WORKING
      TRANSLATION

    


    LEASE
      CONTRACT

    


    concluded
      by and between

    


    Milan
      Gottwald,

    Tax
      Id.
      No.: CZ 7502195327

    residing
      at: Náklo 334, Postal Code: 783 32

    (hereinafter
      the “Landlord”)

    on
      the
      one part

    


    and

    


    SENDIO
      s.r.o.

    Id.
      No.:
      281 64 440,

    Tax
      Id.
      No.: CZ28164440

    with
      its
      registered office at: Hranice, Olomoucká 306, Postal Code: 753 01,

    registered
      in the Commercial Register kept by the Regional Court in Ostrava in Section
      C,
      Inset 43097,

    represented
      by Philip Glyn Styles, Executive of the Company

    (hereinafter
      the “Tenant”)

    on
      the
      other part

    


    (the
      Landlord and the Tenant are hereinafter jointly referred to as the “Parties”)

    


    I.

    Recitals

    


    
      	
              1.

            	
              The
                Parties base their considerations on the fact that the Landlord is
                the
                exclusive owner of:

            


    

    ●
      building
      No. 156, apartment building (proceedings
      on construction approval as an administrative building are pending as of the
      date of execution of the contract; the proceedings should be closed in the
      near
      future)
      on
      construction property lot No. 1416, 

    ●
      building
      without land-registry number, manufacture, on construction property lot No.
      1415

    ●
      building
      without land-registry number, infrastructure, on construction property lot
      No.
      1418

    ●
      building
      without land-registry number, other structure, on construction property lot
      No.
      1419

    ●
      building
      without land-registry number, infrastructure, on construction property lot
      No.
      1422

    ●
      building
      without land-registry number, infrastructure, on construction property lot
      No.
      1423


    
      
        
        

      

      
        1

        
          

        

      

      
        
        

      

    


    ●building
      without land-registry number, manufacture, on construction property lot No.
      1677/1

    ●
      construction property lot No. 1415, with an area of 6 775 m2,
      built-up area and courtyard;

    ●
      construction property lot No. 1416, with an area of 928 m2,
      built-up area and courtyard;

    ●
      construction property lot No. 1418, with an area of 74 m2,
      built-up area and courtyard;

    ●
      construction property lot No. 1419, with an area of 86 m2,
      built-up area and courtyard;

    ●
      construction property lot No. 1422, with an area of 82 m2,
      built-up area and courtyard;

    ●
      construction property lot No. 1423, with an area of 23 m2,
      built-up area and courtyard;

    ●
      construction property lot No. 1677/1, with an area of 455 m2,
      built-up area and courtyard;

    ●
      property
      lot No. 567/3, with an area of 502 m2,
      other
      area, different area;

    ●
      property
      lot No. 568/2, with an area of 1048 m2,
      other
      area, different area;

    ●
      property
      lot No. 568/8, with an area of 12 753 m2,
      other
      area, handling area;

    ●
      property
      lot No. 568/10, with an area of 493 m2,
      other
      area, different area;

    ●
      property
      lot No. 578/3, with an area of 1 815 m2,
      other
      area, other road;

    ●
      property
      lot No. 582/2, with an area of 3 400 m2,
      other
      area, different road;

     

    all
      the
      above in the cadastral area of Hodolany, the municipality of Olomouc, part
      of
      municipality: Hodolany, registered in the Land Registry kept by the Cadastral
      Authority for the Olomouc Region, Olomouc cadastral workplace, on title sheet
      No. 2978 (hereinafter the “Premises”).
      An
      up-to-date extract from the Land Registry is attached to this Contract as its
      Schedule
      No. 1.
      Graphic
      delimitation of the entire Premises is attached to this Agreement as its
Schedule
      No. 10.
      

    


    
      	
              2.

            	
              Furthermore,
                the Parties base their considerations on the fact that the Tenant
                is
                interested in renting the Subject of the Lease, as defined hereafter
                in
                this Contract, and that, during the term of the lease hereunder,
                the
                Tenant is interested in gradually renting the entire Premises, except
                for
                the non-residential premises rented by Further Tenants, as specified
                below.

            


    

    


    
      	
              3.

            	
              The
                Landlord has all the necessary authorizations and powers to conclude
                and
                perform this Contract and to fulfill his obligations following from
                this
                Contract, as well as to implement the transactions contemplated herein.
                This Contract constitutes a legally binding and valid obligation
                of the
                Landlord, which can be enforced against him in accordance with its
                terms
                and deadlines.

            


    

    


    
      	
              4.

            	
              The
                Tenant is a limited liability company, which has been duly established
                under the laws of the Czech Republic, and has the capacity to conclude
                this Contract and perform all the rights and obligations following
                for the
                Tenant from this Contract. This Contract constitutes a legally binding
                and
                valid obligation of the Tenant, which can be enforced against him
                in
                accordance with its terms and deadlines. An up-to-date extract from
                the
                Commercial Register for the Tenant is attached to this Lease Contract
                as
                its Schedule
                No. 2.

            


    

    



    
      
        
        

      

      
        2

        
          

        

      

      
        
        

      

    


    II.

    Subject
      of the Contract

    


    1.       
      By
      virtue
      this Contract, the Landlord agrees to lease the Premises to the Tenant for
      his
      use, within a scope reduced by the premises leased as of the date of conclusion
      hereof to Further Tenants and Other Tenants (hereinafter the “Subject
      of the Lease”).

    


    2.       
      At
      the
      latest as of July 1, 2008, the Tenant shall be entitled to use the Subject
      of
      the Lease within the above-specified scope, for the term and under the
      conditions stipulated herein. In consideration of the use of the Subject of
      the
      Lease, the Tenant shall pay the Landlord the rent specified in Art. IV.
      hereof.

    


    III.

