@@　 Article　 19.　 Security deposits may be off-set against transfer
charges.　If　 a　 transferee　fails　to　fulfil　the transfer contract,
it　shall　not　be　entitled　 to　request　the　refund　of its security
deposit　If　the Municipal Land　Bureau　fails　to　fulfil　the transfer
contract, the security deposit shall be refunded two-fold.
　 @@　 Article　 20.　 The　 transfer　 contract　 signed　between　the
Municipal　Land　Bureau　 and　 the　transferee　shall　be　notarised by
the Shanghai Municipal Notary Office.
　@@　 Article　　21.　 The　 transfer　charge　shall　be　paid　in　the
currency stipulated in the transfer contract.
　@@　 Article　 22.　 The　 transferee　shall　pay　an　annual land use
charge in accordance with the following standards:
　(1)　 Renminbi　1,000　yuan　for a piece of land with an area of 1,000
square metres or less;
　(2)　 Renminbi　 1　yuan　per square metre for a piece of land with an
area in excess of 1,000 square metres.
　@@　 Article　23.　If a transferee wishes to alter the nature of usage
of　the　land　or　of　planning　requirements stipulated in the transfer
contract,　it　shall　 apply　 first　to　the Municipal Land Bureau and,
subject　to　examination　and　 approval　 of　 the　application　by the
Municipal　Planning　Bureau　at　the　request　 of　 the　Land Bureau, a
supplementary　payment　of　the　transfer　charge　shall　 be　 made,　a
supplementary　contract　signed　and　registration　procedures shall　be
conducted　in　accordance　with　the　provisions　of　the Municipal Land
Bureau.
　@@　 Article　　24.　　The　　various　 application,　examination　and
approval　 procedures　　 for　　any　　building　 or　 other　 facility
constructed　 on　 the　transferred　 land　 shall　 be　 conducted　 in
accordance　 with　 the　relevant provisions　 of　the　urban　planning,
construction　　 administration,　　 house　　property　 administration,
communications,　　environment　 protection,　 sanitation,　 environment
sanitation,　　fire　　protection,　　etc.　　,　 urban　 administration
departments of Shanghai Municipality.
　 @@　 Article　 25.　 If　 a　 transferee　 fails　 to　 complete　the
construction　of　building　 stipulated　 in　 the　 provisions　of　the
transfer　 contract,　the Municipal　Land　Bureau　may impose a fine and
may　 even　recover　the　land　use　rights,　depending　on　the　actual
circumstances.
CHAPTER III ASSIGNMENT OF LAND USE RIGHTS
　@@　 Article　 26.　 Land　use rights shall not be assigned to another
party　if　the　 construction　of　buildings　stipulated in the transfer
contract　is　not　finished.　 The　 partial　 assignment　 of　land use
rights shall be subject to approval by the Municipal Land Bureau.
　Any　 buildings　 on　 land　which　has　its　land use rights assigned
shall be assigned automatically along with the land.
　@@　Article　27.　Methods　of　land use right assignment shall include
gift, sale and exchange.
　@@　 Article　 28.　 If　a　transferee sells a completed building, the
land　use　right　for　the　land　on　which　it　stands　(including　the
grounds　of　the building　and　the enclosing wall) shall be transferred
simultaneously.　If　a　building　 is　 partly　 assigned,　 the various
owners　of the building shall be entitled　to a proportionate percentage
of　the　land　use　rights,　but　the　land　use　rights for the land as
occupied by the building as a whole shall not be divided.
　If　 a　 building　is split-up for sale, the seller shall determine in
advance　the　 proportion　 of　 land　use rights for each purchaser and
shall　prepare　an　agreement　 on　 matters　concerning　administration
and　　maintenance　　of　 the　 building　 in　 accordance　 with　 the
provisions of the Municipal Real Estate Bureau.
　The　 advance　sale　of　buildings shall be subject to approval by the
Municipal Real Estate Bureau.
　@@　 Article　 29. When land use rights are assigned or inherited, the
rights,　obligations　and　responsibilities　stipulated　in the transfer
contract　and　registered　in　the　registration documents shall also be
transferred.
　@@　 Article　30.　The　assignment of land use rights may be conducted
within　China　 or　 abroad.　 Those　countries　and　regions,　however,
which　have　not　established　diplomatic relations with or a commercial
representative　office　in　 the　 People's　republic　of China shall be
excluded.　If　an　assignment is conducted　outside　Chinese　territory,
certificates　 of　 notarisation　 and　attestation　 shall　be obtained
from　the notary and diplomatic organs of the country　or　region　and a
certificate　of　attestation　shall be obtained from the　diplomatic　or
consular　mission　or　commercial representative office of the　People's
Republic　 of　 China.　 If　an　assignment　is conducted within Chinese
territory,　 certificates　of　notarisation　shall　be obtained from the
Shanghai　 Municipal　Notary　Office　or