投 资 协 议 书（双语）

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  投资协议书

  Investment Agreement

  二工区招（200 ）第   号

  Er Gong Qu Zhao (200 ) No.

   

  甲方：      上海金山卫工业区企业发展有限公司

  Party A:     Jinshanwei Industry Zone Investment Management Co., Ltd

                    法定代表人：

                    Legal Representative:

  乙方：     

  Party B:

                    法定代表人：

                    Legal Representative:

  鉴于：

  Whereas:

  1、      乙方有意通过批租方式取得上海市金山第二工业区内一块面积约为   亩的土地（以下简称“该地块”），用于厂房建造和生产之用。
  Party B intends to, for purposes of factory building construction and production, obtain a piece of land (hereinafter referred to as the “Land Plot”) covering an approximate area of ___mu within Shanghai Jinshan No.2 Industrial Zone through lease of land by plot.

  2、      乙方投资的企业规模：
  Scale of Enterprise Invested by Party B

  (1)     乙方在该地块上投资兴办生产型企业，生产              产品。企业注册资本为人民币           万元，总投资额计人民币        万元（以乙方提供、甲方审核的投资明细表及相关凭证为准）。
  Party B establishes a productive enterprise on the Land Plot for manufacturing products of ____________.The established enterprise has a registered capital in an amount of RMB _______ Yuan and a total investment amount of RMB _________ Yuan (Figures shall be subject to those indicated on the investment schedule and pertinent certificates provided by Party B and examined by Party A).

  (2)     企业建成后年销售额按    年   月   日签订的“投资商承诺书”要求执行。
  After the enterprise is established, the annual sales volume shall be in compliance with requirements of the “Investor's Commitment” entered into on _________(DD/MM/YY).

  3、      经甲乙双方充分协商，甲方帮助乙方办理立项、基本建设手续。
  Through sufficient mutual negotiation, Party A helps Party B deal with formalities for project initiation and capital construction.

  为发挥双方优势，取长补短，共谋发展，本着自愿、公平、互惠互利的原则，经友好协商，现甲乙双方达成如下条款供双方共同执行：

  In order to make use of the favorable factors, avoid doing what either Party cannot do to the best advantage and seek for common development, Party A and Party B, through amicable negotiation and in principles of voluntary participation, equality, reciprocity and mutual benefit, agree to terms and conditions as follows:

  一、 地块位置、面积
  Location and Area of Land Plot

  1、        四至范围为：
  Boundaries of four directions are as follows:

  东至
  East to ___________

  南至
  South to ___________

  西至
  West to ___________

  北至
  North to ___________

  具体以金山区规划局“规划选址意见书”批文为准。
  Particulars shall be subject to the approval documents “Planning and Siting Opinions” issued by Jinshan District Planning Bureau.

  2、        面积：
  Area:

  该地块暂测总面积约为     亩，具体实测面积以乙方最终取得的金山区房地局测绘面积为准。
  The total temporarily surveyed area of the Land Plot is ____mu. The actually surveyed area shall be subject to that given by Jinshan District Housing and Land Administration Sub-Bureau that Party B finally obtains.

  二、 投资协议中的委托及费用包干事项：
  Such Matters Regarding Entrustment and Lump Sum Contract System Outlay As Specified under the Investment Agreement

  乙方委托甲方办理该地块的用地报批、规划、房屋动拆迁、劳动力安置、地上地下物的赔付（国有管线、文物等除外）、及帮助乙方获得以乙方为权利人的上海市房地产权证等工作，甲方负责该地块的“七通一平”建设工作到基地边界，各项开通费由乙方负责，包括路口及交通标志。
  Party A is entrusted by Party B to deal with formalities for land use approval, planning, house demolishment, labor replacement, compensation for objects above and under the ground (excluding state-owned pipelines, cultural relics, etc.) in terms of the Land Plot, and to help Party B obtain a Shanghai House Property Ownership Certificate showing Party B’s ownership. Party A shall be responsible for “Seven Connections and One Leveling” construction work of the Land Plot as far as to the boundary of the site, with fees for various connections to be borne by Party B, including road junctions and traffic signs.