    Purpose
      of the Lease

    


    1.       
      The
      Tenant shall be entitled to use the Subject of the Lease within the scope
      specified in Art. II hereof for the purpose of pursuing his business activities,
      i.e. for the purpose of pursuing advertising activities and marketing;
      manufacture of electronic components; manufacture, installation and repair
      of
      electrical equipment and apparatus; as well as for the purpose of pursuing
      any
      other business activities for which the Tenant obtains a trade license or any
      other license during the term hereof. However, the Subject of the Lease may
      be
      used for an activity other than the business (or other) activities expressly
      stipulated herein only if such use is not at variance with the rights and
      justified interests of the Landlord. The use of the Subject of the Lease within
      the aforementioned scope is conditional on completion of the construction
      modifications and repairs pursuant to this Contract, particularly those
      specified in Schedule
      No. 9
      hereof.

    


    2.       
      The
      Tenant shall be entitled to use the Subject of the Lease particularly as
      offices; storage areas; manufacturing premises; commercial and representation
      areas; as well as all other areas that are necessary in relation to the purpose
      of the lease pursuant to this Article, as appropriate.

    


    
      	
              3.

            	
              The
                Subject of the Lease may be used, within the same scope as by the
                Tenant,
                by employees, suppliers, clients or other business partners of the
                Tenant,
                and by persons visiting the Tenant or persons to whom the Tenant
                has
                subleased the Subject of the Lease in accordance herewith, if appropriate.
                

            


    

    


    4.      
      The
      Tenant acknowledges and represents that he has been advised by the Landlord
      of
      the fact that parts of the Premises that are marked in color and described
      in
Schedule
      No. 4
      hereof
      are used by: JENA - nábytek, s.r.o., Id. No.: 25564501, a company with its
      registered
      office: Brno, Křenová 19, Postal Code: 602 00; T-Mobile Czech Republic a.s., Id.
      No.: 64949681, : Prague 4, Tomíčkova 2144/1, Postal Code: 149 00; and DPK Morava
      s.r.o., Id. No.: 26826771, a company with its registered office: Olomouc,
Řepčínská 35/86,
      Postal
      Code: 779 00 (hereinafter “Further
      Tenants”).
      The
      premises used by Further Tenants are specified in Schedule
      No. 4
      hereof
      by individual reference numbers (premises marked in green color) and are
      graphically delimited under these reference numbers in Schedule
      No. 3
      hereof
      (images No. 2799 and No. 2723). 


    
      
        
        

      

      
        3

        
          

        

      

      
        
        

      

    


    5.       
      The
      Tenant also acknowledges and represents that he has been advised by the Landlord
      of the fact that parts of the Premises that are not leased to Further Tenants
      and that are not part of the Subject of the Lease are used, as of the date
      hereof, on the basis of lease contracts and agreements, by other tenants
      (hereinafter “Other
      Tenants”).
      Complete, up-to-date, final and binding list of Other Tenants (marked in yellow
      color) is attached to this Contract as its Schedule
      No. 5.
      Schedule
      No. 5
      hereof
      also includes the following data for each individual Other Tenant: reference
      number of the premises, area of the premises [m2], date of termination of the
      lease relationship („Notice of termination as of“), date as of which the Tenant
      is entitled to enter the premises of the Other Tenant (“Sendio’s right to
      enter”) and notes. The Landlord represents that the information on Other Tenants
      set forth in Schedule
      No. 5
      hereof
      is accurate and up-to-date. 

    


    IV.

    Rent

    


    1.       
      The
      Parties have agreed on annual rent for the use of the Subject of the Lease,
      which shall be calculated as the amount of CZK 10,000,000.00 (in words: ten
      million Czech crowns), excl. VAT, minus the sum of the annual rents paid by
      all
      Further Tenants and all Other Tenants (as specified in Schedule
      No. 8
      hereof)
      (hereinafter the “Annual Rent”).
      

    


    2.       
      The
      Tenant shall pay the Rent monthly, always in the relevant calendar month to
      which the given Rent relates (hereinafter the “Monthly
      Rent”).
      The
      Parties agree that the amount of the Monthly Rent for the month of July 2008
      shall equal CZK 301,655.00 (in words: three hundred and one thousand six hundred
      and fifty-five Czech crowns) plus the applicable VAT; the amount of the Monthly
      Rent for the month of August 2008 shall equal CZK 376,655.00 (in words: three
      hundred and seventy-six thousand six hundred and fifty-five Czech crowns) plus
      the applicable VAT; and the amount of the Monthly Rent for each subsequent
      calendar month (i.e. September 2008 to June 2009) shall equal CZK 455,310.00
      (in
      words: four hundred and fifty-five thousand three hundred and ten Czech crowns)
      plus the applicable VAT per calendar month. The Tenant shall always pay the
      Monthly Rent by a transfer to the Landlord’s account No. 6319656084/2700, kept
      by UniCredit Bank Czech Republic, a.s., branch in Zlín (hereinafter the
“Landlord’s
      Account”).
      The
      day when the amount is credited to the Landlord’s Account shall be deemed to be
      the date of payment of the Monthly Rent. The Tenant shall pay the Monthly Rent
      on the basis of a tax document issued by the Landlord and within the set period
      of maturity, where the maturity of the tax document (invoice) shall equal 8
      (eight) calendar days from the date of its delivery. The tax document shall
      contain all the requisites required by the applicable law. The first calendar
      day of the month in which the Monthly Rent is to be paid shall be the date
      of
      taxable supply.


    
      
        
        

      

      
        4

        
          

        

      

      
        
        

      

    


    3.       
      The
      Parties agree that the Tenant shall commence paying the Monthly Rent as of
      July
      1, 2008. The Parties agree that also the first Monthly Rent in the amount of
      CZK
      301,655.00 (in words: three hundred and one thousand six hundred and fifty-five
      Czech crowns) plus the applicable VAT shall be paid in accordance with Art.
      IV
      (2). 

