall, within 10 business days of written notice from Landlord, execute, acknowledge and deliver a statement in writing in any form reasonably requested by a proposed lender or purchaser, (i) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease as so modified is in full force and effect) and the dates to which the rental and other charges are paid in advance, if any, (ii) acknowledging that there are not any uncured defaults on the part of Landlord hereunder, or specifying such defaults if any are claimed, and (iii) setting forth such further information with respect to the status of this Lease or the Premises as may be requested thereon. Any such statement may be relied upon by any prospective purchaser or encumbrancer of all or any portion of the real property of which the Premises are a part. Tenants failure to deliver such statement within such time shall, at the option of Landlord, constitute a Default under this Lease, and, in any event, shall be conclusive upon Tenant that the Lease is in full force and effect and without modification except as may be represented by Landlord in any certificate prepared by Landlord and delivered to Tenant for execution.
24. Quiet Enjoyment. So long as Tenant shall perform all of the covenants and agreements herein required to be performed by Tenant, Tenant shall, subject to the terms of this Lease, at all times during the Term, have peaceful and quiet enjoyment of the Premises against any person claiming by, through or under Landlord.
25. Prorations. All prorations required or permitted to be made hereunder shall be made on the basis of a 360 day year and 30 day months.
26. Rules and Regulations. Tenant shall, at all times during the Term and any extension thereof, comply with all reasonable rules and regulations at any time or from time to time established by Landlord covering use of the Premises and the Project. The current rules and regulations are attached hereto as Exhibit E. If there is any conflict between said rules and regulations and other provisions of this Lease, the terms and provisions of this Lease shall control. Landlord shall not have any liability or obligation for the breach of any rules or regulations by other tenants in the Project and shall not enforce such rules and regulations in a discriminatory manner.
27. Subordination. This Lease and Tenants interest and rights hereunder are hereby made and shall be subject and subordinate at all times to the lien of any Mortgage now existing or hereafter created on or against the Project or the Premises, and all amendments, restatements, renewals, modifications, consolidations, refinancing, assignments and extensions thereof, without the necessity of any further instrument or act on the part of Tenant; provided. however that so long as there is no Default hereunder, Tenants right to possession of the Premises shall not be disturbed by the Holder of any such Mortgage. Tenant agrees, at the election of the Holder of any such Mortgage, to attorn to any such Holder. Tenant agrees upon demand to execute, acknowledge and deliver such instruments, confirming such subordination, and such instruments of attornment as shall be requested by any such Holder, provided any such instruments contain appropriate non-disturbance provisions assuring Tenants quiet enjoyment of the Premises as set forth in Section 24 hereof. Notwithstanding the foregoing, any such Holder may at any time subordinate its Mortgage to this Lease, without Tenants consent, by notice in writing to Tenant, and thereupon this Lease shall be deemed prior to such Mortgage without regard to
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same rights with respect to this Lease as though this Lease had been executed prior to the execution, delivery and recording of such Mortgage and had been assigned to such Holder. The term Mortgage whenever used in this Lease shall be deemed to include deeds of trust, security assignments, ground leases or other superior leases and any other encumbrances, and any reference to the Holder of a Mortgage shall be deemed to include the beneficiary under a deed of trust.
28. Surrender. Upon the expiration of the Term or earlier termination of Tenants right of possession, Tenant shall surrender the Premises to Landlord in the same condition as received, subject to any Alterations or Installations permitted by Landlord to remain in the Premises, free of Hazardous Materials brought upon, kept, used, stored, handled, treated, generated in, or released or disposed of from, the Premises by any person other than a Landlord Party, and broom clean, ordinary wear and tear and casualty loss and condemnation covered by Sections 18 and 19 excepted.
Tenant shall immediately return to Landlord all keys and/or access cards to parking, the Project, restrooms or all or any portion of the Premises furnished to or otherwise procured by Tenant. If any such access card or key is lost, Tenant shall pay to Landlord, at Landlords election, either the cost of replacing such lost access card or key or the cost of reprogramming the access security system in which such access card was used or changing the lock or locks opened by such lost key. Any Tenants Property, Alterations and property not so removed by Tenant as permitted or required herein shall be deemed abandoned and may be stored, removed, and disposed of by Landlord at Tenants expense, and Tenant waives all claims against Landlord for any damages resulting from Landlords retention and/or disposition of such property. All obligations of Tenant hereunder not fully performed as of the termination of the Term, including the obligations of Tenant under Section 30 hereof, shall survive the expiration or earlier termination of the Term, including, without limitation, indemnity obligations, payment obligations with respect to Rent and obligations concerning the condition and repair of the Premises.
29. Waiver of Jury Trial. TENANT AND LANDLORD WAIVE ANY RIGHT TO TRIAL BY JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO.
30. Environmental Requirements.
(a) Prohibition/Compliance. Except for Hazardous Material contained in products customarily used by tenants in de minimis quantities for ordinary cleaning and office purposes, Tenant shall not permit or cause any party to bring any Hazardous Material upon the Premises or the Project or use, store, handle, treat, generate, manufacture, transport, release or dispose of any Hazardous Material in, on or from the Premises or the Project without Landlords prior written consent which may be withheld in Landlords sole discretion. Tenant, at its sole cost and expense, shall operate its business in the Premises in strict compliance with all Environmental Requirements and shall remove or remediate in a manner satisfactory to Landlord any Hazardous Materials released on or from the Project by Tenant or any Tenant Party. Tenant shall complete and certify disclosure statements as requested by Landlord from time to time relating to Tenants use, storage, handling, treatment, generation, manufacture, transportation, release or disposal of Hazardous Materials on or from the Premises. The term Environmental Requirements means all applicable present and future statutes, regulations, ordinances, rules, codes, judgments, orders or other similar enactments of any Governmental Authority regulating or relating to health, safety, or environmental conditions on, under, or about the Premises or the Project, or the environment, including without limitation, the following: the Comprehensive Environmental Response, Compensation and Liability Act; the Resource Conservation and Recovery Act; and all state and local counterparts thereto, and any regulations or policies promulgated or issued thereunder. The term Hazardous Materials means and includes any substance, material, waste, pollutant, or contaminant listed or defined as hazardous or toxic, or regulated by reason of its impact or potential impact on humans, animals and/or the environment under any Environmental Requirements, asbestos and petroleum, including crude oil or any fraction thereof, natural gas liquids, liquefied natural
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gas, or synthetic gas usable for fuel (or mixtures of natural gas and such synthetic gas). As defined in Environmental Requirements, Tenant is and shall be deemed to be the operator of Tenants facility and the owner of all Hazardous Materials brought on the Premises by Tenant or any Tenant Party, and the wastes, by-products, or residues generated, resulting, or produced therefrom.
(b) Indemnity. Tenant hereby indemnifies and shall defend and hold Landlord, its officers, directors, employees, agents and contractors harmless from any and all actions (including, without limitation, remedial or enforcement actions of any kind, administrative or judicial proceedings, and orders or judgments arising out of or resulting therefrom), costs, claims, damages (including, without limitation, punitive damages and damages based upon diminution in value of the Premises or the Project, or the loss of, or restriction on, use of the Premises or any portion of the Project), expenses (including, without limitation, attorneys, consultants and experts fees, court costs and amounts paid in settlement of any claims or actions), fines, forfeitures or other civil, administrative or criminal penalties, injunctive or other relief (whether or not based upon personal injury, property damage, or contamination of, or adverse effects upon, the environment, water tables or natural resources), liabilities or losses (collectively, Environmental Claims) which arise during or after the Term as a result of such contamination. This indemnification of Landlord by Tenant includes, without limitation, costs incurred in connection with any investigation of site conditions or any cleanup, remedial, removal, or restoration work required by any federal, state or local Governmental Authority because of Hazardous Materials present in the air, soil or ground water above, on, or under the Premises. Without limiting the foregoing, if the presence of any Hazardous Materials on the Premises, the Building, the Project or any adjacent property caused or permitted by Tenant or any Tenant Party results in any contamination of the Premises, the Building, the Project or any adjacent property, Tenant shall promptly take all actions at its sole expense and in accordance with applicable law as are necessary to return the Premises, the Building, the Project or any adjacent property to the condition existing prior to the time of such contamination, provided that Landlords approval of such action shall first be obtained, which approval shall not unreasonably be withheld so long as such actions would not potentially have any material adverse long-term or short-term effect on the Premises, the Building or the Project.
(c) Landlords Tests. Landlord shall have access to, and a right to perform inspections and tests of, the Premises to determine Tenants compliance with Environmental Requirements, its obligations under this Section 30, or the environmental condition of the Premises or the Project. In connection with such testing, upon the request of Landlord, Tenant shall deliver to Landlord or its consultant such non-proprietary information concerning the use of Hazardous Materials in or about the Premises by Tenant or any Tenant Party. Access shall be granted to Landlord upon Landlords prior notice to Tenant and at such times so as to minimize, so far as may be reasonable under the circumstances, any disturbance to Tenants operations. Such inspections and tests shall be conducted at Landlords expense, unless such inspections or tests reveal that Tenant has not complied with any Environmental Requirement, in which case Tenant shall reimburse Landlord for the reasonable cost of such inspection and tests. Tenant shall, at its sole cost and expense, promptly and satisfactorily remediate any environmental conditions identified by such testing in accordance with all Environmental Requirements. Landlords receipt of or satisfaction with any environmental assessment in no way waives any rights that Landlord may have against Tenant.
(d) Tenants Obligations. Tenants obligations under this Section 30 shall survive the expiration or earlier termination of the Lease. During any period of time after the expiration or earlier termination of this Lease required by Tenant or Landlord to complete the removal from the Premises of any Hazardous Materials, Tenant shall continue to pay the full Rent in accordance with this Lease for any portion of the Premises not relet by Landlord in Landlords sole discretion, which Rent shall be prorated daily.
31. Tenants Remedies/Limitation of Liability. Landlord shall not be in default hereunder unless Landlord fails to perform any of its obligations hereunder within 30 days after written notice from Tenant specifying such failure (unless such performance will, due to the nature of the obligation, require a period of time in excess of 30 days, then after such period of time as is reasonably necessary). Upon any default by Landlord, Tenant shall give notice by registered or certified mail to any Holder of a Mortgage
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covering the Premises and to any landlord of any lease of property in or on which the Premises are located and Tenant shall offer such Holder and/or landlord a reasonable opportunity to cure the default, including time to obtain possession of the Project by power of sale or a judicial action if such should prove necessary to effect a cure; provided Landlord shall have furnished to Tenant in writing the names and addresses of all such persons who are to receive such notices. All obligations of Landlord hereunder shall be construed as covenants, not conditions; and, except as may be otherwise expressly provided in this Lease, Tenant may not terminate this Lease for breach of Landlords obligations hereunder.
All obligations of Landlord under this Lease will be binding upon Landlord only during the period of its ownership of the Premises and not thereafter. The term Landlord in this Lease shall mean only the owner for the time being of the Premises. Upon the transfer by such owner of its interest in the Premises, such owner shall thereupon be released and discharged from all obligations of Landlord thereafter accruing, but such obligations shall be binding during the Term upon each new owner for the duration of such owners ownership.
32. Inspection and Access. Landlord and its agents, representatives, and contractors may enter the Premises at any reasonable time to inspect the Premises and to make such repairs as may be required or permitted pursuant to this Lease and for any other business purpose. Landlord and Landlords representatives may enter the Premises during business hours on not less than 48 hours advance written notice (except in the case of emergencies in which case no such notice shall be required and such entry may be at any time) for the purpose of effecting any such repairs, inspecting the Premises, showing the Premises to prospective purchasers and, during the last 6 months of the Term, to prospective tenants or for any other business purpose. Landlord may erect a suitable sign on the Premises stating the Premises are available to let or that the Project is available for sale. Landlord may grant easements, make public dedications, designate Common Areas and create restrictions on or about the Premises, provided that no such easement, dedication, designation or restriction materially, adversely affects Tenants use or occupancy of the Premises for the Permitted Use. At Landlords request, Tenant shall execute such instruments as may be necessary for such easements, dedications or restrictions. Tenant shall at all times, except in the case of emergencies, have the right to escort Landlord or its agents, representatives, contractors or guests while the same are in the Premises, provided such escort does not materially and adversely affect Landlords access rights hereunder.