  批租地块内的河道平整由甲方负责，如需乙方平整，则甲方应按金山区房地局测绘的河道水面积，给予5万元/亩的补贴。

  The leveling of river courses on the Land Plot shall be the responsibility of Party A. If the leveling is required to be done by Party B, Party A shall grant a subsidy to Party B at a rate of RMB 50,000 Yuan/mu according to the water area of river courses surveyed and mapped by Jinshan District Housing and Land Administration Sub-Bureau.

  三、 包干费用金额、构成及支付
  Amount, Composition and Payment of Lump Sum Contract System Outlay

  1、      包干费用的金额：乙方向甲方支付包干费用（土地价格）以人民币
           万元/亩计算。如该地块的实测面积（以乙方取得的房地局的批文所记载为准）与暂测面积有增减时，或遇上级政策调整时，则按上述价格作相应调整。
  Amount of Lump sum Contract System Outlay: Party B shall pay to Party A a lump sum contract system outlay (land price) at a rate of RMB _____ Yuan/mu. Where there is any increase or decrease between the actually surveyed area (the area indicated on the approval document obtained by Party B from the Housing and Land Administration Sub-Bureau shall prevail) and the temporarily surveyed one of the Land Plot, or in case of any adjustments to policies as made by any higher authority, the aforesaid price shall be adjusted accordingly.

  2、      包干费用的构成：
  Composition of Lump Sum Contract System Outlay:

  乙方支付的包干费用中包括土地补偿费、青苗费、劳动力安置费、动拆迁费和“七通一平”费用等。
  The all-round contract system outlay paid by Party B shall include land compensation fee, young crop fee, labor replacement cost, demolishment expenses, expenses for “Seven Connections and One Leveling” and otherwise.

  3、      包干费用的支付方式：
  Terms of Payment of Lump Sum Contract System Outlay

  （1） 本协议书签订之日起7日内，乙方应支付给甲方协议定金
       万元/亩，计人民币      万元。
  Within 7 days from the execution hereof, Party B shall pay to Party A an agreed deposit at a rate of RMB _____ Yuan/mu, totaling to RMB ____ Yuan.

  （2） 在乙方与金山区房屋土地管理局签订《国有土地使用权出让合同》之前，乙方必须同甲方结算、付清本协议书中约定的全部费用。
  Before Party B and Jinshan District Housing and Land Administration Sub-Bureau enter into a Contract for Assignment of State-Owned Land Use Right, Party B must fully settle with Party A and pay up any and all costs and expenses specified hereunder.

  （3） 乙方应在与金山区房屋土地管理局签订《国有土地使用权出让合同》之前，缴清绿化带征、道路带征、河道蓝线带征费用。其中：绿化带征按土地价格结算；河道蓝线带征按土地价格结算；道路带征乙方承担国家规费，按实结算。
  Party B shall, before a Contract for Assignment of State-Owned Land Use Right is concluded with Jinshan District Housing and Land Administration Sub-Bureau, pay up levies on green belts, roads and blue line belts of water courses. Among which: Levies on green belts and those on blue line belts of water courses shall be respectively settled on the basis of land price; As to levies on roads, Party B shall bear fees stipulated by the State and make settlement according to actual amounts of such levies.

  四、 甲方责任：
  Responsibilities of Party A:

  1、      甲方负责办理该地块的出让、房屋动拆迁、“七通一平”。
  Party A shall be responsible for assignment, house demolishment and “Seven Connections and One Leveling” in terms of the Land Plot.

  2、      甲方应当协助乙方草拟和制定该地块的建设规划并协助其获取和完成建设所需的相关审批或批准手续和文件。凡涉及上述地块建设事宜的，应由乙方提供所有资料，甲方协助办理之手续，办理过程中相关费用应由乙方支付。
  Party A shall assist Party B in drafting and formulating construction planning of the Land Plot, and in obtaining and completing pertinent examination or approval formalities and documents as necessary for construction. In case of the abovementioned matters concerning construction of the Land Plot, Party B shall provide any and all materials with Party A’s assistance in handling formalities concerned. Relevant fees and expenses incurred during the said handling procedure shall be borne by Party B.