    


    4.       
      The
      fixed
      amount of the Annual Rent, as specified in Art. IV (1) hereof is set as a fixed
      amount for the entire term of the lease, i.e. for the term of one year pursuant
      to Art. XI hereof, and may not be increased in any manner whatsoever by the
      Landlord during this period of time. The Parties have agreed that the
      thus-specified Annual Rent shall not be increased by the Landlord in any manner
      whatsoever, even in the case of gradual extension of the Subject of the Lease
      pursuant to Art. XII hereof and/or in case of full clearance of the relevant
      premises used as of the date of conclusion hereof by any of the Further Tenants
      or Other Tenants, which shall result solely in the relevant increase in the
      Monthly Rent to the extent of the monthly rent paid by the tenant who cleared
      the relevant premises, while maintaining the set Annual Rent. In case of an
      increase of the Monthly Rent pursuant to this paragraph, the Parties agree
      to
      modify, by means of an amendment to this Contract, the amounts of the Monthly
      Rent set forth in Art. IV (2) so that they correspond to the actual state of
      affairs. The thus-increased Monthly Rent shall become applicable in the calendar
      month following after the month when the Further Tenant cleared the relevant
      premises. However, the Monthly Rent shall be increased only if the overall
      increase, calculated as the sum of all monthly increases from the beginning
      of
      the lease, has exceeded the aggregate amount of CZK 50,000.00; in that case,
      it
      shall be increased by the entire amount of the aggregate.

    


    5.       
      The
      Tenant shall be obliged to pay to the Landlord an advance on future payments
      of
      the Rent in the amount of CZK 4,000,000.00 (in words: four million Czech crowns)
      so that this amount is credited to the Landlord’s Account set forth in Art. IV
      (2) hereof at the latest on May 29, 2008. The Landlord shall keep tax records;
      consequently, in accordance with Section 21 (3) of Act No. 235/2004 Coll.,
      on
      value added tax, as amended, the Landlord has not incurred the obligation to
      levy VAT from the accepted advance payment. This advance shall always be used
      to
      settle the relevant payments of the Monthly Rent from the month of October
      2008.
      The Landlord shall not be entitled to use this advance for any payments or
      claims other than those specified in this paragraph. The Landlord shall issue
      a
      tax document at the latest within 5 (five) business days of the date of
      crediting the advance payment to his account and shall send this tax document
      to
      the address specified in the header hereof.


    
      
        
        

      

      
        5

        
          

        

      

      
        
        

      

    


    


    V.

    Fees
      for Services Related to Lease

    


    
      	
              1.

            	
              The
                Rent does not include payments for performances related to the use
                of the
                Subject of the Lease, including, without limitation, payments for
                supplies
                of water, gas, steam, electricity, telecommunication services and
                discharge of wastewater, etc. 

            


    

    


    
      	
              2.

            	
              The
                Tenant agrees to use his best efforts to conclude, as of July 1,
                2008, an
                agreement on supplies of electricity for the Premises with the supplier
                of
                electricity, i.e. ČEZ
                distribuce, a.s., se sídlem: Děčín 4, Teplická 874/8, Postal
                Code 405 02, Id. No.: 27232425, where the Tenant will be the sole
                buyer of
                electricity. The Landlord shall be obliged to provide the Tenant
                with all
                collaboration that can be reasonably requested, as necessary for
                the
                performance of this obligation of the Tenant. The Tenant shall reinvoice
                to the Landlord the payments for electricity withdrawn by Further
                Tenants
                and Other Tenants according to the actual consumption based on reading
                of
                the relevant separate electrometers. However, simultaneously, the
                Tenant
                shall exert the best efforts to conclude agreements with Further
                Tenants
                and/or Other Tenants on the basis of which the Tenant will be entitled
                to
                reinvoice withdrawn energy directly to Further Tenants and/or, as
                appropriate, Other Tenants according to their actual consumption
                pursuant
                to the reading of the relevant separate electrometers. The Landlord
                shall
                be obliged to provide the Tenant with all collaboration that can
                be
                reasonably requested for this activity of the Tenant.
                

            


    

    


    
      	
              3.

            	
              If
                the supplies provided in relation to the lease that are used by the
                Tenant
                in the period from commencement of use of the Subject of the Lease
                by the
                Tenant to the date of their transfer pursuant to the previous paragraph
                are charged to the Landlord, the Tenant shall be obliged to reimburse
                the
                Landlord for the charged amounts within seven (7) business days from
                submission of the account by the Landlord to the
                Tenant.

            


    

    


    4.       
      The
      Tenant agrees to exert best efforts to conclude, as soon as possible after
      the
      conclusion hereof, an agreement with
      the
      supplier of heat, i.e. Dalkia Česká republika, a.s., with its registered office:
      Ostrava, 28. října 3123/152, Postal Code 709 74, Id. No.: 451 93 410, and
      the supplier of water and provider of wastewater discharge services, i.e.
      MORAVSKÁ VODÁRENSKÁ, a.s.,
      with
      its registered office: Olomouc, Tovární 41, Postal Code 77211, Id. No.:
      61859575, on these supplies and services for the Premises, where the Tenant
      will
      be the sole buyer of heat, water and wastewater discharge services. The Landlord
      shall be obliged to provide the Tenant with all collaboration that can be
      reasonably requested, as necessary for the performance of this obligation of
      the
      Tenant. The Tenant shall reinvoice the payments for water supplies, sewerage
      charges and supplies of heat withdrawn by Further Tenants and/or Other Tenants
      to the Landlord. However, simultaneously, the Tenant shall exert the best
      efforts to conclude agreements with Further Tenants and/or Other Tenants on
      the
      basis of which the Tenant will be entitled to reinvoice withdrawn energy and
      provided services directly to Further Tenants and/or, as appropriate, Other
      Tenants. The Landlord shall be obliged to provide the Tenant with all
      collaboration that can be reasonably requested for this activity of the Tenant.
      The Tenant shall pay the charges for the provided telecommunication services
      directly to the provider of telecommunication services.


    
      
        
        

      

      
        6

        
          

        

      

      
        
        

      

    


    


    VI.

    Delivery
      and Acceptance of the Subject of the Lease

    


    
      	1.	
              The
                Landlord shall be obliged to deliver the Subject of the Lease to
                the
                Tenant in a state allowing undisturbed use thereof by the Tenant
                for the
                agreed purpose. This state shall not include the modifications or
                repairs
                set forth in Schedule No. 9
                hereof.