33. Security. Tenant acknowledges and agrees that security devices and services, if any, while intended to deter crime may not in given instances prevent theft or other criminal acts and that Landlord is not providing any security services with respect to the Premises. Tenant agrees that Landlord shall not be liable to Tenant for, and Tenant waives any claim against Landlord with respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection with any unauthorized entry into the Premises or any other breach of security with respect to the Premises. Tenant shall be solely responsible for the personal safety of Tenants officers, employees, agents, contractors, guests and invitees while any such person is in, on or about the Premises and/or the Project. Tenant shall at Tenants cost obtain insurance coverage to the extent Tenant desires protection against such criminal acts.
34. Force Majeure. Landlord shall not be responsible or liable for delays in the performance of its obligations hereunder when caused by, related to, or arising out of acts of God, sinkholes or subsidence, strikes, lockouts, or other labor disputes, embargoes, quarantines, weather, national, regional, or local disasters, calamities, or catastrophes, inability to obtain labor or materials (or reasonable substitutes therefor) at reasonable costs or failure of, or inability to obtain, utilities necessary for performance, governmental restrictions, orders, limitations, regulations, or controls, national emergencies, delay in issuance or revocation of permits, enemy or hostile governmental action, terrorism, insurrection, riots, civil disturbance or commotion, fire or other casualty, and other causes or events beyond the reasonable control of Landlord (Force Majeure).
35. Brokers. Landlord and Tenant each represents and warrants that it has not dealt with any broker, agent or other person (collectively, Broker) in connection with this transaction and that no
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Broker brought about this transaction, other than Newmark Knight Frank. Landlord and Tenant each hereby agree to indemnify and hold the other harmless from and against any claims by any Broker, other than Newmark Knight Frank, claiming a commission or other form of compensation by virtue of having dealt with Tenant or Landlord, as applicable, with regard to this leasing transaction.
36. Limitation on Landlords Liability. NOT\t\/lTHSTANDING ANYTHING SET FORTH HEREIN OR IN ANY OTHER AGREEMENT BET\t\/EEN LANDLORD AND TENANT TO THE CONTRARY: (A) LANDLORD SHALL NOT BE LIABLE TO TENANT OR ANY OTHER PERSON FOR (AND TENANT AND EACH SUCH OTHER PERSON ASSUME ALL RISK OF) LOSS, DAMAGE OR INJURY, WHETHER ACTUAL OR CONSEQUENTIAL TO: TENANTS PERSONAL PROPERTY OF EVERY KIND AND DESCRIPTION, INCLUDING, WITHOUT LIMITATION TRADE FIXTURES, EQUIPMENT, INVENTORY, SCIENTIFIC RESEARCH, SCIENTIFIC EXPERIMENTS, LABORATORY ANIMALS, PRODUCT, SPECIMENS, SAMPLES, AND/OR SCIENTIFIC, BUSINESS, ACCOUNTING AND OTHER RECORDS OF EVERY KIND AND DESCRIPTION KEPT AT THE PREMISES AND ANY AND ALL INCOME DERIVED OR DERIVABLE THEREFROM; (8) THERE SHALL BE NO PERSONAL RECOURSE TO LANDLORD FOR ANY ACT OR OCCURRENCE IN, ON OR ABOUT THE PREMISES OR ARISING IN ANY WAY UNDER THIS LEASE OR ANY OTHER AGREEMENT BET\t\/EEN LANDLORD AND TENANT WITH RESPECT TO THE SUBJECT MATTER HEREOF AND ANY LIABILITY OF LANDLORD HEREUNDER SHALL BE STRICTLY LIMITED SOLELY TO LANDLORDS INTEREST IN THE PROJECT OR ANY PROCEEDS FROM SALE OR CONDEMNATION THEREOF AND ANY INSURANCE PROCEEDS PAYABLE IN RESPECT OF LANDLORDS INTEREST IN THE PROJECT OR IN CONNECTION WITH ANY SUCH LOSS; AND (C) IN NO EVENT SHALL ANY PERSONAL LIABILITY BE ASSERTED AGAINST LANDLORD IN CONNECTION WITH THIS LEASE NOR SHALL ANY RECOURSE BE HAD TO ANY OTHER PROPERTY OR ASSETS OF LANDLORD OR ANY OF LANDLORDS OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS. UNDER NO CIRCUMSTANCES SHALL LANDLORD OR ANY OF LANDLORDS OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS BE LIABLE FOR INJURY TO TENANTS BUSINESS OR FOR ANY LOSS OF INCOME OR PROFIT THEREFROM.
37. Severability. If any clause or provision of this Lease is illegal, invalid or unenforceable under present or future laws, then and in that event, it is the intention of the parties hereto that the remainder of this Lease shall not be affected thereby. It is also the intention of the parties to this Lease that in lieu of each clause or provision of this Lease that is illegal, invalid or unenforceable, there be added, as a part of this Lease, a clause or provision as similar in effect to such illegal, invalid or unenforceable clause or provision as shall be legal, valid and enforceable.
38. Signs; Exterior Appearance. Tenant shall not, without the prior written consent of Landlord, which may be granted or withheld in Landlords sole discretion: (i) attach any awnings, exterior lights, decorations, balloons, flags, pennants, banners, painting or other projection to any outside wall of the Project, (ii) use any curtains, blinds, shades or screens other than Landlords standard window coverings, (iii) coat or otherwise sunscreen the interior or exterior of any windows, (iv) place any bottles, parcels, or other articles on the window sills, (v) place any equipment, furniture or other items of personal property on any exterior balcony, or (vi) paint, affix or exhibit on any part of the Premises or the Project any signs, notices, window or door lettering, placards, decorations, or advertising media of any type which can be viewed from the exterior of the Premises. Building standard sigriage in the lobby of the Building and on the floor on which the Premises is located shall be inscribed, painted or affixed for Tenant by Landlord at the sole cost and expense of Landlord, and shall be of a size, color and type acceptable to Landlord. Nothing may be placed on the exterior of corridor walls or corridor doors other than Landlords standard lettering. The directory tablet shall be provided exclusively for the display of the name and location of tenants.
39. Miscellaneous.
(a) Notices. All notices or other communications between the parties shall be in writing and shall be deemed duly given upon delivery or refusal to accept delivery by the addressee thereof if delivered in person, or upon actual receipt if delivered by reputable overnight guaranty courier, addressed and sent to the parties at their addresses set forth above. Landlord and Tenant may from time to time by written notice to the other designate another address for receipt of future notices.
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(b) Joint and Several Liability. If and when included within the term Tenant, as used in this instrument, there is more than one person or entity, each shall be jointly and severally liable for the obligations of Tenant.
(c) Financial Information. If at any time during the Term of the Lease, Tenant is an entity other than a company the stock of which is publicly traded on a nationally recognized stock exchange, Tenant shall furnish Landlord with true and complete copies of (i) Tenants most recent audited annual financial statements within 90 days of the end of each of Tenants fiscal years during the Term, (ii) Tenants most recent unaudited quarterly financial statements within 45 days of the end of each of Tenants first three fiscal quarters of each of Tenants fiscal years during the Term, (iii) at Landlords request from time to time, updated business plans, including cash flow projections and/or pro forma balance sheets and income statements, all of which shall be treated by Landlord as confidential information belonging to Tenant, (iv) corporate brochures and/or profiles prepared by Tenant for prospective investors, and (v) any other financial information or summaries that Tenant typically provides to its lenders or shareholders.
(d) Recordation. Neither this Lease nor a memorandum of lease shall be filed by or on behalf of Tenant in any public record. Landlord may prepare and file, and upon request by Landlord Tenant will execute, a memorandum of lease.
(e) Interpretation. The normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall not be employed in the interpretation of this Lease or any exhibits or amendments hereto. Words of any gender used in this Lease shall be held and construed to include any other gender, and words in the singular number shall be held to include the plural, unless the context otherwise requires. The captions inserted in this Lease are for convenience only and in no way define, limit or otherwise describe the scope or intent of this Lease, or any provision hereof, or in any way affect the interpretation of this Lease.
(f) Not Binding Until Executed. The submission by Landlord to Tenant of this Lease shall have no binding force or effect, shall not constitute an option for the leasing of the Premises, nor confer any right or impose any obligations upon either party until execution of this Lease by both parties.
(g) Limitations on Interest. It is expressly the intent of Landlord and Tenant at all times to comply with applicable law governing the maximum rate or amount of any interest payable on or in connection with this Lease. If applicable law is ever judicially interpreted so as to render usurious any interest called for under this Lease, or contracted for, charged, taken, reserved, or received with respect to this Lease, then it is Landlords and Tenants express intent that all excess amounts theretofore collected by Landlord be credited on the applicable obligation (or, if the obligation has been or would thereby be paid in full, refunded to Tenant), and the provisions of this Lease immediately shall be deemed reformed and the amounts thereafter collectible hereunder reduced, without the necessity of the execution of any new document, so as to comply with the applicable law, but so as to permit the recovery of the fullest amount otherwise called for hereunder.
(h) Choice of Law. Construction and interpretation of this Lease shall be governed by the internal laws of the state in which the Premises are located, excluding any principles of conflicts of laws.
(i) Time. Time is of the essence as to the performance of Tenants obligations under this Lease.
(j) OFAC. Tenant and all beneficial owners of Tenant are currently (a) in compliance with and shall at all times during the Term of this Lease remain in compliance with the regulations of the Office
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of Foreign Assets Control (OFAC) of the U.S. Department of Treasury and any statute, executive order, or regulation relating thereto (collectively, the OFAC Rules), (b) not listed on, and shall not during the term of this Lease be listed on, the Specially Designated Nationals and Blocked Persons List, Foreign Sanctions Evaders List, or the Sectoral Sanctions Identification List, which are all maintained by OFAC and/or on any other similar list maintained by OFAC or other governmental authority pursuant to any authorizing statute, executive order, or regulation, and (c) not a person or entity with whom a U.S. person is prohibited from conducting business under the OFAC Rules.
(k) Incorporation by Reference. All exhibits and addenda attached hereto are hereby incorporated into this Lease and made a part hereof. If there is any conflict between such exhibits or addenda and the terms of this Lease, such exhibits or addenda shall control.
(I) Entire Agreement. This Lease, including the exhibits attached hereto, constitutes the entire agreement between Landlord and Tenant pertaining to the subject matter hereof and supersedes all prior and contemporaneous agreements, understandings, letters of intent, negotiations and discussions, whether oral or written, of the parties, and there are no warranties, representations or other agreements, express or implied, made to either party by the other party in connection with the subject matter hereof except as specifically set forth herein.
(m) No Accord and Satisfaction. No payment by Tenant or receipt by Landlord of a lesser amount than the monthly installment of Base Rent or any Additional Rent will be other than on account of the earliest stipulated Base Rent and Additional Rent, nor will any endorsement or statement on any check or letter accompanying a check for payment of any Base Rent or Additional Rent be an accord and satisfaction. Landlord may accept such check or payment without prejudice to Landlords right to recover the balance of such Rent or to pursue any other remedy provided in this Lease.
(n) Change in Form of Ownership. Pursuant to M.G.L. Chapter 183A, Section 19, Landlord reserves the right to remove all or part of the Condominium from the provisions of M.G.L. Chapter 183A. In the event that Landlord does remove all or part of the Condominium from the provisions of M.G.L. Chapter 183A, the amounts payable by Tenant pursuant to this Lease shall not be greater than the amounts that would have been otherwise payable by Tenant if Landlord had not removed all or part of the Condominium from the provisions of M.G.L. Chapter 183A.
