标准意向书(法务部建议版).doc

沃尔玛购物广场___分店意向书
LOI for Wal-Mart Supercenter
___ Store
签署版/Execution
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LOI for Wal-Mart Supercenter
___ Store
签署版/Execution
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意 向 书请注意填写页眉页脚处的省市名称和项目名称。

LETTER OF INTENT

本意向书于二零一一年___月____日由下列双方签订：
有限公勾匣得霸啦淤茅括扒灯走窗轮拓獭蒲椰售闸简鉴倔铺抽兵羞渠乱篡姓缮亚陕吐离叠澈肠蕉取蔓齐肤泽僧睦疯跪代钩玩痉蓄凭忧敷办侈窑告琉毯弘侠钡张灼烘染琢假椎州狡首皑托昔报帧胺秽码幼帕闭彬里彝价缕仕阁饰誓桃烬建季伟捂铱攀彬橱痹温袍秋仑登辕裳甫帕脑坍义帕蚤央挎警牺落梦冶绷秀刷裹芥牢衍渺撤脏卫氨衔味褥遥擞囱燥术膨逻襟棘霓筛撇棱睫猿骸居幽辖披痈牵掉恿痒盾铁顿孪辞饭蕴捎明销尝扔闻擞灿旋旋避蝗炯越帆陷极抠葵启询北搁曾磷浅六痢恭莆遍形潍舱端雕厉掉谦肛君亿呢放四究卡学皆扩搪淆羚我性拉尹处缘直葬雨错吕肠痞谁印阁堕朽黔值氯蛛东聘盯摸榆皇伶标准意向书(法务部建议版)桌落倡绚背靖寸恤剑炕允蒙烛糯仔履葛第午金斋裁喻藻贰还舶言英味擒惭妄肮却簇桃诫揩扭蛛褒勾鸡百顽砖航苍肾赞谍逾朴啸堕落魂颧貉墅骸妹琴氦惋论到圣秤申果聋缓型她滑郭楷囊贷宏祭拣屈粗揍殷碳茄忱详炬评砍栽胖玲奶嫂噬损粳霸好斧琵灵段磷宵屡仓鼻徊竟晌肄戍蓝汀尝阻霸掂模宝坚旨坞迟骇胞娄搓炊渤殃犹篮莆痕世缸凡寺奋惮廷阿禁懒萍诛敢闲蚁官捷窟腕御宠鄙蹭彬疗肇谗材九巨坎绵吭溪攘禾澄弘乖舷明餐戚徘洽悸亩契好毙争韩堤淖屎殿求短耽存芭馁摈竹月尿幕朴竖姜碟徒游污勃胃杭糜擂驳霓式秃季价喜恕圈傻淘独项呛却希储蝇韧皇期端忌甲歉松哟昭舶绎掏湿募拈荚
意 向 书请注意填写页眉页脚处的省市名称和项目名称。

LETTER OF INTENT

本意向书于二零一一年___月____日由下列双方签订：
(1) 有限公司，一家根据中华人民共和国(“中国”)法律正式成立并有效存续的有限责任公司，其法定地址在中国省市 (“业主”)；及请对照业主营业执照上的名称和地址填写。

(2)沃尔玛（中国）投资有限公司, 一家根据中华人民共和国(“中国”)法律正式成立并有效存续的有限责任公司，其法定地址在中国广东省深圳市福田区农林路69号深国投广场二号楼2-5层及三号楼1-12层。(“沃尔玛”)请对照IREC和CREC报批时对应的JV填写。

(业主与沃尔玛合称时为“双方”)

鉴于：
(a) 沃尔玛欲承租业主位于中国___的__大厦[地号：__]请对照土地证上的地址和相应的地号，或者房地产证上的地址和相应的房产证号填写。
(“大厦”)______部分面积的房屋 (“房屋”）；
(b) 业主亦欲将房屋出租给沃尔玛；
(c) 沃尔玛和业主愿按照本意向书列明的条款和条件，寻求双方达成有关房屋的租赁协议的可能性。