            


    

    


    
      	2.	
              The
                Landlord shall be obliged to deliver the Relevant Real Estate to
                the
                Tenant in a state suitable for use pursuant to Art. VI (1) hereof
                at the
                latest on July 1, 2008. 

            


    

    


    
      	3.	
              The
                Tenant and the Landlord shall execute a protocol on delivery and
                acceptance of the Subject of the Lease. Delivery of the Subject of
                the
                Lease by the Landlord shall be deemed to occur, cumulatively, upon
                termination of the delivery process, upon execution of the protocol
                on
                delivery and acceptance of the Subject of the Lease by both Parties
                and at
                the moment when the Landlord provides the Tenant with the keys/chip
                cards
                to the Subject of the Lease. Fulfillment of these conditions shall
                also be
                deemed to constitute the commencement of actual use of the Subject
                of the
                Lease by the Tenant.

            


    

    


    
      	4.	
              In
                the event that, during delivery and acceptance of the Subject of
                the
                Lease, the Tenant ascertains any defects in the Subject of the Lease
                preventing its proper use pursuant to Art. VI (1) hereof, the Tenant
                shall
                not be obliged to execute the protocol on delivery and acceptance
                of the
                Subject of the Lease. In that case, the Landlord shall be obliged
                to
                remedy these defects at his own expense without undue delay, but
                not later
                than within 21 (twenty-one) consecutive days from the date when they
                were
                ascertained. Defects preventing proper use of the Subject of the
                Lease
                include, without limitation, all defective or incomplete work, use
                of
                defective material or any other material and legal defects preventing
                the
                Tenant from accepting the Subject of the Lease and performing the
                activity
                to which the Tenant is authorized, or limiting the Tenant in these
                activities, i.e. particularly defects of access roads and paths;
                defects
                in security or fire-prevention systems; any defects in networks of
                telephone lines, electrical cables, water-supply pipes, sewerage
                and heat
                pipes; any legal defects, such as third-party rights incompatible
                with the
                exercise of the lease hereunder; decisions of governmental authorities
                preventing the use of the Subject of the Lease hereunder, etc. The
                Tenant
                represents that, prior to conclusion hereof, he has had the opportunity
                to
                thoroughly inspect the Subject of the Lease and become acquainted
                with its
                condition without any limitation whatsoever and that he has used
                this
                opportunity to the full extent, particularly by performing legal
                and
                construction-technical reviews (due diligence) of the Subject of
                the
                Lease, including control of its actual state, and, on the basis of
                this
                inspection and reviews, he has found no defects in the Subject of
                the
                Lease preventing its proper use pursuant to Art. VI (1) hereof, other
                than
                those that the Tenant has demonstrably communicated to the Landlord
                prior
                to conclusion hereof, together with a request for their remedy.
                Simultaneously, the Tenant represents that he considers the state
                of the
                Subject of the Lease to be acceptable and compatible with the agreed
                purpose of the lease, subject to modifications and repairs agreed
                herein.

            


    


    
      
        
        

      

      
        7

        
          

        

      

      
        
        

      

    


    


    
      	5.	
              If
                any defects not preventing the proper use of the Subject of the Lease
                are
                ascertained during delivery and acceptance of the Subject of the
                Lease,
                the protocol on delivery and acceptance of the Subject of the Lease
                must
                also contain specification of a deadline agreed between the Parties,
                within which the Landlord must remedy these minor
                defects.

            


    

    


    VII.

    Rights
      and Obligations of the Tenant

    


    
      	1.	
              The
                Tenant shall be entitled to use the Subject of the Lease in accordance
                with the purpose of the lease and in the manner stipulated by this
                Contract.

            


    

    


    
      	2.	
              The
                Tenant shall be entitled to make changes in the Subject of the Lease,
                particularly construction modifications, only with the prior written
                consent of the Landlord. The Landlord may not refuse this consent
                without
                a serious reason. Any increase in the value of the Subject of the
                Lease
                shall have not effect on the amount of the rent as agreed in Art.
                IV (1)
                hereof. The Parties agree that the costs expended by the Tenant for
                modifications of the Subject of the Lease shall be depreciated within
                the
                Tenant’s accounts. 

            


    

    


    
      	3.	
              With
                the Landlord’s prior written consent, the Tenant shall be entitled to
                carry out, at his own expense, repairs and/or construction modifications
                both in the Subject of the Lease and in other parts of the Premises
                that
                are not part of the Subject of the Lease. However, such repairs and/or
                construction modifications must not prevent the agreed exercise of
                the
                rights of Further Tenants and, as the case may be, Other Tenants.
                If the
                Tenant causes damage to the Landlord or any of Further Tenants or,
                as
                appropriate, Other Tenants within the performed repairs and/or
                construction modifications, the Tenant shall be obliged to compensate
                the
                Landlord or the injured Further Tenants and/or, as appropriate, Other
                Tenants for the damage incurred, including lost profits, if appropriate,
                unless the injured party agrees with the Tenant that the damage shall
                be
                compensated by restoration.

            


    

    


    
      	4.	
              The
                Tenant shall be obliged to pay the Monthly Rent for the use of the
                Subject
                of the Lease in the amount and in the manner stipulated by this Contract
                duly and in time.

            


    

    


    
      	5.	
              Within
                the scope specified in Art. III (4) and (5) hereof, the Tenant shall
                be
                obliged to tolerate the use of the Premises by Further Tenants and
                by
                Other Tenants, as they are entitled under the lease contracts and
                agreements concluded with the Landlord, as well as use of the Premises
                by
                their employees, suppliers, clients, business partners and other
                persons
                visiting Further Tenants and/or Other
                Tenants.

            


    


    
      
        
        

      

      
        8

        
          

        

      

      
        
        

      

    

     

    
      	6.	
              The
                Tenant shall be obliged to maintain the Subject of the Lease so as
                to
                prevent any damage thereto.

            


    

    


    
      	7.	
              The
                Tenant shall be obliged to carry out minor repairs of the Subject
                of the
                Lease at his own expense. Minor repairs include, without limitation,
                minor
                repairs of lights, including replacement of light bulbs; repairs
                of
                switches and sockets; repairs of the painting; minor repairs of windows
                and doors, floor coverings, terminal water-supply equipment, sanitary
                equipment, heating units, etc. The Tenant shall not be obliged to
                request
                the prior consent of the Landlord to these minor
                repairs.