(o) Counterparts. This Lease may be executed in 2 or more counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument. Counterparts may be delivered via facsimile, electronic mail (including pdf or any electronic signature process complying with the U.S. federal ESIGN Act of 2000) or other transmission method and any counterpart so delivered shall be deemed to have been duly and validly delivered and be valid and effective for all purposes. Electronic signatures shall be deemed original signatures for purposes of this Lease and all matters related thereto, with such electronic signatures having the same legal effect as original signatures.
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IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the day and year first above written.
TENANT: | ||
F-STAR BIOTECHNOLOGY LTD, | ||
a company registered in England and Wales | ||
By: | /s/ TOLGA HASSAN | |
Name: | TOLGA HASSAN | |
Title: | CFO |
LANDLORD: | ||
ARE-TECH SQUARE, LLC, | ||
a Delaware limited liability company | ||
By: | ARE-MA REGION NO. 31, LLC, | |
a Delaware limited liability company, its Member |
By: | ALEXANDRIA REAL ESTATE EQUITIES, L.P., | |
a Delaware limited partnership, its Member |
By: | ARE-QRS CORP., | |
a Maryland corporation, its General Partner |
By: | /s/ Jackie Clem | |
Its: | Jackie Clem | |
Senior Vice President RE Legal Affairs |
|
Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL RIGHTS RESERVED. Confidential and Proprietary Do Not Copy or Distribute. Alexandria and the Alexandria Logo are registered trademarks of Alexandria Real Estate Equities, Inc. |
Gross Multi-Tenant Office | 700 Technology Square/F-star Biotechnology Page 1 |
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Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL RIGHTS RESERVED. Confidential and Proprietary Do Not Copy or Distribute. Alexandria and the Alexandria Logo are registered trademarks of Alexandria Real Estate Equities, Inc. |
Gross Multi-Tenant Office | 700 Technology Square/F-star Biotechnology Page 1 |
EXHIBIT B TO LEASE
DESCRIPTION OF PROJECT
The following parcels of land in Cambridge, Middlesex County, Massachusetts:
The Registered Land shown as Lots 15, 16 and 19 on Land Court Plan No. 30711 E, Lot 43 on Land Court Plan No. 30711J and Lots 46 and 47 on Land Court Plan No. 30711 K, and
The Unregistered Land shown as Area No. 1, Area No. 2, Area No. 3, Area No. 4, Area No. 5, Area No. 6, Area No. 7, Area No. 8 and Area No. 9 on a plan entitled Plan of Land and Easements, Cambridge, Mass. Prepared by Raymond C. Pressey, Inc., dated June 1970 and recorded with the Middlesex South Registry of Deeds in Book 11879, Page 393, Plan 852 (A of 2) of 1970.
Excepting therefrom that portion taken by the Cambridge Redevelopment Authority Eminent Domain Taking dated April 12, 1982 and recorded in Book 14590, Page 221 and that portion taken by the Cambridge Redevelopment Authority Eminent Domain Taking dated January 27, 1983 and recorded in Book 14891, Page 556.
Said parcels are also described as Units 100, 200, 300, 400, 500, 600 and 700 of that certain condominium known as the Technology Square Condominium, as set forth in that certain Master Deed dated November 30, 2000, executed by Technology Square LLC, and recorded with the Registry in Book 32159, at Page 490, and registered with the Land Court as Document No. 1158816, under Certificate of Title No. C404, as the same has been amended by that certain Amendment to Master Deed dated May 28, 2002, and recorded with the Registry as Instrument No. 690 on September 6, 2002, and registered with the Land Court as Document No. 1226564, and as the same has been amended by that certain Second Amendment to Master Deed dated as of November 15, 2002, and recorded with the Registry as Instrument No. 1617 on September 23, 2003, and registered with the Land Court as Document No. 1293465.
Together with the benefit of and subject to the following:
1. Terms and provisions of Reciprocal Easement Agreement dated April 18, 2000 by and between Technology Square LLC and the Charles Stark Draper Laboratory, Inc. recorded in Book 31324, Page 262 and filed as Document No. 1137080, as amended by First Amendment to Reciprocal Easement Agreement dated February 6, 2003 recorded in Book 38441, Page 415 and filed as Document No. 1261130, and as amended by Second Amendment to Reciprocal Easement Agreement dated March 26, 2004 recorded in Book 42362, Page 126 and filed as Document No. 1315537.
2. Terms and provisions of Foundation, Grade Beam and Encroachment Agreement dated March 11, 1975, filed as Document No. 531493, as amended by an Amendment to Foundation Grade Beam and Encroachment Agreement, dated September 1, 1976, filed as Document No. 547840, affecting Lots 19 and 20, as affected by Reciprocal Easement Agreement dated April 18, 2000 recorded in Book 31324, Page 262 and filed as Document No. 1137080, as amended by Amendment to Foundation, Grade Beam and Encroachment Agreement, dated September 1, 1976, filed with the Registry District as Document No. 547840, affecting Lots 19 and 20, as affected by the Reciprocal Easement Agreement.
All as affected by Voluntary Withdrawal from Registration filed January 16, 2008 as Document No. 1462980. For title see Deed in Book 42269, Page 372 and Notice of Lease in Book 42269, Page 395.
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700 Technology Square/F-star Biotechnology Page 1 |
EXHIBIT C TO LEASE
INTENTIONALLY OMITTED
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Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL RIGHTS RESERVED. Confidential and Proprietary Do Not Copy or Distribute. Alexandria and the Alexandria Logo are registered trademarks of Alexandria Real Estate Equities, Inc. |
700 Technology Square/F-star Biotechnology Page 1 |
EXHIBIT D TO LEASE
ACKNOWLEDGMENT OF COMMENCEMENT DATE
This ACKNOWLEDGMENT OF COMMENCEMENT DATE is made as of this 5th day of February, 2019, between ARE-TECH SQUARE, LLC, a Delaware limited liability company (Landlord), and F-STAR BIOTECHNOLOGY LTD, a company registered in England and Wales (Tenant), and is attached to and made a part of the Lease dated as of December 31, 2018 (the Lease), by and between Landlord and Tenant. Any initially capitalized terms used but not defined herein shall have the meanings given them in the Lease.
Landlord and Tenant hereby acknowledge and agree, for all purposes of the Lease, that the Commencement Date of the Base Term of the Lease is February 1, 2019, and the expiration date of the Base Term of the Lease shall be midnight on January 31, 2020. In case of a conflict between the terms of the Lease and the terms of this Acknowledgement of Commencement Date, this Acknowledgement of Commencement Date shall control for all purposes.
IN WITNESS WHEREOF, Landlord and Tenant have executed this ACKNOWLEDGMENT OF COMMENCEMENT DATE to be effective on the date first above written.
TENANT: | ||||||||
F-STAR BIOTECHNOLOGY LTD, | ||||||||
a company registered in England and Wales | ||||||||
By: | /s/ TOLGA HASSAN | |||||||
Name: | TOLGA HASSAN | |||||||
Title: | CFO |
LANDLORD: | ||||||||
ARE-TECH SQUARE, LLC, | ||||||||
a Delaware limited liability company | ||||||||
By: | ARE-MA REGION NO. 31, LLC, | |||||||
a Delaware limited liability company, its Manager |
By: | ALEXANDRIA REAL ESTATE EQUITIES, L.P., | |||
a Delaware limited partnership, its Managing Member |
By: | ARE-QRS CORP., | |||
a Maryland corporation, its General Partner |
By: | /s/ Jackie Clem | |||
Its: | Jackie Clem | |||
Senior Vice President RE Legal Affairs |
|
Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL RIGHTS RESERVED. Confidential and Proprietary Do Not Copy or Distribute. Alexandria and the Alexandria Logo are registered trademarks of Alexandria Real Estate Equities, Inc. |
700 Technology Square/F-star Biotechnology Page 1 |
EXHIBIT E TO LEASE
Rules and Regulations
1. The sidewalk, entries, and driveways of the Project shall not be obstructed by Tenant, or any Tenant Party, or used by them for any purpose other than ingress and egress to and from the Premises.
2. Tenant shall not place any objects, including antennas, outdoor furniture, etc., in the parking areas, landscaped areas or other areas outside of its Premises, or on the roof of the Project.
3. Except for animals assisting the disabled, no animals shall be allowed in the Premises, offices, halls, or corridors in the Project.
4. Tenant shall not disturb the occupants of the Project or adjoining buildings by the use of any radio or musical instrument or by the making of loud or improper noises.
5. If Tenant desires telegraphic, telephonic or other electric connections in the Premises, Landlord or its agent will direct the electrician as to where and how the wires may be introduced; and, without such direction, no boring or cutting of wires will be permitted. Any such installation or connection shall be made at Tenants expense.
6. Tenant shall not install or operate any steam or gas engine or boiler, or other mechanical apparatus in the Premises, except as specifically approved in the Lease. The use of oil, gas or inflammable liquids for heating, lighting or any other purpose is expressly prohibited. Explosives or other articles deemed extra hazardous shall not be brought into the Project.
7. Parking any type of recreational vehicles is specifically prohibited on or about the Project. Except for the overnight parking of operative vehicles, no vehicle of any type shall be stored in the parking areas at any time. In the event that a vehicle is disabled, it shall be removed within 48 hours. There shall be no For Sale or other advertising signs on or about any parked vehicle. All vehicles shall be parked in the designated parking areas in conformity with all signs and other markings. All parking will be open parking, and no reserved parking, numbering or lettering of individual spaces will be permitted except as specified by Landlord.
8. Tenant shall maintain the Premises free from rodents, insects and other pests.
9. Landlord reserves the right to exclude or expel from the Project any person who, in the judgment of Landlord, is intoxicated or under the influence of liquor or drugs or who shall in any manner do any act in violation of the Rules and Regulations of the Project.
10. Tenant shall not cause any unnecessary labor by reason of Tenants carelessness or indifference in the preservation of good order and cleanliness. Landlord shall not be responsible to Tenant for any loss of property on the Premises, however occurring, or for any damage done to the effects of Tenant by the janitors or any other employee or person.
11. Tenant shall give Landlord prompt notice of any defects in the water, lawn sprinkler, sewage, gas pipes, electrical lights and fixtures, heating apparatus, or any other service equipment affecting the Premises.
12. Tenant shall not permit storage outside the Premises, including without limitation, outside storage of trucks and other vehicles, or dumping of waste or refuse or permit any harmful materials to be placed in any drainage system or sanitary system in or about the Premises.
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Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL RIGHTS RESERVED. Confidential and Proprietary Do Not Copy or Distribute. Alexandria and the Alexandria Logo are registered trademarks of Alexandria Real Estate Equities, Inc. |
700 Technology Square/F-star Biotechnology Page 2 |
13. All moveable trash receptacles provided by the trash disposal firm for the Premises must be kept in the trash enclosure areas, if any, provided for that purpose.
14. No auction, public or private, will be permitted on the Premises or the Project.
15. No awnings shall be placed over the windows in the Premises except with the prior written consent of Landlord.
16. The Premises shall not be used for lodging, sleeping or cooking or for any immoral or illegal purposes or for any purpose other than that specified in the Lease. No gaming devices shall be operated in the Premises.
17. Tenant shall ascertain from Landlord the maximum amount of electrical current which can safely be used in the Premises, taking into account the capacity of the electrical wiring in the Project and the Premises and the needs of other tenants, and shall not use more than such safe capacity. Landlords consent to the installation of electric equipment shall not relieve Tenant from the obligation not to use more electricity than such safe capacity.