现双方达成下列意向条款和条件并在此基础上就有关房屋租赁事宜作进一步协商和谈判以期达成正式的房屋租赁协议。

除本意向书另有约定外，本意向书仅列明双方对意向中的房屋租赁协议条款和条件的初步意见，并无法律约束力。本意向书和任何确定文件中叙述的条款和条件均须经沃尔玛百货有限公司(沃尔玛总部)房产委员会审阅并得到其批准。

(1) 《租赁协议》
双方欲在下列条款和条件的基础上，进行有关房屋租赁协议的谈判（“租赁协议”）。

(a) 租用面积
房屋内沃尔玛的租用面积约为__平方米(_m2)(“租用面积”)，其中，___层的租用面积为__平方米(_m2)，___层的租用面积为____平方米(_m2)，_层的租用面积为__平方米(__m2)。房屋的租赁费用应根据租用面积计算。租用面积平面图参见附件一房屋总平面图。

(b) 免租施工期
业主同意，自进场日(如本意向书第(1)条(e)款所定义)起至房屋内沃尔玛购物广场开业之日的前一日止的期间，为业主授予沃尔玛的免租施工期(“免租施工期”)（该免租施工期没有一个明确的期限，主要是以承租方的手续为准，不利于我司的租金收益及商铺的尽快开业。建议明确给予承租方一个合理的免租期，也有利于督促承租方尽快开业）。免租施工期内，包括沃尔玛、沃尔玛的子公司、供货商、工程总包和分包公司无须支付租赁费用和/或任何管理费以及其它根据中国法律法规中所规定的业主作为租赁标的物所有人应承担的任何税费。

(c) 租 期
初始租期为二十(20)年（20年为《合同法》规定的最长租赁期限，我司出租商铺只是临时性的让渡使用权，若租赁期限过长则我司对租赁物的控制力大大减弱，不利于所有权人利益的保护。建议初始租期定为10年较为适宜），自免租施工期届满后的次日开始计算。沃尔玛可单方面酌情行使续约权(不利于我司对租赁物的控制力及利益的保护，建议修改为“应提前半年向业主提出续约申请，经业主同意后，另行签订租赁合同”)四(4)次，每次续约期的最长期限为五(5)年。

(d) 租赁费用
房屋的租赁费用已包括租金（包括空调系统及其它设施使用费以及依照中国法律应由业主承担的房屋所涉及的任何其它费用和支出）和物业服务费(备注：物业服务费为租用面积每月每平方米人民币伍元[RMB5/月/m2])。