            


    

    


    
      	8.	
              At
                his own expense, the Tenant shall provide for maintenance of technical
                equipment, such as the telephone switchboard, air conditioning and
                all
                other equipment that the Tenant has installed independent of the
                Landlord.
                Technical equipment installed by the Tenant that has not become part
                or
                accessory of the Subject of the Lease (such as production lines and
                other
                machines or equipment) shall remain the property of the Tenant, unless
                the
                Parties agree otherwise. The Tenant agrees that, in case of any,
                including
                early, termination of the lease, he will not request that the Landlord
                reimburse any costs incurred by the Tenant for construction-technical
                or
                other improvements and modernization of the Subject of the Lease
                (e.g.
                construction modifications and repairs, reconstructions, repairs
                to
                distribution networks, etc.) or for any installations, construction
                modifications, infrastructure or equipment that has become part or
                accessory of the Subject of the Lease, unless the Parties agree otherwise
                in the given case (e.g.
                restoration).

            


    

    


    
      	9.	
              At
                his own expense, the Tenant shall provide for cleaning of the Subject
                of
                the Lease under usual terms. 

            


    

    


    
      	10.	
              If
                defects not caused by the Tenant occur in the Subject of the Lease
                during
                the term of this Contract and these defects prevent the Tenant from
                using
                the Subject of the Lease in the manner agreed herein and if, as a
                consequence of these defects or as a consequence of failure of the
                Landlord to perform the obligations following from this Contract,
                the
                Tenant is forced to use the Subject of the Lease only to a limited
                extent,
                the Tenant shall be entitled to an appropriate discount on the Rent.
                

            


    


    
      
        
        

      

      
        9

        
          

        

      

      
        
        

      

    


    


    VIII.

    Rights
      and Obligations of the Landlord

    


    
      	1.	
              The
                Landlord shall not be entitled to carry out any construction, i.e.
                construction of new buildings or extensions to the existing buildings,
                within the Premises. Furthermore, the Landlord agrees not to carry
                out any
                construction modifications that would interfere with the current
                state of
                the Premises. Furthermore, without the Tenant’s prior written consent, the
                Landlord shall not be entitled, in particular, to establish any new
                easements; to lease further premises, areas, properties and buildings
                within the Premises to third parties; to extend the term (duration)
                of
                lease of other Tenants; to terminate or modify in any manner whatsoever
                the lease agreements of Further Tenants; to sell, donate or exchange
                the
                Premises or any part thereof; to encumber the real estate within
                the
                Premises in any manner whatsoever, i.e. establish mortgage rights,
                pre-emption rights, etc., except for those that will be established
                in
                favor of the Tenant. 

            


    

    


    
      	2.	
              The
                Landlord hereby expressly agrees and undertakes to allow the Tenant
                to
                build a gas connection and to connect it to gas supply under conditions
                that will not infringe on and/or endanger the rights and justified
                interests of the Landlord. The route of the contemplated gas connection,
                the manner of its connection to gas supply and the conditions of
                building
                thereof shall be agreed by the Parties in advance. The Landlord is
                prepared to provide the Tenant with all collaboration that can be
                reasonably requested, as necessary for building the gas connection.
                In
                particular, the Landlord shall provide the Tenant with an affirmative
                opinion in all proceedings pending in relation to the construction
                of the
                gas connection. The Landlord agrees not to make any steps aimed at
                interfering with the construction of the gas connection.
                

            


    

    


    
      	3.	
              The
                Landlord agrees that, at the latest by September 1, 2008, he will
                provide
                for clearance, and delivery to the Tenant, of the non-residential
                premises
                that are used within the Premises as of the date of conclusion hereof
                by
                MATTES TRADING s.r.o., Id. No.: 46577297,
                a company with its registered office in Frýdek-Místek, Collo - Louky 1557,
                Postal Code: 738 02, i.e. 

            


    

    - hall
      -
      part 3, located in the building without a land-registry number - manner of
      use:
      manufacture, storage, on construction property lot No. 1415 - built-up area
      and
      courtyard, non-residential premises with an area of 576 m2;

    -
       hall
      located in the building without a land-registry number - manner of use:
      manufacture, storage, on construction property lot No. 1677/1 - built-up area
      and courtyard, non-residential premises with an area of 282.1 m2;

    -
       compressor
      hall located in the building without a land-registry number - manner of use:
      manufacture, storage, on construction property lot No. 1677/1 - built-up area
      and courtyard, non-residential premises with an area of 38.31 m2;

    -
       storage
      area adjacent to a cloakroom located in the building without a land-registry
      number - manner of use: manufacture, storage, on construction property lot
      No.
      1677/1 - built-up area and courtyard, non-residential premises with an area
      of
      9.22 m2;


    
      
        
        

      

      
        10

        
          

        

      

      
        
        

      

    


    -
       cloakroom
      located in the building without a land-registry number - manner of use:
      manufacture, storage, cloakrooms, administrative activities, on construction
      property lot No. 1677/1 - built-up area and courtyard, non-residential premises
      with an area of 23.84 m2;

    -
       LV
      distribution room located in the building without a land-registry number -
      manner of use: manufacture, storage, on property lot No. 568/8 - other area,
      non-residential premises with an area of 20.44 m2;

    -
       entrance
      area located in the building without a land-registry number - manner of use:
      manufacture, storage, entrance to property lot No. 568/8 - other area,
      non-residential premises with an area of 15.51 m2;

    -
       office
      located on the 2nd
      floor
      above the cloakroom in the building without a land-registry number - manner
      of
      use: manufacture, storage, cloakrooms, administrative activities, on property
      lot No. 568/8 - other area, non-residential premises with an area of 23.92
      m2;

    -
       corridor
      located on the 2nd
      floor
      above the storage area in the building without a land-registry number - manner
      of use: manufacture, storage, on property lot No. 568/8 - other area,
      non-residential premises with an area of 9.22 m2;

    -
       storage
      area II. located on the 2nd
      floor
      above the storage area and the compressor hall in the building without a
      land-registry number - manner of use: manufacture, storage, on property lot
      No.
      568/8 - other area, non-residential premises with an area of 134.01
      m2;

    as
      these
      premises are marked in pink color in Schedule No. 6 hereof and
      graphically delimited in image No. 2799 which is attached to this Contract
      as
      its Schedule No. 3 (hereinafter the “Soap
      Production Premises”).
      The
      Landlord declares that he will take all steps that can be reasonably requested,
      as necessary to terminate the lease and clear the Soap Production Premises
      as
      early as possible before September 1, 2008. The Landlord shall notify the Tenant
      at least once a week, from July 1, 2008, of fundamental steps taken to terminate
      (the lease - trans.) and clear the Soap Production Premises.