18. Tenant assumes full responsibility for protecting the Premises from theft, robbery and pilferage.
19. Tenant shall not install or operate on the Premises any machinery or mechanical devices of a nature not directly related to Tenants ordinary use of the Premises and shall keep all such machinery free of vibration, noise and air waves which may be transmitted beyond the Premises.
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Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL RIGHTS RESERVED. Confidential and Proprietary Do Not Copy or Distribute. Alexandria and the Alexandria Logo are registered trademarks of Alexandria Real Estate Equities, Inc. |
700 Technology Square/F-star Biotechnology Page 1 |
EXHIBIT F TO LEASE
TENANTS PERSONAL PROPERTY
None.
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Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL RIGHTS RESERVED. Confidential and Proprietary Do Not Copy or Distribute. Alexandria and the Alexandria Logo are registered trademarks of Alexandria Real Estate Equities, Inc. |
Exhibit 10.11.3
DATED 14th February 2018
BABRAHAM BIOSCIENCE TECHNOLOGIES LIMITED (1)
F STAR BIOTECHNOLOGY LIMITED (2)
TENANCY AGREEMENT
relating to part of Building 522, Brian Heap Room, Riverside,
Babraham Research Campus, Cambridge, CB22 3AT
1
TENANCY AGREEMENT
INDEX
CLAUSE | PAGE | |||||
PARTIES | 3 | |||||
AGREED TERMS |
3 | |||||
1 | INTERPRETATION | 3 | ||||
2 | TENANCY | 6 | ||||
3 | RIGHTS GRANTED | 7 | ||||
4 | RIGHTS RESERVED | 7 | ||||
5 | RENT AND DEPOSIT | 8 | ||||
6 | SERVICE CHARGE | 8 | ||||
7 | DEFAULT | 8 | ||||
8 | TENANTS OBLIGATIONS | 10 | ||||
9 | LANDLORDS OBLIGATIONS | 18 | ||||
10 | GENERAL MATTERS | 19 | ||||
11 | OPTION TO DETERMINE | 20 | ||||
12 | EXCLUSION OF SECTIONS 24-28 OF THE 1954 ACT | 21 | ||||
13 | CONTRACTS (RIGHTS OF THIRD PARTIES) ACT 1999 | 22 | ||||
THE FIRST SCHEDULE |
23 | |||||
THE SECOND SCHEDULE |
26 | |||||
THE THIRD SCHEDULE |
33 | |||||
THE FOURTH SCHEDULE |
34 |
2
THIS AGREEMENT is dated 14th February 2018
PARTIES
1 |
BABRAHAM BIOSCIENCE TECHNOLOGIES LIMITED Company registration number 03241492 whose registered office is at Babraham Hall, Babraham, Cambridge CB22 3AT (the Landlord which expression includes its successors in title); and |
2 |
F-STAR BIOTECHNOLOGY LIMITED Company registration number 08067987 whose registered office is at Eddeva Building, Babraham Research Campus, Cambridge CB22 3AT (the Tenant). |
AGREED TERMS
1 |
INTERPRETATION |
1.1 |
Defined terms |
In this agreement the following words and expressions have the following meanings:
Base RPI Month February 2018
Base Rent means £37,140 per annum.
BBSRC the Biotechnology and Biological Sciences Research Council together with their successors in title.
Break Date means 17th January 2019.
Break Notice a written notice to terminate this agreement on the Break Date and exercised in accordance with clause 11.
the Building Building 522 shown coloured orange on Plan A annexed and labelled Riverside Meeting Rooms.
Building Service Charge Expenditure the aggregate of all costs, fees, expenses and outgoings properly and reasonably incurred by the Landlord in providing any of the Building Services as defined in the Second Schedule including the Building Service Costs and VAT (save to the extent that the Landlord is able to recover such VAT as an input in relation to supplies made to the Landlord).
3
Building Services the services set out in Schedule 2 to this agreement (excluding the Optional Services as defined in Schedule 4).
the Campus the Babraham Research Campus, Cambridge.
Campus Service Charge Expenditure means the aggregate of all costs, fees, expenses and outgoing properly and reasonably incurred by the Landlord in providing any of the Campus Services as defined in the Second Schedule including the Campus Service Costs and VAT (save to the extent that the Landlord is able to recover such VAT as an input in relation to supplies made to the Landlord).
Common Parts means all structural, external and common or shared areas of the Building and all Landlords fixtures and fittings, plant, machinery and equipment therein which do not form part of the Rooms or any other let or lettable unit in the Building.
Conduits means all media for the supply or removal of heat, electricity, gas, water, sewage, air conditioning if any, energy, telecommunications, data and all other services and utilities and all structures, machinery and equipment ancillary to those media.
the Car Park the car park which is shown orange on Plan A annexed or any other car park on the Campus as the Landlord shall from time to time nominate and notify to the Tenant.
Campus Services the services as set out in Schedule 2 to this agreement (excluding the Optional Services as defined in Schedule 4).
Deposit the sum equivalent to three months Rent (together with a sum equivalent to any VAT chargeable on the Rent).
Financial Year means 1 April to 31 March in each year or such other financial year as the Landlord shall notify to the Tenant from time to time during the term of this tenancy agreement so long as no change in the year end date shall be made in consecutive Financial Years and no Financial Year shall be less than 6 months or more than 18 months.
4
F-star Company means any of F-star Alpha Limited, F-star Beta Limited, F-star Gamma Limited and F-star Delta Limited.
Headlease the head lease dated 1st August 2013 made between BBSRC (1) and the Landlord (2) in respect of the Building together with additional buildings and land.
Home Office Licence means the licence dated 19 September 2017 No XAE4C054D granted by the Home Office pursuant to the Animals (Scientific Procedures) Act 1986 and any amendment or replacement of such licence from time to time.
Inherent Defects any latent or inherent defects in the design workmanship or materials used in the construction of the Rooms or the Building as the case may be.
Insured Risks fire, lightning, aircraft and explosion, riot, civil commotion and malicious damage, storm, tempest, flood, burst pipes, impact by vehicles, subsidence or accidental damage to the Building.
Interest Rate means the Lloyds Bank PLC base rate from time.
Plan A means the plan marked Plan A annexed.
Plan B means the plan marked Plan B annexed.
the Regulations and Policies the written regulations and the Health and Safety policy for the Building and the Campus from time to time made by the Landlord (acting reasonably) and notified to the Tenant to secure the orderly and safe use of the Building and the Campus as specified at the date of this agreement in the Third Schedule.
the Rent Thirty Seven Pounds One Hundred and Forty Pounds (£37, 140) per annum (which is based on a rental figure of £30 per square foot for the Rooms which are approximately 1238 square feet in area) subject to review in accordance with the terms of the First Schedule.
the Review Date means the 12th February 2018 and every anniversary of that date.
5
the Room(s) the part of the Building known as the Brian Heap Room shown edged red on Plan B annexed.
RPI means the Index of Retail Prices published by the Office for National Statistics or any official index replacing it.
Schedule of Condition the photographic schedule of condition relating to the Property attached to this agreement.
Sensitive Tissues tissue material from cats, dogs and non-human primates.
the Service Agreement the service agreement in respect of discretionary services available within the Bioincubator as set out in the Fourth Schedule of this agreement.
the Service Charge means the proper proportion of the Building Service Charge Expenditure and Campus Service Charge Expenditure determined on a consistent basis attributable to the Rooms calculated by reference to the area of the Rooms as a percentage of the Building and Campus respectively to be determined by the Landlords Surveyor (acting reasonably in accordance with principles of good estate management) whose decision will be final and binding on the parties (save in the case of manifest error).
Term a term from and including 12th February 2018 to and including 17th January 2021 .
VAT means value added tax chargeable under the Value Added Tax Act 1994 and any similar replacement tax and any similar additional tax.
2 |
TENANCY |
2.1 |
The Landlord lets to the Tenant the Rooms which form part of the Building at the Campus for the Term (subject to earlier termination in accordance with clause 7 or 11 ). |
2.2 |
The letting is made together with the rights granted set out in clause 3 for the benefit of the Tenant and those expressly or impliedly authorised by it, excepting and reserving to the Landlord the rights set out in clause 4. |
2.3 |
The letting is made subject to the payment of the Rent and the Service Charge and other sums payable by the Tenant set out below. |
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2.4 |
References to any consent or approval required from the Landlord shall be construed as also including a requirement to obtain the consent or approval of the landlord for the time being in the Headlease except where such consent or approval is not required under the terms of the Headlease except that nothing in this lease shall be construed as imposing on such landlord any obligation (or indicating that such an application is imposed on such landlord on the terms of the Headlease) not unreasonably to refuse any such consent. |
3 |
RIGHTS GRANTED |
The grant of this tenancy is made together with the following rights which are all subject to compliance with the Regulations and Policies:
3.1 |
To have access to and from the Rooms over the entrance lobby corridors staircases and lift in the Building and to use the lavatories and showers in the Building; |
3.2 |
To have access to and from the Building and the Car Park over the roads and footpaths leading thereto and forming part of the Campus; |
3.3 |
To have use of 0.6 car parking spaces per person in the Car Park subject to availability of space from time to time; |
3.4 |
To use the service conduits serving the Rooms for the passing of utilities to and from the Rooms; |
3.5 |
The right to support and protection for the benefit of the Rooms as is now enjoyed from other parts of the Building; |
3.6 |
To use the communal facilities within the Building. |
4 |
RIGHTS RESERVED |
The Landlord reserves the right for its own benefit and the benefit of those expressly or impliedly authorised by it:
4.1 |
To enter the Rooms at reasonable times upon reasonable prior written notice (save in emergency or for security purposes) for any reasonable purpose including inspection of the condition of the Rooms and in connection with health and safety inspections and audits and alterations to and repair maintenance and decoration of the Building or any service conduits serving the Building subject to the Landlord causing as little inconvenience as practicable to the Tenant and making good any physical damage caused as soon as reasonably practicable to the reasonable satisfaction of the Tenant. |
7
4.2 |
To install new service conduits or connect into the service conduits during the lease term and to use any service conduits within or passing through the Rooms for passage of utilities to and from the remainder of the Building or any adjoining premises. |
4.3 |
To support and protection for the benefit of all parts of the Building as is now enjoyed from the Rooms. |
5 |
RENT AND DEPOSIT |
5.1 |
The Tenant agrees to pay the Rent (together with any value added tax chargeable) by equal instalments monthly in advance on the first day of each month by bankers order (if commencing other than on the first day of a month, the first payment to be an apportioned amount for the period from and including the commencement date of this agreement to and including the last date of the month of commencement paid on the date of this agreement). |
5.2 |
On or before the date of this agreement the Tenant will pay the Deposit to the Landlord as security for due performance of the Tenants obligations under this agreement including the provisions of the Fourth Schedule such sum to be retained in a separate designated rent deposit account by the Landlord and to be returned to the Tenant within four weeks of termination of this agreement less the cost to the Landlord of making good any unmet obligation of the Tenant. |
6 |
SERVICE CHARGE |
6.1 |
The Service Charge is payable by the Tenant to the Landlord by way of additional rent in accordance with paragraph 6 of the Second Schedule. |
6.2 |
Further discretionary services at an additional cost may be available from time to time on the terms set out in the Service Agreement. |
6.3 |
The Tenant will not be charged Service Charge in respect of any lettable parts of the Building or Campus which may be unlet from time to time. |
8
7 |
DEFAULT |
7.1 |
In the event of non-payment of the Rent (whether demanded or not) or any other sum due under this agreement (and demanded) within 14 workings days of the due date or in the event of the Tenant failing to comply with any of the Tenants obligations in this agreement or if an Event of Insolvency occurs in relation to the Tenant (or where applicable) one of the persons comprising the Tenant, the Landlord may re-enter the Rooms and the tenancy created by this agreement will immediately determine but without prejudice to any remedy for any prior breach by the Tenant of any of the Tenants obligations in this agreement. |
7.2 |
An Event of Insolvency shall mean: |
7.3 |
where the Tenant is a corporation: |
7.4 |
that the Tenant is unable to pay its debts as they fall due; or |
7.5 |
that the Tenant admits in writing its inability to pay its debts as they fall due; or |
7.6 |
the taking of any step in connection with any voluntary arrangement or any other compromise, assignment or any other arrangement for the benefit of any creditors of the Tenant; or |
7.7 |
the making of an application for an administration order by any person (including by but not limited to the Tenant or by any of their directors) or the making of an administration order in relation to the Tenant; or |
7.8 |
the giving of any notice of intention to appoint an administrator by any person (including by but not limited to the Tenant or by any of their directors), or the filing at court of the prescribed documents in connection with the appointment of an administrator, or the appointment of an administrator, in any case in relation to the Tenant; or |
7.9 |
the appointment of a receiver or manager or an administrative receiver in relation to any property or income of the Tenant; or |
7.10 |
the commencement of a voluntary winding-up in respect of the Tenant, except a winding-up for the purpose of a bona fide amalgamation or reconstruction of a solvent company in respect of which a statutory declaration of solvency has been filed with the Registrar of Companies; or |
7.11 |
the presentation of a petition for a winding-up order or a winding-up order being made in respect of the Tenant; or |
7.12 |
the making of an application for, or the appointment of, a provisional liquidator by any person (including by the Tenant); or |
9
7.13 |
the striking-off of the Tenant from the Register of Companies or the making of an application for the Tenant to be struck-off; or |
7.14 |
any analogous procedure or step being taken in any jurisdiction; or |
7.15 |
the Tenant otherwise ceasing to exist |
7.16 |
where the Tenant is an individual: |
7.17 |
the taking of any step in connection with any voluntary arrangement or any other compromise or arrangement for the benefit of any creditors of the Tenant; or |
7.18 |
the presentation of a petition for bankruptcy order or the making of a bankruptcy order against the Tenant; or |
7.19 |
the Tenant being unable to pay their debts (within the meaning of section 268 of the Insolvency Act 1986). |
The clauses above shall apply in relation to a partnership or limited partnership (as defined in the Partnership Act 1890 and the Limited Partnerships Act 1907 respectively) subject to the modifications referred to in the Insolvent Partnerships Order 1994 (SI 1994/2421) (as amended), and a limited liability partnership (as defined in the Limited Liability Partnerships Act 2000) subject to the modifications referred to in the Limited Liability Partnerships Regulations 2001 (SI 2001/1090) (as amended).