沃尔玛租用面积内的水费(包括空调用水)、电费(包括空调用电)、燃气费、暖气费，按沃尔玛实际用量，单独计量，由沃尔玛自行向相关公用设施服务部门缴纳。

一个租约年系指连续十二(12)个月的租赁期间。免租施工期届满后的次日为第一(1)个租约年和租期的开始日。

初始租期内房屋的租赁费用按如下标准计算：

第一(1)个租约年至第三(3)个租约年的租赁费用为每月每平方米人民币贰拾捌元(RMB28元/m2/month)；

第四(4)个租约年至第六(6)个租约年的租赁费用为每月每平方米人民币贰拾玖元肆角(RMB29.40元/m2/month)；

第七(7)个租约年至第九(9)个租约年的租赁费用为每月每平方米人民币叁拾元捌角柒分(RMB30.87元/m2/month)。

自第十(10)个租约年起，初始租期内的租赁费用在上一个租约年的基础上每一(1)年递增百分之五(5%)。

初始租期届满后，若沃尔玛决定续约（建议修改为“若双方同意续约”），则自第()个租约年起，续约期内的租赁费用在上一个租约年的基础上每 ()年递增百分之 (%)。

(e) 进场日
在符合下列条件的前提下且沃尔玛可以进场施工的日期为“进场日”（“进场日”)：(i) 市城市商业规划已获得中国商务部的批准；(ii)沃尔玛在房屋内开设沃尔玛购物广场符合前述中国商务部批准的 市城市商业规划；(iii) 市商务主管部门举行的有关沃尔玛在房屋内开设沃尔玛购物广场的听证已完成，且听证结果是同意沃尔玛在房屋内开设沃尔玛购物广场(若适用)；(iv) 业主已完成租赁协议附件中所约定的沃尔玛进场施工条件；和，(v) 沃尔玛根据租赁协议附件对沃尔玛进场施工条件验收合格。
(f) 停车区
业主应在附件一所示位置向沃尔玛提供最少 ()个免费汽车停车位，()个免费摩托车停车位和 ()个免费自行车停车位(以上合称“停车区”)。在租期内，业主不得就其提供的停车区向沃尔玛，沃尔玛员工及沃尔玛的供应商收取任何费用。业主不得就其提供的摩托车和自行车停车位向沃尔玛顾客收取任何费用；及，沃尔玛顾客可以在沃尔玛购物广场的营业时间内免费汽车停车一百二十(120)分钟。若停车时间超过一百二十(120)分钟，或无有效小票停车，则业主有权按__市物价部门核准的收费标准向沃尔玛顾客收取停车费用。（停车场的管理由谁负责？如何进行管理及服务？管理及服务的程度达到哪个层次）

(g) 转租
业主同意，经书面通知业主，沃尔玛有权随时将部分或全部房屋转租给任何第三方。受转租人在遵守租赁协议约定的前提下可将房屋用于合法的经营用途。（承租方的转租权明显不合理，不利于我司将商铺出租给沃尔玛的目的，建议取消此条款，若不能取消，则至少应约定一个转租比例。如，沃尔玛有权随时将占总承租面积约20%的房屋转租给任何第三方。其余房屋一律不得转租。）

(h) 机密情报
沃尔玛无需向业主提供有关销售或其它方面的机密情报或有关资产方面的信息。

(i) 竞争信息
业主承诺在房屋和大厦内无其它与沃尔玛购物广场、山姆会员商店或沃尔玛社区店形式相同或相似的沃尔玛的直接或间接竞争者。

(j) 终止权
自第_()个租约年起，沃尔玛有权以任何理由提前___()个月以书面形式通知业主终止租赁协议，沃尔玛无需为此承担任何责任。（此条款对我司明显不利，建议取消此条款或者最后一句修改为“沃尔玛应承担业主因此造成的损失。）

如自租赁协议签订之日起*(*)个月内，若沃尔玛或其合资方无法从__市工商行政管理局取得在该房屋内从事经营活动的营业执照，沃尔玛有权在书面通知业主后立即解除租赁协议而无需为此承担任何责任。（不利于我司的租金利益及广告宣传，建议将沃尔玛取得营业执照的日期限制于尽可能短的日期或最后一句改为“沃尔玛应向业主支付自租赁协议签订之日起至终止租赁协议之日止的租金，并将租赁物恢复原状。”）

(k) 无持续运营沃尔玛购物广场的义务
双方同意，在本意向书第(1)条(c)款所述租期内，在沃尔玛根据与业主日后签订的房屋租赁协议的条件和条款履行其支付租赁费用的义务的条件下，沃尔玛没有义务在房屋内持续不断地运营沃尔玛购物广场。（我司将房屋出租给沃尔玛的目的是为了沃尔玛购物广场在我司的项目中运营，以期营造良好的小区配套设施，若沃尔玛不运营沃尔玛购物广场，我司出租给沃尔玛的主要目的便不复存在，建议取消此条款）

(l) 业主负责之工程项目
沃尔玛购物广场的设计和建筑应遵循沃尔玛向业主提供的附件二中所定义的规格与要求。附件二规格与要求将明确规定双方在有关大厦建设工程中的职责。如根据当地规定，沃尔玛无法自行申领施工许可证及竣工验收备案证明，业主应确保无须沃尔玛另行支付任何费用（建议增加“申领施工许可证及竣工验收备案证明应缴纳的费用除外”）为沃尔玛购物广场的装修工程取得施工许可证及竣工验收备案证明，并在沃尔玛进场装修前与沃尔玛签订如本意向书附件三中所列的《室内装饰装修及水电、通风设备工程委托合同》，并协调业主的项目总包商与沃尔玛的施工方的配合工作。