  3、      如果因甲方原因致使乙方不能如期开工、竣工的，乙方的开、竣工时间顺延相应的天数，甲方负担因此给乙方造成的相关经济损失。
  Where Party B is unable to punctually commence and complete works due to reasons of Party A, dates for such commencement and completion shall be extended for a period of delay accordingly, and Party A shall be responsible for pertinent economic losses thus caused to Party B.

  五、 乙方责任：
  Responsibilities of Party B:

  1、      乙方不得擅自改变新办企业的不符合产业定位生产其它类型的产品。否则甲方有权以乙方实际项目用地的亩数乘以土地差价（金山区政府200 年所定的出让土地价格与双方签订的投资协议书中约定的出让土地价格的差价）作为计算标准，向乙方收回在乙方项目用地上甲方早期投入的“七通一平”和基础设施建设费用，乙方对此无异议。
  Party B shall be forbidden to without an approval change to manufacture products of any other kind in violation of industrial orientation applicable to Party B’s newly established enterprise. Otherwise Party A shall be entitled to determine the calculation standard by multiplying the number of mu Party B’s project actually occupies with land difference (the difference between the land assignment price fixed by Jinshan District People’s Government in 200___ (year) and that agreed under the investment agreement concluded by both Parties), so as to recover from Party B expenses that Party A has invested at an early stage into Party B’s project use land for “Seven Connections and One Leveling” and infrastructure construction. Party B raises no objections in this regard.

  2、      乙方新办企业正常运作后，按 年 月   日签订的“投资商承诺书”要求向金山卫镇所在税务部门上缴税款额，否则乙方应于未达标的次年向甲方交付不足部分作为违约赔偿，以补偿甲方在乙方项目用地上早期投入的“七通一平”等基础设施建设费用和期望利益，乙方表示没有异议。
  After Party B’s newly established enterprise begins to normally operate, Party B shall, in accordance with the “Investors’ Commitment” signed on _________(DD/MM/YY), pay taxes to the tax authority of Jinshanwei Town. Otherwise Party B shall made up the insufficiency to Party A as a liquidated damage in the year immediately following Party B’s failure to reach standards, so as to compensate Party A for expenses Party A has at early stage invested in Party B’s project use land for infrastructure construction, such as “Seven Connections and One Leveling”, as well as for interests Party A has expected. Party B raises no objections in this regard.

  3、      如果乙方在200   年 月 日前达不到本协议书确定的总投资额，甲方有权以乙方实际项目用地的亩数乘以土地差价（金山区政府200   年所定的出让土地价格与本协议书中约定的出让土地价格的差价）作为计算标准，向乙方收回在乙方项目用地上甲方早期投入的“七通一平”和基础设施建设费用，同时乙方不享受金山区人民政府颁布的现行优惠政策，乙方对此无异议。
  Should Party B fail to invest a total amount agreed under this Agreement prior to _________(DD/MM/YY), Party A shall be entitled to determine the calculation standard by multiplying the number of mu Party B’s project actually occupies with land difference (the difference between the land assignment price fixed by Jinshan District People’s Government in 200___ (year) and that agreed under the investment agreement concluded by both Parties), so as to recover expenses from Party B that Party A has invested at an early stage into Party B’s project use land for “Seven Connections and One Leveling” and infrastructure construction. At the same time Party B shall not be entitled to existing preferential policies promulgated by Jinshan District People’s Government, Party B raises no objections in this regard.

  4、      乙方承诺项目开工、竣工的时间与《上海市国有土地使用权出让合同》中约定的开、竣工时间等同，投产经营时间为竣工之日起一年内。如果乙方逾期开工、竣工和投产的，甲方有权根据逾期的月数（不足一个月的按一个月算）乘以人民币2000元/亩的金额，向乙方收取违约金，作为补偿甲方在乙方项目用地上早期投入的“七通一平”基础设施建设费用和期望利益，乙方对此无异议。
  Party B commits that dates for commencement and completion shall be the same as those specified under the Shanghai Municipal Contract for Assignment of State-Owned Land Use Right, and that putting into production for business operation shall be conducted within one year from the said completion. Where Party B postpones the commencement, completion and putting into operation, Party A shall be entitled to charge Party B of a liquidated damage by multiplying the number of months of excess (A period of excess if less than one month shall be counted as a month) with a rate of RMB 2,000 Yuan/mu, as a compensation for expenses Party A has at an early stage invested in Party B’s project use land for infrastructure construction, and for interests Party A has expected. Party B raises no objections in this regard.