Event of Insolvency includes any analogous proceedings or events that may be taken pursuant to the legislation of another jurisdiction in relation to a tenant or guarantor incorporated or domiciled in such relevant jurisdiction.
8 |
TENANTS OBLIGATIONS |
The Tenant agrees with the Landlord:
8.1 |
To pay the Landlord the Rent in accordance with clause 5.1 the Deposit in accordance with clause 5.2 and the Service Charge in accordance with clause 6. |
8.2 |
To pay to the Landlord all costs properly incurred under the Service Agreement. |
8.3 |
To pay all rates (including Business Rates) and other taxes charges and outgoings payable in respect of the occupation of the Rooms (and in the case of any such paid by the Landlord for the Rooms with other premises, to pay a fair and proper proportion of them). |
10
8.4 |
In the case of any utilities consumed at the Rooms which are not separately metered or charged by the supplier to the Tenant, to pay or reimburse to the Landlord within 14 days of written demand the pro-rated cost to the Landlord of such utilities and otherwise to pay directly to the relevant company or authority the cost of all utilities consumed at the Rooms and not charged by the Landlord to the Tenant. |
8.5 |
To pay the cost to the Landlord of the provision of any additional security for the Campus and Building over and above that normally provided by the Landlord caused by the activities of the Tenant as is reasonably required. |
8.6 |
To pay interest at 4% above the Interest Rate to time on any payments due under this agreement paid after the date when due for the period from the due date to the date of actual payment. |
8.7 |
Not to use and occupy the Rooms except as offices or laboratories with ancillary offices for the purposes of scientific and/or medical research in connection with human healthcare or biotechnology based research and development and at all times to comply with the Regulations and Policies and the Babraham Campus Travel to Work Plan as issued from time to time by the Landlord or the relevant body or authority and in accordance with the planning permission dated 22 May 2000. |
8.8 |
Not to bring any animals onto the Campus or into the Building or Rooms without the Landlords consent. |
8.9 |
To keep the Rooms properly secure when not in use, as far as is reasonably possible. |
8.10 |
To keep the interior of the Rooms including landlords and tenants fixtures and fittings and service conduits within and serving only the Rooms in good and substantial repair and condition and clean and unless the Landlord otherwise demands, at the end of the Term (however determined) to decorate or otherwise treat the interior surfaces of the Rooms (including for the avoidance of doubt the walls, doors, window sills and skirting boards) in accordance with the reasonable requirements of the Landlord which shall be notified to the Tenant in writing 3 months prior to the end of the tenancy Provided That the Tenant shall not be liable to decorate the Rooms if it has done so in the preceding 6 months but the Tenant shall not be liable under this clause: |
11
8.10.1 |
in respect of any damage to the Rooms which is the result of an Insured Risk (unless and to the extent that the policy of insurance for the Building has been vitiated or any insurance proceeds withheld as a consequence of any act or default of the Tenant any undertenant or their respective workmen, contractors or agents or any person in the Rooms with their actual or implied authority); or |
8.10.2 |
any damage to or defect in the Rooms which is or is the result of an Inherent Defect. |
PROVIDED THAT the Tenant shall only be required to keep the Property in any better state and condition than it is in at the date hereof as evidenced by the Schedule of Condition.
8.11 |
Not to leave the Rooms or any part of it unoccupied or out of use for more than five working days without giving the Landlord not less than 48 hours notice during normal working hours and not to leave the Rooms or any part of it unoccupied or out of use for more than twenty five working days under any circumstance except in so far as: |
8.11.1 |
the Tenant may be prevented from occupying or using the Rooms by reason of destruction or damage to the Rooms or the Building by an Insured Risk or by any other cause not involving default by the Tenant; |
8.11.2 |
may be necessary for the carrying out with all reasonable speed of any major repairs or alterations or additions to the Rooms in accordance with the terms of this agreement; or |
8.11.3 |
such occupation or use would be contrary to any regulation or requirement of any competent statutory or local authority. |
8.12 |
Upon the termination of the tenancy (however determined) to remove all the Tenants property (including tenants fixtures and fittings) from the Rooms and unless otherwise demanded at least 3 months before the end of the term of this agreement by the Landlord, the Tenant shall make good any damage caused by such removal and fully reinstate the Rooms including all alterations and additions or fitting out made by the Tenant whether before or during the term, provided that if the Tenants property is not removed from the Rooms by the Tenant within seven days of determination, the Landlord may place the Tenants property in store at the expense and risk of the Tenant. |
12
8.13 |
To place all rubbish in receptacles provided by the Landlord and not to permit any rubbish to accumulate in the Rooms or the Building or upon the Campus. |
8.14 |
Not to damage the Rooms or any part of the Building or the Campus (fair wear and tear excepted) and to bear the cost incurred by the Landlord in making good any damage that might be caused by the Tenant or any employee, agent or visitor of the Tenant. |
8.15 |
Subject to clause 8.16, not to make any alterations to the Rooms. |
8.16 |
The Tenant shall be permitted to make internal non-structural alterations subject to obtaining the Landlords prior written consent (which shall not be unreasonably withheld or delayed) and the Tenant shall, if so requested by the Landlord, remove such alterations and reinstate the Rooms before the end of the Term |
8.17 |
Not to make any alterations or additions to the services or cabling in or serving the Rooms. |
8.18 |
To observe and ensure that all employees and visitors observe the Regulations and Policies. |
8.19 |
Not to assign, transfer, underlet or charge the Rooms or any part of it and not to share possession or occupation of it with any other party other than an F-star Company and/or a group company as defined in the Companies Act 2006 provided that no tenancy is created and subject to the consent of the Landlord (such consent not to be unreasonably withheld or delayed). |
8.20 |
Not to exceed the structural limits of the Rooms or the Building by overloading the floors of the Rooms nor suspending any excessive weight from the ceilings or walls of the Rooms nor introducing excessive heats beyond what could reasonably be expected from the Tenants use of the Rooms. |
8.21 |
Not to discharge any oil, grease, noxious, deleterious or other substances whatsoever which may cause obstruction, contamination, a source of danger or may injure the drainage system of the Building or the Campus or any part of the Building or the Campus. |
13
8.22 |
Not to obstruct or hamper ventilation or heating systems or equipment and plant installed with a safety functionality (for example, fire alarm systems, fire doors or fire extinguishers) in the Rooms or the Building. |
8.23 |
Not to do anything at the Rooms, the Building or the Campus which may be or become a nuisance, annoyance, inconvenience or disturbance to the Landlord or other occupants of the Building and/or the Campus. |
8.24 |
Not to allow any person to sleep in the area occupied. |
8.25 |
To ensure that safe access to and egress from the Rooms and the Building is maintained at all times, including not obstructing the access to any fire escape routes. |
8.26 |
To comply with all laws relevant to the occupation and use of the Rooms which may be in force during this tenancy. |
8.27 |
To indemnify the Landlord against all actions, proceedings, claims, demands, losses and liabilities arising in any way directly or indirectly out of the use by the Tenant of the Rooms, the Building and the Campus. |
8.28 |
To use all reasonable endeavours to ensure that the Tenants employees, visitors and invitees confine themselves to the Rooms and such areas of the Building and the Campus as given access to or are provided for communal use (such as meeting rooms and catering areas). |
8.29 |
To treat as confidential and not to disclose to any person nor exploit for commercial or other purposes any information as to or deriving from research carried out by the Landlord or other tenants or occupiers within the Campus except so far as such information has passed into the public domain or is otherwise permitted by the relevant party. |
8.30 |
Not to enter into any agreement with any member of staff employed by the Landlord without the Landlords consent. |
8.31 |
To maintain sufficient public liability and third party insurance of not less than Five million pounds (£5,000,000) in respect of each and every claim for the Tenants use of the Rooms, the Building and the Campus in accordance with the terms of this Agreement and supply evidence of compliance with this obligation to the Landlord upon demand. |
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8.32 |
To comply with all proper requirements of the insurers of the Building or the Campus notified in writing to the Tenant by the Landlord. |
8.33 |
To comply with all obligations and restrictions contained or referred to in the registers of freehold title number CB303470 and leasehold title number CB3811365 insofar as they relate to or affect the Rooms and the Building and including (without limitation) the tenants covenants (other than covenants in respect of payment of rent) contained in the Headlease. |
8.34 |
To pay within ten working days of written demand: |
8.34.1 |
a fair and proper proportion to be determined by the Landlord acting reasonably and in accordance with principles of good estate management of the amount of the insurance premium incurred by the Landlord (in insuring the Building and any third party and public liabilities in accordance with its obligation in clause 9.1); |
8.34.2 |
any additional premium or loading on the policy of insurance for the Building or any insurance policy for adjoining premises owned by the Landlord payable as a result of anything done or omitted to be done by the Tenant or as a result of the use of the Rooms by the Tenant; |
8.34.3 |
a fair proportion, to be determined by the Landlord acting reasonably, of any excess deducted or disallowed by the insurers upon settlement of any claim by the Landlord; and |
8.34.4 |
the costs of rebuilding the Building, site clearance, professional fees and VAT where and to the extent that the insurance monies are withheld by the insurers or are irrecoverable due in either case to the act or default of the Tenant. |
8.35 |
The Tenant is to pay to the Landlord as additional rent within 14 days of written demand the proper (and in the case of clause 8.35.2 reasonable) costs and expenses of the Landlords solicitors, surveyors and other professional advisers and bailiffs fees and commissions including any irrecoverable VAT arising from: |
8.35.1 |
the preparation and service of any notice and the taking of any proceedings by or on behalf of the Landlord as a result of any default by the Tenant in performance of its obligations in this agreement; |
8.35.2 |
any application made by the Tenant for the Landlords consent for or approval of any matter under this agreement whether or not consent or approval is given; |
15
8.35.3 |
the preparation and service of any notice or schedule of dilapidations during or within six months after the end of the term of this agreement; |
8.35.4 |
the recovery of any arrears of the Rent or other sums due. |
8.36 |
The Tenant covenants with the Landlord that where required it shall at all times during the term of this agreement comply with all the requirements of the Home Office Licence and it shall procure that any procedures at the Rooms shall comply with the Home Office Licence. |
8.37 |
The Tenant shall indemnify the Landlord and as a separate covenant shall indemnify BBSRC, the Babraham Institute and any group company of the Landlord or the Babraham Institute and any other holder from time to time of the Home Office Licence (to the intent that this covenant shall confer a benefit on and shall be directly enforceable by all or any member of BBSRC, the Babraham Institute or any group company and any other holder from time to time of the Home Office Licence under the Contracts (Rights of Third Parties) Act 1999), from and against (in each case) all costs, claims, demands, losses and any other liability as may be incurred arising from any act or omission of the Tenant (either at the Rooms or on any other part of the Campus) or any other lawful occupier of the Rooms in connection with any breach of any of the requirements of the Home Office Licence. |
