Nancy老师的法律英语课丨境外工业厂房租赁需要注意哪些问题？

境外投资分为两种模式，并购投资和新设投资。并购投资和新设投资都有可能会遇到境外工业厂房租赁的问题，尤其是新设投资，对于投资者来说，需要在东道国新设一个运营实体，实际就是平地起高楼的过程，需要在一个人生地不熟的地方，一手操办从找地、租赁、办理证照、申请资质、装修到招聘、采购、销售等全流程，想想就头大。就我们近年来承办的跨境投资项目来看，在这个过程中，厂房租赁是特别容易出现法律风险、引起法律纠纷的环节。而投资者在前期往往意识不到风险出现后带来的诸多麻烦。与境内投资相比，由于受到资源、语言、文化环境等的制约，境外投资项目一旦出现法律纠纷，往往会带来更大的经济损失、时间成本和机会成本。故而，在跨境投资中做好法律风险全流程把控至关重要。

Property Right产权

重点关注：房屋及土地所有权；查封、抵押等权利受限情况;是否已被他人注册使用；是否履行了必要的审批、备案义务。

The Lessor has represented that no person or party has now any right, title, interest or claim to the said Premises except the Lessors.

In this regard, the Lessor warrants that all consents, approvals, license and authorization required of any governmental authority, necessary for Lessor's execution, delivery and performance of this Lease, and the enforceability of this Lease have been obtained and are in full force and effect and the execution, delivery and performance of this Lease do not and will not violate any law, regulation or judgment or constitute a breach of default under any agreement binding upon the Lessor or any of its property.

lessor 出租人

lessee 承租人

landlord-tenant

该条款的可执行性应不受影响，并在所有其他司法管辖区保持可执行性。

binding adj.有约束力的；捆绑的

e.g.：legally binding有法律约束力;受法律约束

重点关注：土地使用性质

The parcel of land under this Contract shall be used for heavy industrial purpose.

Amenity附属设备

重点关注：对出租人配合义务的约束保障机制

Power: The Lessee shall be provided with 350 KVA power from TIDEL Park Ltd. If the Lessee requires additional power, it shall be entitled to apply for and obtain at its own cost, power supply from TNEB or from any other source and the Lessor shall extend all possible assistance and cooperation in this behalf without any financial liability.

be entitled to 有权……

e.g.：You may be entitled to reclaim some of the tax you paid last year.

你或许有权要求退回去年你缴纳的部分税款。

Term租赁期限

重点关注：明确期限；续租的提前告知义务

The term of this Lease shall be fifteen years, commencing on July 1, 2013, renewable thereafter on terms and conditions mutually agreed upon by Lessor and Lessee, provided written notice of intent to renew or extend is served by the Lessee on the Lessor at least one hundred twenty (120) days prior to the expiration of this Lease.

renewable adj. 可再生的；可更新的；可继续的

e.g.：A formal contract is signed which is renewable annually.

签署的一份正式合同每年可续签一次。

prior to 提前

我们可以在代理协议期满时续订。

Sub-Lease转租

重点关注：有/无转租权；出租人的书面同意；转租协议的期限

Sub-Lease Option: Except as provided herein, the Lessee shall not assign, transfer, sublet or part with possession of the said premises and amenities or any portion thereof. However, it is provided that the Lessee may during the lease tenure, sublet the entire or a part of the said premises to any person, subject to obtaining prior approval of the Lessor in writing in this regard which approval shall not be unreasonably withheld. Further it is expressly agreed that the Lessor shall continue to receive the prevailing lease rental from the Lessee notwithstanding the fact that the Lessee receives a sub-lease rental below the prevailing lease rental under the sub-lease agreement entered into by it. The sub-lease agreement entered into by the Lessee shall automatically stand terminated once the Lease Deed between the Lessor and the Lessee expires or is terminated or sooner determined.

Sub-Lease 分租；转租

sublet v. 转租，分租n.(转租的)房屋，房地产

e.g.：There is a clause in the contract forbidding tenants to sublet.

合同中有一条款禁止承租人转租房屋。

Renovation and Maintenance改造与维修

重点关注：允许/不允许实质性改造；重要设施的维修义务；维修费用承担

Repairs in the Premises: The Lessee shall not carry out any structural additions or alterations to the said Premises without the prior written consent of Lessor. The minor day to day repairs such as replacement of fuses, fixing of leaking water, taps, minor repairs shall be carried out by the Lessee at its own cost, but all major repairs relating to bursting of sanitary pipes, changes in the electrical system, crack in construction etc. shall be the responsibility of the Lessor and shall be repaired/replaced by the Lessor at its own cost upon the Lessee giving the Lessor 3(three) days to carry out such works. In case the Lessor fails to take any timely action, the Lessee shall be entitled but not bound to do the same and deduct the costs from the monies payable to the Lessor.