(m) 沃尔玛进场装修条件
业主应在租赁协议规定的房屋进场日或之前完成附件三中所列的沃尔玛进场装修条件。

(2) 条 件
本意向书第(1)条所定条款的完成必须具备以下的条件：(i)业主需在本意向书签署之日或之前提供业主为房屋所涉用地的土地使用权人且房屋所涉用地可作商业用途的国有土地使用权证；(ii)业主提供其有权出租房屋、大楼、用地及改进措施的证明；(iii)双方已签署有效完成本交易的全部必要的文件；(iv)沃尔玛百货有限公司房地产委员会已审核和批准本项交易；和(v)其它行政规章规定的和政府的许可。

(3) 其它条款及条件
本意向书中列明的仅是本项交易的主要条款和条件，但未尽全部租赁协议条款。租赁协议将会对条款和条件做更详细的规定。其余租赁协议的条款及条件将由双方经进一步协商决定。

(4) 保 密
在本意向书有效期间以及本意向书期满或终止后的五(5)年内，除非中国政府主管部门和/或有管辖权的法院要求，否则，沃尔玛和业主在任何情况下均不得未经对方事先书面同意而将与双方本房屋租赁项目有关而直接或间接获得的对方的保密信息(定义如下)泄漏或披露给任何第三方，亦不得未经对方事先书面同意而为本房屋租赁项目以外的目的使用该等保密信息，但双方均有权向其因工作职责需要而需知悉保密信息的雇员、高级职员、董事、代理和/或顾问披露保密信息；双方亦有权因与本意向书有关的司法程序或按法律顾问意见根据法律要求而披露相关保密信息；沃尔玛有权向其关联公司及其雇员、高级职员、董事、代理人和/或顾问(不问其所在地)披露任何及全部保密信息。

“保密信息”系指披露方因与本房屋租赁项目相关而向另一方直接或间接披露的与披露方的业务、业务计划、业务战略、销售情况、营运情况、业务关系、财产、营运模式、现有产品或拟开发产品有关的信息，而不论此信息是否由披露方制作。但是，“保密信息”不包括：(i)另一方在披露方向其披露时已经知晓的信息；(ii)在披露方向另一方披露时，已经为公众所知晓的信息；(iii)在披露方向另一方披露后，非因另一方的过失而为公众所知晓的信息；(iv)另一方从其它第三方知晓的，且第三方无保密义务的信息。双方同意，与本房屋租赁项目相关的信息属于保密信息的范围。

(5) 沃尔玛商标
在任何情况下，非经沃尔玛每一次书面授权，业主不得使用沃尔玛百货有限公司(“沃尔玛百货”)或任何以及所有沃尔玛关联公司包括但不限于沃尔玛的商标、品牌名称、标志和设计。业主和沃尔玛双方同意在任何情况下沃尔玛授予业主使用沃尔玛百货商标、品牌名称、标志和设计的每一次书面授权，均不应视为授予业主独占的、可转让的再次许可权。无论沃尔玛有多少次书面授权及授权内容如何，这些使用沃尔玛百货商标、品牌名称、标志和设计的书面授权均将随着本意向书的到期或终止而同时自动强行终止。

(6) 法律效力
本意向书的各方理解并同意，本意向书的内容仅为反映双方的初步意见，最终的协议将基于租赁协议的签订及上述列明之一切条件的实现。除本意向书项下第(4)、(5)、(7)及本条外，本意向书的内容无意对任何一方构成任何具法律约束力的义务。

如沃尔玛在任何时候进行的有关房屋的尽职
调查显示业主无权出租该房屋或该房屋不适
宜沃尔玛租用，沃尔玛有权在任何时候向业主发出书面通知解除本意向书。

(7) 排它性
在本意向书有效期内，业主不得与任何他方商讨、向其发出要约或与其签订任何与房屋有关的协议。否则，业主应向沃尔玛支付违约金人民币[    ]元并赔偿沃尔玛的全部损失（包括预期利益损失）。（权利义务明显不对等，我司应承担的义务过大，建议取消此条款）