8.38 |
The Tenant shall not carry out at the Rooms any procedures that fall under the Animals (Scientific Procedures) Act 1986 and the Home Office Licence which are not approved in writing by the committee of scientists and lay persons referred to as the Animal Welfare, Experimentation and Ethics Committee and constituted at Babraham Institute to oversee animal procedures in accordance with the Animals (Scientific Procedures) Act 1986, the Home Office Licence and best practice (the Ethics Committee). |
8.39 |
The Tenant shall not use any Sensitive Tissues without the prior written consent of the Ethics Committee and if the Tenant does require the written consent of the Ethics Committee the Tenant will make a written request for consent to the Bio-lncubator Manager at the Campus and at all times thereafter comply with the provisions of clauses 8.40 and 8.41 below. |
8.40 |
The Tenant shall comply with all the requirements of the Ethics Committee and shall procure that any procedures employed at the Rooms shall comply with the requirements of the Ethics Committee. |
16
8.41 |
The Tenant shall indemnify the Landlord and as a separate covenant shall indemnify BBSRC, the Babraham Institute or any group company and any other holder from time to time of the Home Office Licence (to the intent that this covenant shall confer a benefit on and shall be directly enforceable by all or any member of BBSRC, the Babraham Institute or any group company and any other holder from time to time of the Home Office Licence under the Contracts (Rights of Third Parties) Act 1999), from and against (in each case) all costs, claims, demands, losses and any other liability as may be incurred arising from any act or omission of the Tenant (either at the Rooms or on any other part of the Campus) or any other lawful occupier of the Rooms in connection with any breach of any of the requirements of the Ethics Committee. |
8.42 |
The Tenant will notify the Landlord in writing of any research carried out at the Rooms which requires Health and Safety certification (for example research on genetically modified organisms or human tissue). |
8.43 |
The Tenant will provide adequate resource for a Health and Safety Coordinator and a Fire Safety Coordinator or suitable deputies to attend six monthly meetings to coordinate activities within the facilities. |
8.44 |
The Tenant will permit access for the Landlords Health and Safety Coordinator to the Rooms if reasonably requested on prior reasonable written notice to ensure full compliance with the Regulations and Policies. |
8.45 |
The Tenant is not to apply for planning permission under any legislation relating to town and country planning or implement any planning permission. |
8.46 |
The Tenant is to comply with all requirements of environmental law and is to obtain all necessary permits, licences, consents, registrations, authorisations or exemptions from any relevant statutory authority which are required for the use of the Rooms for the production, storage, use, handling or disposal of any hazardous material or waste. |
8.47 |
The Tenant is not to do or omit to do anything that would or may cause any hazardous materials or waste to escape, leak or be spilled or deposited on the Rooms or the Building, discharged from the Rooms or the Building or migrate to or from the Rooms or the Building. |
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8.48 |
The Tenant shall observe the no smoking policy of the Campus and shall ensure that any person entering the Campus within the Tenants direct or indirect control also strictly observes the no smoking policy. |
8.49 |
The Ten ant covenants with the Landlord to observe and perform: |
8.49.1 |
the tenant covenants in this lease and any document that is supplemental or collateral to it; and |
8.49.2 |
the tenant covenants in the Headlease (insofar as they relate to the Rooms and the rights granted to the Tenant) except the covenants to pay the rents reserved by the Headlease. |
9 |
LANDLORDS OBLIGATIONS |
The Landlord agrees with the Tenant:
9.1 |
To insure the Building with substantial and reputable insurers against the Insured Risks and against public and employers liability to a reasonable level and such other risks as the Landlord may decide and to provide a copy of the Insurance Schedule for the Building to the Tenant on demand provided that the Landlord shall not be obliged to provide a copy of the Insurance Schedule more than once in any year. |
9.2 |
To keep the Building and the parts of the Campus in respect of which rights are granted to the Tenant and in respect of which the Landlord holds a demise in good and substantial repair and condition (including for the avoidance of doubt inherent defects) and to reinstate the Building or such parts of the Building as may be damaged or destroyed by any Insured Risks within a reasonable period after receipt of the insurance proceeds and all necessary consents for the works (unless the insurance proceeds are withheld as a result of the act or default of the Tenant or anyone acting with their authority) PROVIDED THAT if such damage or destruction to the Building is substantial and reinstatement will take more than 2 years to implement the Landlord may elect to terminate this agreement on giving one months written notice to the Tenant at any time and all insurance proceeds shall belong to the Landlord. |
9.3 |
To provide (or procure provision of) the Building Services and the Campus Services throughout this agreement PROVIDED THAT at the reasonable discretion of the Landlord the services provided may be amended for the purposes of good estate management and PROVIDED FURTHER THAT such amendments to the services do not materially adversely impact upon the Tenants occupation, use or enjoyment or the Rooms. |
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9.4 |
To waive the payment of the Rent (or part thereof) and Service Charge in the event that use of or access to the Rooms by the Tenant is prevented by fire or flood and such other risks against which the Landlord may have insured until such time as access or use is restored unless access or use was prevented by reason of any act or neglect by the Tenant or anyone at the Rooms, the Building or the Campus with the express or implied permission of the Tenant. |
9.5 |
Not knowingly to do anything that would amount to a breach of the terms of any superior lease and to procure that the landlord under any superior lease complies with its obligations in that superior lease. |
9.6 |
To give to the Tenant quiet enjoyment of the Rooms without any interruption by the Landlord or any person lawfully claiming under or in trust for the Landlord. |
9.7 |
To repair any damage or disrepair to the Rooms which is the result of an Inherent Defect. |
10 |
GENERAL MATTERS |
10.1 |
If the Tenant does not comply with its obligations in respect of repair and cleaning in clause 8.10 and the Landlord may enter the Rooms to carry out the works required and the costs incurred by the Landlord in carrying out such works are to be paid by the Tenant to the Landlord on demand as a debt with interest at 4% above Lloyds Bank plc base rate from the date the Landlord incurred them. |
10.2 |
The Rent and Service Charge and any other sums payable by the Tenant under this agreement are exclusive of value added tax and an obligation on the Tenant under this agreement to pay money includes an obligation to pay any value added tax chargeable on that payment as additional rent. |
10.3 |
The Landlord shall not be liable for any injury to or loss or damage suffered by the Tenant or any other person by: |
10.3.1 |
any breakdown, absence, failure or insufficiency of any of the Services; |
10.3.2 |
any defect in any of the service conduits or any boiler, lift, machinery, appliance or apparatus used in connection with the provision of the Services; |
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10.3.3 |
any defect in any part of the Building; |
10.3.4 |
any event of force majeure or other circumstances beyond the Landlords control; or |
10.3.5 |
any act or omission of the any third party on the Campus whether or not they are a tenant of the Building |
unless such injury, loss or damage arises out of the wilful neglect of the Landlord.
10.4 |
The Tenant may terminate this agreement on giving one months notice to the Landlord in the event of damage or destruction by an Insured Risk if the Building has not been sufficiently reinstated within 12 months following such damage or destruction so as to make the Rooms available and fit for use and occupation. |
10.5 |
Following damage or destruction of the Rooms or the means of access thereto by an Insured Risk payment of the Rent and Service Charge by the Tenant or a fair proportion of the Rent and Service Charge according to the nature and extent of the damage shall be suspended until the Rooms have been reinstated and made fit for use and occupation (unless payment of the insurance proceeds are withheld as a result of the act or default of the Tenant or anyone acting with their express or implied authority). |
11 |
OPTION TO DETERMINE |
11.1 |
The Tenant may terminate this agreement by serving a Break Notice on the Landlord at least six months before the Break Date. |
11.2 |
A Break Notice served by the Tenant shall be of no effect if, at the Break Date: |
11.2.1 |
the Tenant has not paid any part of the Rent or Service Charge (provided that in the case of Service Charge only such Service Charge has been demanded more than 15 working days prior to the Break Date), or any VAT in respect of it, which was due to have been paid; or |
11.2.2 |
the Rooms are not returned to the Landlord free of occupation and third party rights; or |
11.2.3 |
there is a subsisting material breach of the tenant covenants in this agreement. |
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11.3 |
Any overpayment of payment of Rent, Service Charge or any other sums payable under this Lease by the Tenant that relate to the period following the Break Date will be credited to the Tenant by the Landlord within 10 working days of the Break Date. |
11.4 |
Termination of this agreement on the Break Date shall not affect any other right or remedy that either party may have in relation to any earlier breach of this agreement. |
12 |
OPTION TO BREAK |
12.1 |
The Tenant may terminate this Lease by serving on the Landlord not less than 3 months notice in writing of such desire in the event that the Tenant acquires any additional interest in respect of Building 920, Babraham Research Campus, Cambridge (as shown coloured red on Plan A and labelled 920 Eddeva). On the expiry of the notice referred to in this clause the tenancy created by this Lease and everything contained in it shall cease and be determined but without prejudice to any existing rights and liabilities of the parties under this Lease. |
12.2 |
Any overpayment of payment of Rent, Service Charge or any other sums payable under this Lease by the Tenant that relates to the period following the expiry of the notice referred to in clause 12.1 above will be credited to the Tenant by the Landlord within 10 working days of such date. |
13 |
EXCLUSION OF SECTIONS 24-28 OF THE 1954 ACT |
13.1 |
The Landlord and the Tenant agree to exclude the provisions of Sections 24 to 28 Landlord and Tenant Act 1954 in relation to the tenancy to be created by this Tenancy Agreement. The Tenant confirms that: |
13.1.1 |
the Landlord served a notice on the Ten ant (the Notice) dated 14th February 2018 applying to the tenancy created by this Tenancy Agreement, in a form complying with the requirements of Schedule 1 The Regulatory Reform (Business Tenancies) (England and Wales) Order 2003, before this Tenancy Agreement was entered into; |
13.1.2 |
the Tenant or a person duly authorised by the Tenant in relation to the Notice made a statutory declaration dated 2018 in a form complying with the requirements of Schedule 2 to the Regulatory Reform (Business Tenancies) (England and Wales) Order 2003. |
21
14 |
CONTRACTS (RIGHTS OF THIRD PARTIES) ACT 1999 |
Save for the landlord for the time being of the Headlease and also unless (and to the extent) specified otherwise in this agreement a person who is not a party to this agreement shall not have any rights under or in connection with this agreement by virtue of the Contracts (Rights of Third Parties) Act 1999.