  六、 其他事项：
  Any other business:

  1、      乙方项目用地指标下达后，乙方在接到甲方的通知后三天内不到金山区房屋土地管理局签订土地出让合同的，本协议书自动失效，甲方有权另行签约安排新的土地使用人。
  If after Party B’s project use land indicator is granted Party B fails to within three days from the receipt of Party A’s notice sign a land assignment contract at Jinshan District Housing and Land Administration Sub-Bureau, this Agreement will become invalid automatically, whereupon Party A shall have the right to otherwise enter into another agreement so as to arrange a new land user.

  2、      乙方不能在本协议规定的时间内支付定金的，本协议书自动失效。
  Where Party B fails to pay the deposit within a period specified hereunder, this Agreement will automatically become invalid.

  3、      乙方不能在本协议规定的时间内付清甲方包干费用的，本协议书自动失效，甲方已经收取的定金不予退还。
  In the event that Party B is unable to pay up the all-round contract system outlay to Party A within a time limit specified hereunder, this Agreement shall automatically become invalid, with no refund of deposit that Party A has charged.

  4、      甲方的工业区为区级工业区，因此，乙方新办企业的建设设计方案、施工方案，必须符合甲方工业区对建筑物饰面、厂区围墙、绿化等各项规定，经甲方审核同意并办理相关书面手续后方可实施。
  Since Party A’s industrial zone is at a district level, building and design programs as well as construction scheme of Party B’s newly established enterprise must conform to various provisions of Party A’s industrial zone in respect of ornamental surface of building, periphery fence of factory, greening, etc, and shall not be implemented only until Party A’s approval is granted after examination and pertinent written formalities are handled.

  5、      乙方必须从甲方提供的注册在上海市金山区金山卫镇的建筑公司名单中选出施工建造乙方厂房的建筑公司，不得选用其他无建筑资质的队伍施工，且建设工程税收应向金山卫镇所属税务部门缴纳。
  Party B must select one construction company, which are among those provided by Party A and registered at Jinshanwei Town, Jinshan District, Shanghai, instead of any other construction team having no building qualification, for constructing Party B’s factory building, and shall pay the construction tax to the tax authority of Jinshanwei Town.

  6、      乙方投资额在5000元以下（含5000元）的项目，以及用地在50亩以下（含50亩）的项目不得分期实施。
  Any project with an investment less than RMB 5,000 Yuan (the figure inclusive) from Party A and that occupying a land of less than 50 mu (the figure inclusive) shall not be implemented by stages.

  7、      乙方投资规模较大，需要分期实施的，必须按照分期用地额20%的比例向甲方预付用地定金。如乙方自用地审批通过日起超过二年不开发，甲方有权将该地块安排新的土地使用人，乙方交付的该尚未开发地块的预付定金不予退还。如乙方继续用地，必须向甲方补齐土地差价款（按金山区政府当年度所定的出让土地价格与本协议书中约定的出让土地价格的价差），甲方有权向乙方收取该延迟开发地块的违约金（标准为该土地市价8%的比例），乙方对此无异议。如乙方所有的项目开发中达到本协议书所确定的总投资额，甲方可从已向乙方收取的违约金中结算或扣抵土地款。
  If project implementation by stages is required due to Party B’s big investment scale, a land use deposit must be advanced to Party A at a rate of 20% of the amount of land to be used in each stage. If Party B fails to develop the Land Plot in excess of two years from the date when the land passes examination and approval, Party A shall be entitled to arrange the Land Plot to another new land user, without any refund of such portion of the said advanced deposit as having been paid by Party B for this undeveloped Land Plot. Where continuing the use of land, Party B must make up the land difference (the difference between the land assignment price fixed by Jinshan District People’s Government in the current year and that agreed under the investment agreement concluded by both Parties) to Party A, and Party A shall be entitled to charge Party B of a liquidated damage for delayed development of the Land Plot (at a rate of 8% of the market price of the Land Plot). Party B raises no objections in this regard. Should amounts invested by Party B into any and all project development reach the total investment amount agreed hereunder, Party A may settlement or offset land value with or from the liquidated damage having been charged from Party B.