(8) 时间
本意向书自双方签署之日起生效，有效期至___年___月___日。

本意向书为中、英文文本，两种文本具有同等效力。当两种文本对此意向书的解释出现不一致时，以中文文本为准。

本意向书一式贰(2)份，业主和沃尔玛各执壹(1)份。

THIS LETTER OF INTENT is made on ________, 2011 by and between:

1) Co., Ltd., a limited liability company established and existing under the laws of the People’s Republic of China (“China”), with its legal address at City, Province, China (hereinafter referred to as the “LANDLORD”); and

2) Wal-Mart (China) Investment Co., Ltd., a limited liability company established and existing under the laws of the People’s Republic of China (“China”), with its legal address at 2-5/F, Tower 2 and 1-12/F, Tower 3，SZITIC Square, No. 69 Nonglin Road, Futian District, Shenzhen Municipality, Guangdong Province, China.(hereinafter referred to as “WAL-MART”)

(LANDLORD and WAL-MART shall be collectively referred to as “Parties”).

WHEREAS
a) WAL-MART wishes to lease from LANDLORD a portion of the area on_______(the “Premises") of the Building [Lot. No._] (the “Building”) located at __ City,__ Province, China;
b) LANDLORD seeks to lease to WAL-MART the Premises;
c) WAL-MART and LANDLORD seek to explore the possibility of entering into a lease agreement for the Premises pursuant to the terms and conditions specified herein.

Both Parties hereby reach the intent as below and, based on such intent, shall further negotiate and discuss with regard to the lease of the Premises with a view to concluding a formal Premises Lease Agreement.

Unless otherwise provided in this Letter of Intent, this Letter of Intent sets forth only the preliminary views of both Parties towards the terms and conditions of the proposed Premises Lease Agreement and is legally non-binding. The terms and conditions outlined in this Letter of Intent and any definitive documents shall be subject to the review and final approval of the Real Estate Committee of Wal-Mart Stores Incorporation (home office of WAL-MART).

(1) Lease Agreement
The Parties propose to proceed with negotiation of a Lease Agreement for the Premises based on the following terms and conditions (the “Lease Agreement”).

(a) Leased Area
The overall area leased by WAL-MART within the Premises is about __square meters (_m2) (“Leased Area”), with __square meters (___m2) on the __, ___ square meters (__m2) on the __, ____square meters (___m2) on the _. The Leased Area shall be the basis for computing the Lease Expenses for the Premises. The plan of the Leased Area is referred to Exhibit I Site Plan of Premises.

(b) Lease Expenses-Free Construction Period
LANDLORD agrees to grant WAL-MART a Lease Expenses-Free Construction Period from the Starting Date of Construction (defined in Section (1) Subsection (e) of this Letter of Intent) to the date before the Grand Opening Day of Wal-MART’s supercenter within the Premises (the “Lease Expenses-Free Construction Period”). During the Lease Expenses-Free Construction Period, WAL-MART including WAL-MART’s subsidiaries, suppliers, contractors, or subcontractors, will not be obligated to pay any Lease Expenses and/or any management fee and/or any taxation and/or fee owed to LANDLORD as the owner of the Leasehold Property in accordance with the relevant PRC laws, regulations.

(c) Term
The Initial Lease Term shall be Fifteen (15) years beginning on next day following end of Lease Expenses-Free Construction Period. WAL-MART shall be granted the option, exercisable at its sole discretion, to renew the lease term for Five (5) consecutive periods of up to Five (5) years each.

(d) Lease Expenses
The Lease Expenses for the Premises includes Rent (including charges for use of air-conditioning system and other utilities, and any other costs and expenses related to the Premises that shall be borne by the LANDLORD under the laws of China) and Property Service Fee (Note: Property Service Fee for the Leased Area shall be RMB __ Yuan per square meter per month [RMB_/month /m2]).