    


    
      	4.	
              The
                obligation of the Landlord pursuant to Art. VIII (3) hereof, i.e.
                provision for clearance and delivery of the Soap Production Premises
                to
                the Tenant at the latest by September 1, 2008, shall be subject to
                due and
                timely performance of the Tenant’s obligations set forth in Art. IV (5)
                hereof (i.e. payment of the advance on future payments of the Rent
                in the
                amount of CZK 4,000,000.00 to the Landlord at the latest by May 29,
                2008).
                The Tenant represents that he is aware of this precondition and,
                if it is
                not fulfilled, he will not request that the Landlord perform, duly
                and in
                time, the Landlord’s obligation pursuant to Art. VIII (3) hereof, nor will
                he claim any penalties or indemnification (particularly pursuant
                to Art.
                IX hereof) in the event that the Landlord does not perform his obligation
                pursuant to Art. VIII (3) hereof duly and in time as a consequence
                of
                non-fulfillment of this
                precondition.

            


    

    


    
      	5.	
              The
                Landlord agrees that, within the deadlines set forth in the column
                entitled “Sendio’s right to enter” in Schedule No. 5 hereof, he
                will provide for clearance of the non-residential premises, buildings,
                properties, parking areas, roads and other areas within the Premises
                that
                are leased to Other Tenants as of the date of conclusion hereof.
                The
                provisions of Art. XII (3) hereof shall apply to aspects not specified
                above.

            


    

    


    



    
      
        
        

      

      
        11

        
          

        

      

      
        
        

      

    


    


    


    IX.

    Breach
      of the Landlord’s Obligations

     

    
      	1.	
              If
                the Landlord breaches his obligation following from Art. VIII (3)
                hereof,
                the Tenant shall be entitled to:

            


    

     

    
      	 	
              (i)

            	
              withdraw
                from this Contract, with effect as of the date of delivery of the
                Tenant’s
                notice of withdrawal from this Contract to the Landlord
                and/or

            


    

    
      	 	
              (ii)

            	
              request,
                as of September 8, 2008, a contractual fine for delay with delivery
                of the
                Soap Production Premises where, if the Soap Production Premises are
                not
                delivered by September 8, 2008, the Tenant shall be entitled to a
                contractual fine in the amount of CZK 100,000.00 (in words: one hundred
                thousand Czech crowns) for each calendar day of such delay commencing
                on
                September 9, 2008, where the total amount of the thus-agreed contractual
                fine may not exceed CZK 4,000,000.00 (in words: four million Czech
                crowns)
                and/or

            


    

    
      	 	
              (iii)

            	
              claim
                indemnification exceeding the amount of the contractual fine pursuant
                to
                subparagraph (ii) above, whose amount may not exceed CZK 8,000,000.00
                (in
                words: eight million Czech crowns), reduced by the paid contractual
                fine
                pursuant to Art. IX (1) (ii)
                hereof,

            


    

     

    where
      the
      Tenant shall be entitled to enforce his claims following from this Article
      at
      the latest by June 30, 2009; otherwise, his claims under this Article shall
      expire. 

     

    
      	
              2.

            	
              The
                Parties have agreed that the Contractual Fine pursuant to Art. IX
                (1) (ii)
                shall be payable, at the latest, within 10 (ten) calendar days of
                the date
                of delivery of the account of the contractual fine by the Tenant
                to the
                Landlord. If the Landlord demonstrably refuses to accept the account
                of
                the contractual fine, it shall hold that the account of the contractual
                fine was delivered by the Tenant to the Landlord on the date of the
                refusal. 

            


    

     

    X.

    Breach
      of the Tenant’s Obligations

    


    If
      the
      Tenant is in delay with any payment of the Monthly Rent pursuant to Art. IV
      (2)
      hereof for a period exceeding 1 (one) calendar month, the Landlord shall be
      entitled, having previously notified the Tenant in writing with a request for
      payment of the relevant Monthly Rent within three (3) business days, which
      request has not been satisfied, to terminate this Contract by written notice.
      The Parties agree on a period of notice equal to 3 (three) months which shall
      commence on the first day of the month following after delivery of the notice
      to
      the Tenant. Furthermore, the Landlord shall be entitled to claim against the
      Tenant a contractual fine in the amount of CZK 400,000.00 (in words: four
      hundred thousand Czech crowns) for each case of such delay. This provision
      shall
      in no way prejudice the rights of the Landlord pursuant to Section 9 (2) of
      Act
      No. 116/1990 Coll., on lease and sublease of non-residential premises, as
      amended, or the Landlord’s claim for default interest.


    
      
        
        

      

      
        12

        
          

        

      

      
        
        

      

    


    XI..

    Term
      of the Lease

    


    
      	
              1.

            	
              This
                Contract is concluded for a fixed term of 1 (one) calendar year from
                July
                1, 2008 (to June 30, 2009). The Parties agree that Section 676 (2)
                of the
                Civil Code and Section 9 (3) (a) of Act No. 116/1990 Coll., on lease
                and
                sublease of non-residential premises, as amended, shall not apply
                during
                this term.

            


    

    


    
      	
              2.