  8、      当乙方投资兴办的企业出现下列情况时，甲方有权回购本协议中约定的该地块，甲方要求回购时，乙方必须转让给甲方，转让价格为：乙方获得该地块而向金山区房屋土地管理局支付土地使用权出让金相等的金额。
  Where there are following circumstances to Party B’s established enterprises, Party A shall have the right to repurchase the Land Plot specified hereunder. In case of such repurchase, Party B must transfer the Land Plot to Party A at a price: equaling to a land use right assignment amount Party B has paid to Jinshan District Housing and Land Administration for obtaining the same Land Plot.

  （1） 乙方超过承诺的竣工时间壹年以上，仍未竣工验收的。
  Party B has extended its committed date of completion for a period of more than one year, but still fails to complete works.

  （2） 乙方竣工后壹年以上，仍未投产的。
  After more than one year from completion, Party B still fails to put the enterprise into operation.

  （3） 乙方正常运作后连续或累计两年以上，上缴税款未达到
       年   月   日签订的“投资商承诺书”规定的。
  After Party B has normally run its established enterprise for a period of more than two consecutive years or two years in aggregate, taxes paid by Party B fail to meet requirements of the “Investor’s Commitment” entered into on _________(DD/MM/YY).

  若出现上述情况且甲方提出回购要求后，乙方仍不以本协议约定的价格转让该地块给甲方的，乙方应向甲方支付与土地使用权出让金等额的违约赔偿金。
  If after occurrence of circumstances above leading to Party A’s repurchase request Party B still fails to transfer the Land Plot to Party A at a price agreed hereunder, a liquidated damage shall be payable by Party B to Party A in an amount equaling to that of land use right assignment.

  9、      “七通一平”的具体含义：通电（单路）、通上水（工业水单路、生活水单路）、下水、通讯、通路（道路网格）、通排污、通蒸汽到红线及土地平整（土地平整按自然标高，只负责填平，不包括挖淤泥）。
  “Seven Connections and One Leveling” specifically refers to: connections of electricity (one way), water (one way of industrial water and one way of living water), sewage, telecommunications, traffic (road network), pollution discharge, stream to red line, and land leveling (The land leveling shall be subject natural elevation, including leveling up but excluding dredging of mud).

  七、 争议的解决
  Settlement of Dispute

  因本协议或本协议履行过程中发生的争议，甲乙双方应友好协商解决，若协商不能解决的，任何一方均有权向合同签订地法院提起诉讼。
  Any and all disputes arising from or in connection with performance of this Agreement shall be settled by both Parties through amicable negotiation. Where such disputes failing to be settled in this way, either Party shall be entitled to bring them before a people’s court of a place where this Contract is executed.

  八、 本协议是乙方与有关房屋土地管理部门签订土地出让合同取得该地块权利的基础协议。本协议自甲、乙代表签字并加盖公章之日起生效。
  This Agreement is a basic agreement in accordance with which Party B is able to obtain the rights in the Land Plot by signing a land assignment contract with pertinent housing and land administrative department. This Agreement shall come into force after it is signed and sealed by representatives of Party A and Party B.

  九、 本协议一式四份，双方各执二份，四份协议具有同等效力。
  This Agreement is executed in four copies, with two copies for each Party, being equally authentic and valid.

   

   

   

  甲方（盖章）：          上海金山卫工业区企业发展有限公司

  Party A (Chop):            Shanghai Jinshanwei Industry Zone Investment Management Co., Ltd

           

  法定代表人（签字）：

  Legal Representative (Signature):

   

   

  乙方（盖章）：

  Party B (Chop):

   

  法定代表人（签字）

  Legal Representative (Signature):

   

   

   

  本协议书于2011 年   月   日签订于上海金山

  This Agreement is entered into on the _________(DD/MM/YY),
  in Jinshan, Shanghai.

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