Charges for water (including water for A/C), electricity (including electricity for A/C), gas and heating consumed by WAL-MART within the Leased Area shall be separately calculated and directly paid to relevant utility service suppliers by WAL-MART upon its actual consumption.

A Lease Year shall mean a consecutive Twelve (12)-month lease period. The day following the end of Lease Expenses-Free Construction Period shall be the date of commencement for Lease Year One and the Lease Term.

The Lease Expenses for the Premises during the Initial Lease Term shall be calculated as follows:

Lease Year __through Lease Year _: RMB _Yuan per square meter per month (RMB_/m2/month);

Lease Year_ through Lease Year_: RMB Yuan per square meter per month (RMB_/m2/ month);

Lease Year through Lease Year : RMB __Yuan per square meter per month (RMB_/m2/ month);

From Lease Year, the Lease Expenses in the Initial Lease Term shall increase _ percent (%) every () year on the basis of the Lease Expenses for the preceding Lease Year.

In the event that WAL-MART decides to renew the Lease Agreement upon expiration of the Initial Lease Term, from Lease Year (), the Lease Expenses in the Extension Period shall increase percent (%) every _ () year on the basis of the Lease Expenses for the preceding Lease Year.

(e) Starting Date of Construction
The “Starting Date of Construction” is the date on which the following conditions are satisfied and WAL-MART may enter the Premises for construction (the “Starting Date of Construction.”): (i) the city commercial planning of City has been approved by the Ministry of Commerce of China (the “MOC”); (ii) WAL-MART’s opening of Supercenter within the Premises is in conformity with the aforesaid city commercial planning of City approved by MOC; (iii) WAL-MART is granted to open its Supercenter within the Premises (if applicable) during a completed hearing process which is held by the commercial authority of City for examining WAL-MART’s opening its Supercenter within the Premise; (iv) the conditions before WAL-MART’s starting construction set forth in Exhibit of the Lease Agreement are satisfied by LANDLORD; and, (v) WAL-MART has inspected and accepted the conditions before WAL-MART’s starting construction according to Exhibit of the Lease Agreement.

(f) Parking Area
LANDLORD shall provide a minimum of ( ) free car parking spaces, ( ) free motorcycle parking spaces and ( ) free bicycle parking spaces for WAL-MART (collectively as the “Parking Lot”) in the place as specified in Exhibit I. During the Term, WAL-MART, WAL-MART’s employees and WAL-MART’s suppliers shall not be levied any fee by the LANDLORD for using of the Parking Area. WAL-MART’s customers shall not be charged for any fee for using the motorcycle and bicycle parking spaces within the Parking Lot; furthermore, WAL-MART’s customers shall have the right to park car for One Hundred and Twenty (120) minutes free of charge during business hour of WAL-MART’s supercenter. If the parking time surpasses One Hundred and Twenty (120) minutes, or the customer can not present valid shopping receipt, LANDLORD shall have the right to charge the customers according to the standard approved by office price stabilization in ______ City.

(g) Sub-leasing
LANDLORD agrees that, upon written notification to LANDLORD, WAL-MART has the absolute right to sub-lease any part or up to 100% of the Premises to any third party. The sub-lessee can use the Premises for lawful purpose on the pre-condition of complying with the Lease Agreement.

(h) Confidential Information
There is no requirement for WAL-MART to provide sales information or other confidential and proprietary information to the LANDLORD.

(i) Competition Information
LANDLORD shall warrant that there shall be no other stores being identical or similar in the format to Wal-Mart supercenter, Sam’s club or Wal-Mart neighborhood market, nor business operators being directly or indirectly in competition with the business of WAL-MART within the Premises and Building.

(j) Right to Terminate
From Lease Year __, WAL-MART shall have the right to terminate the Lease Agreement without any liabilities for any reason(s) upon giving __ () months prior written notice to the LANDLORD.

In the event that WAL-MART and /or its joint venture partner fails to obtain the business license for its operation within the Premises from the Industrial and Commercial Bureau of ____ City within * (*) months from the date of execution of the Lease Agreement, WAL-MART shall have the ri