            	
              If
                the purchase agreement on which the Parties are negotiating at the
                time of
                conclusion hereof (as described in more detail in Art. XV (4) hereof)
                does
                not come into effect by July 1, 2009 for reasons attributable exclusively
                to the Landlord, which shall mean, for the purposes of this
                Contract:

            


    

    
      	
            	(i)	
              breach
                of the Landlord’s obligations following from the second and third
                sentences of Art. VIII (1) and/or

            


    

    
      	
            	(ii)	
              death
                of the Landlord or deprivation of the Landlord of legal
                capacity,

            


    

    the
      term
      of the lease pursuant to Art. XI (1) hereof shall be automatically extended
      to
      December 31, 2015; during the thus-extended term of the lease, the Tenant shall
      be entitled to terminate this Contract. In that case, the Parties agree on
      a
      period of notice equal to 3 (three) months which shall commence on the first
      day
      of the month following after delivery of the notice by the Tenant to the
      Landlord. Furthermore, the Parties explicitly agree that the lease extended
      pursuant to this paragraph shall be governed by the terms and conditions
      stipulated herein. 

    


    
      	
              3.

            	
              If
                a purchase agreement (as defined in Art. XV (4) hereof) is not concluded
                between the Parties for any reason other than that specified in Art.
                XI
                (2) hereof by September 30, 2008, this Contract shall cease to be
                valid
                and effective on June 30, 2009.


            


    


    
      
        
        

      

      
        13

        
          

        

      

      
        
        

      

    


    


    XII.

    Tenant’s
      Right to Conclude Lease Contracts for Other Parts of the
      Premises

    


    
      	1.	
              The
                Tenant represents that he intends, during the term of the lease hereunder,
                to gradually extend the Subject of the Lease to include all parts
                of the
                Premises that are not included in the Subject of the Lease as of
                the date
                of conclusion hereof, except for the parts of the Premises leased
                to
                Further Tenants. The gradual extension of the Subject of the Lease
                pursuant to this Art. XII shall be effected by means of conclusion
                of
                individual amendments between the Landlord and the Tenant from time
                to
                time. The sample wording of an amendment, excluding annexes, is attached
                to this Contract as its Schedule No. 7.


            


    

    


    
      	2.	
              The
                Landlord represents that Schedule No. 5 hereof contains the final,
                complete and up-to-date list of all Other Tenants of the Premises.
                Simultaneously, inter
                alia,
                for each individual Other Tenant, Schedule No. 5 hereof specifies
                the date of termination of his lease contract or agreement, on the
                basis
                of which each individual Other Tenant rents a certain part of the
                Premises
                (in Schedule No. 5 hereof, in the column “Notice of termination as
                of”) and the date by which the relevant Other Tenant must clear the
                rented
                parts of the Premises (in Schedule No. 5 hereof, in the column
                “Sendio’s right to enter”). The Landlord represents that the all
                information on Other Tenants set forth in Schedule No. 5 hereof is
                accurate and complete. 

            


    

    


    
      	3.	
              Unless
                the Parties agree otherwise, they agree to conclude numbered amendments
                to
                this Contract, whereby they will extend the Subject of the Lease
                to
                include parts of the premises that are rented by Other Tenants, as
                follows:

            


    

    
      	 	
              (i)
                

            	
              each
                individual amendment shall be concluded by the Parties on the first
                business day following after the date set forth with respect to the
                relevant Other Tenant, by whose premises the Subject of the Lease
                will be
                extended, in the column entitled “Notice of termination as of” in
                Schedule No. 5 hereof;

            


    

    
      	
            	(ii)	
              the
                date immediately following after the date set forth for the relevant
                Other
                Tenant in the column entitled “Sendio’s right to enter” in Schedule No.
                5 hereof shall be the date (of commencement - trans.) of use of
                the
                new parts of the Subject of the Lease, which shall be specified in
                each
                relevant amendment to this
                Contract.

            


    

     

    
      	4.	
              The
                individual amendments concluded pursuant to Art. XII (3) hereof shall
                be
                numbered and shall contain, as an annex, a plan indicating the
                specification and location of the relevant part of the Premises,
                by which
                the Subject of the Lease will be extended. Each individual amendment
                must
                be executed by both Parties and shall come into effect on the date
                of its
                conclusion.

            


    

    


    XIII.

    Sublease

    


    The
      Tenant shall be entitled to sublease the Subject of the Lease only with the
      prior written consent of the Landlord. The Landlord agrees not to refuse the
      consent to the conclusion of the sublease contract without a serious reason.
      


    
      
        
        

      

      
        14

        
          

        

      

      
        
        

      

    

    


    XIV.

    Insurance

     

    
      	1.	
              The
                Landlord shall be obliged to have a valid insurance policy for the
                Premises, including property insurance and other usual insurances
                (e.g.
                insurance against natural disasters). In case of an insurance event,
                the
                Landlord agrees to minimize the impact of this event on the Tenant
                and to
                ensure, as soon as possible, that the Tenant is again able to duly
                exercise his rights following from the laws and this Contract.
                

            


    

    


    
      	2.	
              At
                the latest within 30 days of the date of conclusion hereof, the Tenant
                shall be obliged to conclude an insurance covering his liability
                for
                damage incurred by third-persons, including the Landlord, including
                any
                and all damage to the Premises, and to maintain this insurance within
                the
                specified scope valid during the entire term of the lease hereunder.
                

            


    

    


    XV.

    Miscellaneous

    


    
      	1.	
              The
                Landlord represents that, prior to conclusion hereof, he has allowed
                the
                Tenant to enter the premises designated as hall 2 [2H], with an area
                of
                576 m2, in image No. 2799, which is attached to this Contract as its
                Schedule No. 3, in order to allow the Tenant to remove the current
                floor, construct a drainage system and lay a new floor on these premises.
                The Landlord expressly represents that he hereby gives the Tenant
                consent
                to the performance of modifications and repairs specified in this
                paragraph. 

            


    

    


    
      	2.	
              The
                list of all modifications, including specification of the premises
                where
                the relevant modifications will be performed by the Tenant, to which
                the
                Landlord gives its express consent to the Tenant as of the date of
                conclusion hereof, is attached to this Contract as its Schedule No.
                9.