IN WITNESS of which this deed has been duly executed and is delivered on the date written at the beginning of this deed.
22
THE FIRST SCHEDULE
RENT REVIEW
1 |
In this clause the President is the President for the time being of the Royal Institution of Chartered Surveyors or a person acting on his behalf, and the Surveyor is the independent valuer appointed pursuant to paragraph 9 of this Schedule. |
2 |
The amount of Rent shall be reviewed on the Review Date to the greater of: |
2.1 |
the Rent payable immediately before the Review Date (or which would then be payable but for any abatement or suspension of the Rent or restriction on the right to collect it); and |
2.2 |
the indexed rent determined pursuant to this clause. |
3 |
The indexed rent shall be determined at the relevant Review Date by multiplying the Base Rent by the index value of the RPI for the month before the month in which the relevant Review Date falls, then dividing the product by all index value of the RPI for the Base RPI Month. |
4 |
The Landlord shall calculate the indexed rent and shall give the Tenant written notice of the indexed rent as soon as it has been calculated. |
5 |
If the revised Rent has not been calculated by the Landlord and notified to the Ten ant on or before the relevant Review Date the Rent payable from that Review Date shall continue at the rate payable immediately before that Review Date. On the date the revised Rent is notified by the Landlord to the Tenant the Ten ant shall pay: |
5.1 |
the shortfall (if any) between the amount that it has paid for the period from the Review Date until the Rent Payment Date following the date of notification of the revised Rent and the amount that would have been payable had the revised Rent been notified on or before that Review Date; and |
5.2 |
interest at the Interest Rate on that shortfall calculated on a daily basis by reference to the Rent Payment Dates on which parts of the shortfall would have been payable if the revised Rent had been notified on or before that Review Date and the date payment is received by the Landlord. |
23
6 |
Time shall not be of the essence for the purposes of this clause. |
7 |
Subject to clause 8 if there is any change to the methods used to compile the RPI including any change to the items from which the RPI is compiled or if the reference base used to compile the RPI changes the calculation of the indexed rent shall be made taking into account the effect of any such change. |
8 |
If either the Landlord or the Tenant reasonably believes that any change referred to in paragraph 7 would fundamentally alter the calculation of the indexed rent in accordance with this Schedule and has given notice to the other party of this belief or if it becomes impossible or impracticable to calculate the indexed rent in accordance with this schedule then the Landlord and the Tenant shall endeavour within a reasonable time to agree an alternative mechanism for setting the Rent which may (where reasonable) include or consist of substituting an alternative index for the RPI. In default of such agreement an alternative mechanism shall be determined by the Surveyor. |
9 |
If any question or dispute arises between the parties as to the amount of the Rent payable or as to the interpretation application or effect of any part of this schedule or if the Landlord and the Tenant fail to reach agreement under paragraph 8 the question dispute or disagreement is to be determined by the Surveyor. The Surveyor shall have full power to determine the question dispute or disagreement and shall have power to determine any issue involving the interpretation of any provision of this lease his jurisdiction to determine the question dispute or disagreement referred to him or his terms of reference. When determining such a question dispute or disagreement the Surveyor may if he considers it appropriate specify that an alternative mechanism for setting the Rent should apply to this lease and this includes (but is not limited to) substituting an alternative index for the RPI. |
10 |
The Surveyor shall be an independent valuer who is a Member or Fellow of the Royal Institution of Chartered Surveyors. The Landlord and the Tenant may be by agreement appoint the Surveyor at any time before either of them applies to the President for the Surveyor to be appointed. |
11 |
The Surveyor shall act as an expert and not as an arbitrator. The Surveyors decision shall be given in writing and the Surveyor shall provide reasons for any determination. The Surveyors written decision on the matters referred to him shall be final and binding in the absence of manifest error or fraud. |
24
12 |
The Surveyor shall give the Landlord and the Tenant an opportunity to make written representations to the Surveyor and to make written counter-representations commenting on the representations of the other party to the Surveyor. The parties will provide (or procure that other provide) the Surveyor with such assistance and documents as the Surveyor reasonably requires for the purpose of reaching a decision. |
13 |
If the Surveyor dies or becomes unwilling or incapable of acting or unreasonably delays in making any determination then either the Landlord or the Tenant may apply to the President to discharge the Surveyor and paragraph 10 shall then apply in relation to the appointment of a replacement. |
14 |
The fees and expenses of the Surveyor and the cost of the Surveyors appointment and any counsels fees or other fees reasonably incurred by the Surveyor shall be payable by the Landlord and the Ten ant in the proportions that the Surveyor directs (or if the Surveyor makes no direction then equally). If the Tenant does not pay its part of the Surveyors fees and expenses within ten working days after demand by the Surveyor the Landlord may pay that part and the amount it pays shall be a debt of the Tenant due and payable on demand to the Landlord. The Landlord and the Tenant shall otherwise each bear their own costs in connection with the rent review OR if either the Landlord or the Tenant does not pay its part of the Surveyors fees and expenses within ten working days after demand by the Surveyor then: |
14.1 |
the other party may pay instead; and |
14.2 |
the amount so paid shall be a debt of the party that should have paid due and payable on demand to the party that actually made the payment. |
The Landlord and the Tenant shall otherwise each bear their own costs in connection with the rent review.
25
THE SECOND SCHEDULE
THE SERVICES
Campus Services
1 |
The Campus Services are: |
1.1 |
the administration and operation of the Travel to Work Plan; |
1.2 |
the operation of such meeting rooms and catering facilities which may from time to time be provided (including the catering facilities existing at the date of this agreement and/or such additional or alternative catering facilities which are reasonable having regard to the nature of the Campus, but excluding individual charges made for the hire of any meeting rooms); |
1.3 |
the disposal of general waste (excluding clinical, animal, radioactive, biohazard or special waste); |
1.4 |
the maintenance and lighting of roads, footpaths and signage within the Campus; |
1.5 |
the maintenance of landscaping and grounds within the Campus; |
1.6 |
the provision of surface water drainage within the Campus; |
1.7 |
the maintenance and lighting of communal car parking areas; |
1.8 |
the provision of site security and access control; |
1.9 |
the provision of a postal delivery service; and |
1.10 |
the provision of such other services and works as the Landlord may reasonably deem desirable or necessary for the benefit of the Campus or the tenants or occupiers of it or in the interests of good campus management. |
Campus |
Service Costs |
2 |
The estate service costs are the proper costs and expenses incurred by the Landlord in providing the Estate Services (the Campus Service Costs), including (without limitation) the following : |
2.1 |
The proper cost of employing or retaining managing agents to arrange and supervise the carrying out of the Campus Services; |
26
2.2 |
the cost of employing or retaining staff, and providing office accommodation within the Campus for staff both as the landlord considers reasonably necessary, to provide the Campus Services, including all incidental expenditure relating to that employment which (without limitation) shall include expenditure on pensions, insurance, health, welfare, industrial training levies, redundancy, clothing, tools, machinery, equipment and vehicles which in each case the Landlord acting reasonably considers are required for the proper performance by the staff in question of their duties; |
2.3 |
the proper cost of complying with, making representations against or otherwise contesting the incidence of any legal obligation or prospective legal obligation which will or may affect the Campus which the Landlord considers reasonably appropriate; |
2.4 |
the proper cost of leasing or providing any item required in connection with any of the Services; |
2.5 |
all proper professional charges, fees and expenses payable by the Landlord in respect of any of the Campus Services or the Campus Service Costs; |
2.6 |
during any period for which the Landlord does not employ an independent managing agent to arrange and supervise the carrying out of the Campus Services, a sum retainable by the Landlord equal to the charges which a firm of surveyors might reasonably be expected to make for arranging and carrying out the Campus Services; |
2.7 |
all irrecoverable VAT payable in respect of the Campus Service Costs or otherwise incurred in the carrying out of the Campus Services; |
2.8 |
the proper cost of operating, inspecting, servicing, overhauling, repairing , maintaining, cleaning, lighting and renewing or replacing (but in the case of renewal or replacement only where beyond economic repair) any fixtures, fittings, plant, machinery, apparatus or equipment within the Campus from time to time during the Term and which shall be required for the proper and efficient provision of the Campus Services; |
27
2.9 |
the proper provision of insurance cover for the roads and accessways which may from time to time be effected by BBSRC or the Landlord or any other superior landlord within the Campus and other areas or other parts of the Campus intended to be used in common and any building or structure occupied or used by the Landlord in connection with any of the services, matters or things mentioned in this Schedule for an amount (estimated from time to time by the Landlord or BBSRC or any other superior landlord or their respective managing agents) necessary to cover the full costs of rebuilding or reinstating the same against damage by the Insured Risks together with architects, surveyors, engineers and other professional fees, the cost of debris removal, demolition, site clearance and any works that may be required by any legal obligation together with the obtaining of valuations and advice as to the appropriate level of insurance cover for such areas or otherwise relating to such insurance; and |
2.10 |
the proper provision of insurance cover which may from time to time be affected by the Landlord or BBSRC or any other superior landlord (and the obtaining of valuations and advice as to the appropriate level of insurance cover or otherwise relating to such insurance) in respect of the following matters or any of them: |
2.10.1 |
any liability to the public or third parties by virtue of the Landlords or BBSRCs or any other superior landlords ownership or occupation of the Campus or any part of it; |
2.11 |
the loss or damage of or to any fixtures, fittings, plant, equipment, machinery, chattel or any other things in use from time to time in connection with the provision or supply of Campus Services matters or things mentioned in this Schedule; and |
2.12 |
such other damage, loss, liability or claim which may arise in relation to any of the Campus Services, matters or things mentioned in this Schedule and the employment of staff in connection with such Campus Services, matters or things. |
Building Services
3 |
The Building Services are: |
3.1 |
the rectification of defects in and the maintenance, cleaning and repair of the Common Parts and landlords fixtures and Conduits serving the Building, provided that the Tenant shall not be responsible through the Building Service Charge for the costs of carrying out any works to remedy an Inherent Defect; |
3.2 |
the lighting of the Common Parts during such hours as the Landlord (acting reasonably) shall deem necessary; |
28
3.3 |
a fair proportion to be determined by the Landlord acting reasonably of any utility costs which relate to the Common Parts; |
3.4 |
the redecoration of the Common Parts and the exterior of the Building as often as may be reasonably necessary and cleaning the external surfaces of windows and window frames in the Building including providing and maintaining plant, facilities and equipment for these purposes; |
3.5 |
the provision of security for the Building; |
3.6 |
the provision of standby generation for the Building; and |
3.7 |
the provision of such other services and works as the Landlord may reasonable deem desirable or necessary for the benefit of the Building or the tenants and occupiers of it or in the interests of good campus management. |
Building Service Costs
4 |
The Building Service Costs are the proper costs and expenses incurred by the Landlord in providing the Building Services, including (without limitation) the following: |
4.1 |
the proper costs of employing or retaining managing agents to arrange and supervise the carrying out of the Building Services; |
4.2 |
the costs of employing or retaining staff, and providing office accommodation within the Building for staff both as the Landlord considers reasonably necessary, to provide the Building Services, including all incidental expenditure relating to that employment which (without limitation) shall include expenditure on pensions, insurance, health, welfare, industrial training levies, redundancy, clothing, tools, machinery, equipment and vehicles which in each case the Landlord acting reasonably considers are required for the proper performance by the staff in question of their duties. |