            


    

    


    
      	3.	
              The
                Parties agree that any and all contractual fines and damages may
                be
                mutually set-off, unless the Parties agree otherwise. The Parties
                expressly exclude the possibility of set-off against the
                Rent.

            


    

    


    
      	
              4.

            	
              The
                Parties represent that, in addition to this Lease Contract, they
                are
                simultaneously negotiating on the conclusion of a purchase agreement
                providing for the transfer of the ownership title to the Premises
                (purchase and sale), not encumbered by any third-party rights, except
                for
                the mortgage right established in favor of the Tenant, from the Landlord
                to the Tenant. This purchase agreement is to come into effect on
                July 1,
                2009. The Parties agree that, if the purchase agreement is concluded
                between them, the advance on future payments of the Rent in the amount
                of
                CZK 4,000,000.00 pursuant to Art. IV (5) hereof shall become an advance
                on
                the purchase price, or first installment on the purchase price, for
                sale
                of the Premises under the aforementioned purchase agreement. In order
                to
                avoid any doubt, the Parties agree that, upon conclusion (validity)
                of the
                aforementioned purchase agreement, Art. IV (5) hereof shall cease
                to be
                valid and effective and the Parties shall consider the paid advance
                on
                future payments of the Rent in the amount of CZK 4,000,000.00 pursuant
                to
                Art. IV (5) hereof to be an advance on the purchase price, or first
                installment on the purchase price, for the sale of the Premises under
                the
                aforementioned purchase agreement within the meaning of Section 498
                of the
                Civil Code. The obligation of the Tenant to pay the Landlord regular
                monthly rent up to the time of the purchase under the aforementioned
                purchase agreement comes into effect shall be in no way prejudiced
                by this
                provision.

            


    


    
      
        
        

      

      
        15

        
          

        

      

      
        
        

      

    


    


    
      	
              5.

            	
              The
                Tenant agrees to notify the Landlord, without undue delay, of any
                change
                in the structure of the shareholders of the Tenant (i.e. the shareholders
                of SENDIO s.r.o.). If the entity controlling the Tenant changes during
                the
                term of the lease and the new controlling person does not belong
                to the
                same business group to which the Tenant belongs as of the date of
                conclusion hereof, the Landlord shall be entitled to terminate this
                Contract. The Parties agree on a period of notice equal to 6 (six)
                months
                which shall commence on the first day of the month following after
                delivery of the notice by the Landlord to the
                Tenant.

            


    

    


    
      	
              6.

            	
              The
                Parties agree to act in good faith and take all steps that can be
                reasonably required so that the purchase agreement set forth in Art.
                XV
                (5) hereof is validly concluded by July 16,
                2008.

            


    

    


    XVI.

    Joint
      and Concluding Provisions

    


    
      	1.	
              This
                Contract comes into force upon its execution by both Parties and
                comes
                into effect also upon its execution, except for cases where a later
                date
                is set for the arising of a right or obligation. In addition to the
                amendments set forth in Art. XII (3) and (4) hereof, this Contract
                may be
                modified only by consecutively numbered written amendments executed
                by
                both Parties.

            


    

    


    
      	2.	
              This
                Contract contains the entire agreement of the Parties with respect
                to the
                lease and use of the Subject of the Lease by the Tenant and no other
                contract, agreement, declaration or covenant made by any of the Parties
                that is not contained herein shall be binding on the Parties in relation
                to the subject of this Contract. This Contract cancels and replaces
                all
                previous contracts, agreements, declarations or covenants made by
                any of
                the Parties prior to the conclusion hereof. Article headings are
                included
                for convenience of reference only and shall in no respect whatsoever
                serve
                for interpretation of the terms and provisions hereof.
                

            


    


    
      
        
        

      

      
        16

        
          

        

      

      
        
        

      

    

    


    
      	3.	
              The
                Parties shall be obliged to maintain confidentiality of the terms
                and
                conditions hereof and of information which they obtained during its
                negotiation, unless disclosure thereof is required by a law or some
                other
                generally binding regulation.

            


    

    


    
      	4.	
              The
                claims of the Parties to payment of the contractual fine, damages
                and
                default interest, as well as their obligation to maintain confidentiality,
                shall not expire upon withdrawal from this Contract, its termination,
                canceling or other expiry.

            


    

    


    
      	5.	
              This
                Contract shall be governed by the applicable provisions on lease
                agreement
                stipulated by Act No. 40/1964 Coll., the Civil Code, as amended,
                and Act
                No. 116/1990 Coll., on lease and sublease of non-residential premises,
                as
                amended. 

            


    

    


    
      	6.	
              This
                Contract has been drawn up in two (2) counterparts where each Party
                shall obtain one (1) counterpart. 

            


    

    


    
      	7.	
              The
                following schedules constitute an integral part of this
                Contract:

            


    

    


    Schedule
      No. 1 - up-to-date extract from the Land Registry, Title Sheet No.
      2978

    Schedule
      No. 2 - up-to-date extract from the Commercial Register for the
      Tenant

    Schedule
      No. 3 - graphic delimitation of the Subject of the Lease (images No. 2799 and
      No. 2723)

    Schedule
      No. 4 - delimitation of the premises of Further Tenants (marked in green
      color)

    Schedule
      No. 5 - list of Other Tenants (marked in yellow color)

    Schedule
      No. 6 - delimitation of the Soap Production Premises (marked in pink
      color)

    Schedule
      No. 7 - sample wording of an amendment without annexes

    Schedule
      No. 8 - schedule of Rent

    Schedule
      No. 9 - list of modifications approved by the Landlord

    Schedule
      No. 10 - graphic delimitation of the Premises

    


    
      	8.	
              The
                Parties declare that they have read the Contract prior to its execution,
                that they conclude it seriously, definitely and comprehensibly, based
                on
                their free will and not under unfavorable terms and conditions. In
                witness
                thereof, they affix their
                signatures.

            


    

    


    
      	
              Prague,
                May 28, 2008

            	 	
              Prague,
                May 28, 2008

            
	 	 	 
	   
	 	   

	
              Landlord

            	 	
              Tenant

            


    


    
      
        
        

      

      
        17