4.3 |
The proper cost of complying with, making representations against or otherwise contesting the incidence of any legal obligation or prospective legal obligation which will or may affect the Building which the Landlord considers reasonably appropriate. |
29
4.4 |
The proper cost of leasing or providing any item required in connection with any of the Building Services; |
4.5 |
All proper professional charges, fees and expenses payable by the Landlord in respect of any of the Building Services or the Building Service Costs; |
4.6 |
during any period for which the Landlord does not employ an independent managing agent to arrange and supervise the carrying out of the Building Services, a sum retainable by the Landlord equal to the charges which a firm of surveyors might reasonably be expected to make for arranging and carrying out the Building Services; |
4.7 |
all irrecoverable VAT payable in respect of the Building Service Costs or otherwise incurred in the carrying out of the Building Services; |
4.8 |
the proper cost of operating, inspecting, servicing, overhauling, repairing, maintaining, cleaning , lighting and renewing or replacing any fixtures, fittings, plant, machinery, apparatus or equipment within the Building from time to time during the Term and which shall be required for the proper and efficient provision of the Building Services or the Utility Services; |
4.9 |
the proper cost of the insurance premium incurred by the Landlord (in insuring the Building and any third party and public liabilities in accordance with its obligation in clause 9.1); |
4.10 |
any additional premium or loading on the policy of insurance for the Building or any insurance policy for adjoining premises owned by the Landlord payable as a result of anything done or omitted to be done by the Tenant or as a result of the use of the Rooms by the Tenant; |
4.11 |
any excess deducted or disallowed by the insurers upon settlement of any claim by the Landlord; |
4.12 |
the proper costs of rebuilding the Building, site clearance, professional fees and VAT where and to the extent that the insurance monies are withheld by the insurers or are irrecoverable due in either case to the act or default of the Tenant; |
4.13 |
the proper cost of outgoings that are payable in respect of the Common Parts; and |
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4.14 |
the proper costs of providing or replacing floor coverings and all furniture and fixtures required for the Common Parts. |
Service Charge Accounts
5 |
As soon as reasonably practicable after the end of each Financial Year but not later than 6 months following the expiry of the Financial Year, the Landlord will prepare accounts certified by an accountant showing the Building Service Charge Expenditure and the Campus Service Charge Expenditure (the Expenditure) for that Financial Year and containing a true and fair summary of the various items comprising the Expenditure and a copy of such accounts will be supplied to the Tenant. |
Payment of Service Charge
6 |
The Tenant covenants with the Landlord that on the first day of each month during the Term, the Tenant will pay to the Landlord such sums in advance and on account of the Service Charge for the Financial Year then current as the Landlord may from time to time specify as being in its reasonable discretion a fair and reasonable assessment of one-twelfth of the likely Service Charge to be incurred for that particular Financial Year (the Advance Payments), the first advance payments of which (apportioned if necessary on a daily basis) will be made on the date of this agreement for the period starting on the date of this agreement and ending on the day before the first month after the date of this agreement. |
7 |
If for any Financial Year the sums paid by the Tenant in accordance with paragraph 6: |
7.1 |
exceed the Advance Payments for that Financial Year, the excess will be paid by the Tenant to the Landlord within 30 days of written demand; or |
7.2 |
is less than the Advance Payments for that Financial Year, the overpayment and any actual interest accrued will be credited to the Tenant against the next monthly payment of the Service Charge or (following expiry of the Term) shall be repaid to the Ten ant within 28 days. |
Omission of item of Expenditure in any Financial Year
8 |
If the Landlord, through genuine accounting error, does not seek to recover any sum expended or liability incurred by it in connection with the Campus Services or the Building Services in any Financial Year, the Landlord may nevertheless in its absolute discretion recover such sum or liability in the immediately following Financial Year. |
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Variation of the Building or the Campus
9 |
If, at any time during the Term, the total property which enjoys or is capable of enjoying the benefit of any of the services is extended or is increased or decreased, the proportion of the Expenditure payable by the Tenant will be varied with immediate effect and the variation will be determined reasonably by the Landlords Surveyor (acting reasonably) acting as an expert and not as an arbitrator and his decision will be final and binding on the Parties (save in the case of manifest error). |
End of the Term
10 |
The provisions of this Schedule will continue to apply notwithstanding the end of the Term, but only in respect of the period to the end of the Term and the Service Charge for that Financial Year will be apportioned for such period on a daily basis. |
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THE THIRD SCHEDULE
REGULATIONS AND POLICIES
The Tenant must observe all written regulations and the Health and Safety and Fire Policies for the Building and the Campus as made by the Landlord and notified to the Tenant to secure the orderly and safe use of the Building and the Campus. For the avoidance of doubt these include but are not limited to:
1 |
Health and Safety Policy and Guidance Handbook |
2 |
No Smoking Policy |
3 |
Campus Traffic Policy |
4 |
The requirements of the insurers of the Building or the Campus |
5 |
All obligations and restrictions contained or referred to in the registers of freehold title number CB303470 and leasehold title number [CB381365] insofar as they relate to or affect the Rooms and the Building and including (without limitation) the tenants covenants (other than covenants in respect of payment of rent) contained in the Headlease |
6 |
Codes of Laboratory Practice as issued from time to time by the Landlord or the relevant body or authority |
7 |
All other regulations and policies that are published and/or referred to on the Campus intranet |
8 |
All other policies, regulations and directives that are notified in writing to the Tenant |
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THE FOURTH SCHEDULE
THE SERVICE AGREEMENT
1 |
The Landlord may in its absolute discretion provide the following services (the Optional Services) to the Tenant upon receipt of a request in accordance with paragraph 2 of this Schedule: |
1.1 |
Access to meeting rooms in other buildings (excluding Moneta) on the Campus and audio visual equipment and conference phone facilities within the meeting room, provided that the Tenant complies with the Landlords booking system for use of the meeting rooms and subject to availability. |
1.2 |
Photocopier; |
1.3 |
Autoclave; |
1.4 |
Glass washing facility; |
1.5 |
Glass drying facility; |
1.6 |
Ice machine; |
1.7 |
Purified water system (RO/Ultra); |
1.8 |
-80°C freezer storage space; |
1.9 |
+4°C Cold Room |
1.10 |
Communal solvent and acid storage; |
1.11 |
Communal fume hood and laboratory, Class I, II and CTSA room; |
1.12 |
Liquid nitrogen facilities; |
1.13 |
Dry ice; |
1.14 |
Clinical waste disposal (Class I and II); |
1.15 |
Chemical waste disposal; |
1.16 |
Additional specialist disposal (such as Electrical); |
34
1.17 |
make an introduction to the Babraham Institute in respect of obtaining access to and use of the stores facilities; |
1.18 |
make an introduction to the Babraham Institute Scientific and Technical Services in respect of obtaining access to the Babraham Institute, although the Landlord reserves the right for the Babraham Institute or any third party to offer such access under separate contractual terms; |
1.19 |
IT and telecommunications services, although the Landlord reserves the right to offer IT services under separate contractual terms or any third party; and |
1.20 |
Fire fighting equipment for basic risks. |
2 |
A request for the provision of any of the Optional Services listed in paragraph 1 must be made to the Landlord. |
3 |
Where there are costs associated with the Optional Services, these will be published on the Intranet, such costs being subject to an annual review by the Landlord. The Tenant will be provided with reasonable notice of any change in the costs. |
4 |
The costs of using the Optional Services by the Tenant will be invoiced by the Landlord monthly in arrears and the invoice will be payable within the payment terms following receipt of the invoice by the Tenant. |
5 |
The Tenant agrees to indemnify the Landlord against all actions, proceedings, claims, demands, losses and liabilities (including any increase in the building insurance premium or the payment of any excesses associated with the building insurance premium) arising out of any act or omission by the Tenant or their respective workers, contractors or agents or any other person on the Building or Campus with the actual or implied authority of any of them. |
6 |
It is acknowledged by the Ten ant that the provision of the Optional Services by the Landlord places no obligation on the Landlord to provide the Optional Services at any time notwithstanding any valid request made by the Tenant and the Landlord may immediately withdraw the provision of any Optional Service at any time for any reason whatsoever even after a request for an Optional Service has been granted and the relevant Optional Service commenced. |
35
7 |
The Tenant is permitted to terminate the use of any or all of the Optional Services by providing the Landlord with reasonable notice to the Landlord, or as defined in any separate arrangement or formal agreement. Upon termination the Tenant must ensure that all payments for the use of the Optional Services including during the notice period have been made up to date. |
36
EXECUTED as a DEED by F-STAR BIOTECHNOLOGY LIMITED acting by a sole Director in the presence of: |
|
|
Witness signature | /s/ J. STUART NELSON | |
Witness name | J. STUART NELSON | |
Address |
F-STAR BIOTECHNOLOGY LIMITED EDDEVA B920, BABRAHAM RESEARCH CAMPUS, CAMBRIDGE, CB223AT, UK. |
37
EXECUTED as a DEED by NICOLA JANE KINSEY as Attorney for BABRAHAM BIOSCIENCE TECHNOLOGIES LIMITED |
||
under a power of attorney dated 28 February 2017 |
||
Witness signature | ||
Witness name | ||
Address | ||
Witness occupation: |
38
Schedule of Condition
Exhibit 23.1
CONSENT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
We hereby consent to the incorporation by reference in the Registration Statements on Form S-3 (Nos. 333-215122 and 333-234436) and in the Registration Statements on Form S-8 (Nos. 333-212047, 333-226508, 333-252396, 333-251033 and 333-243754) of F-star Therapeutics, Inc. of our report dated March 30, 2021 relating to the financial statements, which appears in this Form 10-K.
/s/ PricewaterhouseCoopers LLP
Cambridge, United Kingdom
March 30, 2021
Exhibit 31.1
CERTIFICATION PURSUANT TO
RULES 13a-14(a) AND 15d-14(a) UNDER THE SECURITIES EXCHANGE ACT OF 1934,
AS ADOPTED PURSUANT TO SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002
I, Eliot R. Forster, certify that:
1. |
I have reviewed this Annual Report on Form 10-K for the fiscal year ended December 31, 2020 of F-star Therapeutics, 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. |
Date: March 30, 2021 |
By: |
/s/ Eliot R. Forster |
||
Eliot R. Forster | ||||
Chief Executive Officer |
Exhibit 31.2
CERTIFICATION PURSUANT TO
RULES 13a-14(a) AND 15d-14(a) UNDER THE SECURITIES EXCHANGE ACT OF 1934,
AS ADOPTED PURSUANT TO SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002
I, Darlene Deptula-Hicks, certify that:
1. |
I have reviewed this Annual Report on Form 10-K for the fiscal year ended December 31, 2020 of F-star Therapeutics, 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. |
Date: March 30, 2021 |
By: |
/s/ Darlene Deptula-Hicks |
||
Darlene Deptula-Hicks | ||||
Chief Financial Officer and Treasurer |
Exhibit 32.1
CERTIFICATION PURSUANT TO
18 U.S.C. SECTION 1350, AS ADOPTED PURSUANT TO
SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002
In connection with the Annual Report of F-star Therapeutics, Inc. (the Company) on Form 10-K for the period ending December 31, 2020 as filed with the Securities and Exchange Commission on the date hereof (the Report), I certify, pursuant to 18 U.S.C. § 1350, as adopted pursuant to § 906 of the Sarbanes-Oxley Act of 2002, that:
(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 result of operations of the Company. |
Date: March 30, 2021 |
By: |
/s/ Eliot R. Forster |
||
Eliot R. Forster | ||||
Chief Executive Officer |
Exhibit 32.2
CERTIFICATION PURSUANT TO
18 U.S.C. SECTION 1350, AS ADOPTED PURSUANT TO
SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002
In connection with the Annual Report of F-star Therapeutics, Inc. (the Company) on Form 10-K for the period ending December 31, 2020 as filed with the Securities and Exchange Commission on the date hereof (the Report), I certify, pursuant to 18 U.S.C. § 1350, as adopted pursuant to § 906 of the Sarbanes-Oxley Act of 2002, that:
(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 result of operations of the Company. |
Date: March 30, 2021 |
By: |
/s/ Darlene Deptula-Hicks |
||
Darlene Deptula-Hicks | ||||
Chief Financial Officer and Treasurer |