Lease
Agreement


 


Landlord
and Tenant agree to lease the Office in the Premises at the rent and for the term stated:


 


	PREMISES:
    1000/196,199 Liberty Building, 3rd Fl., Sukhumvit 55 Rd.,	 	 
	Klongton
    Nua, Wattana, Bangkok 10110	 	 
	 	 	 
	LANDLORD:
    Aekphol Sugar Co., LTD	 	TENANT:
                                         Fah Mai Holdings

        

	 	 	 
	Date
    of Lease: 30 May, 2018 	 	Annual
                                         Rent: THB338,400

        

	Lease
    Term: 12 Months 	 	Monthly
                                         Rent: THB 28,200

        

	Commencement
    Date: 1 June, 2018 	 	Security
                                         Deposit: THB110,000

        

	Possession
    Date: 1 June, 2018	 	Termination
                                         Date: 31 May, 2019

        



 


1.
Use and Occupancy


 


Tenant
shall only occupy and use the office no. referenced above (the “Office”) for business operation.


 


2.
Inability to Give Possession


 


The
failure of Landlord to give Tenant possession of the Office on the Commencement Date shall not create liability for Landlord.
In the event that possession of the Office is not delivered on the Commencement Date due to the holdover of a tenant, or, if a
newly constructed building, a final or temporary certificate of occupancy has not been obtained, or for any other reason which
is not due to Landlord’s acts or negligence, the validity of this Lease shall not be affected. Monthly Rent hereunder shall
begin on the date that possession of the Office is delivered to Tenant and shall be prorated for that portion of the month in
which possession is delivered. The Termination Date shall in no event be extended if delivery of possession is delayed.


 


3.
Rent


 


A.
Tenant shall pay Monthly Rent in full on the first day of each month of the Lease. Monthly Rent shall be paid in advance
with no notice being required from Landlord. Tenant shall not deduct any sums from the Monthly Rent unless Landlord consents
thereto in writing. Upon signing this Lease, Tenant shall pay Landlord the first Monthly Rent due and the Security Deposit.
The entire amount of rent due for the Lease Term is due upon signing this Lease; however, Landlord consents to the Tenant
paying same in monthly installments provided there exists no defaults by Tenant under the terms of this Lease.


 


B.
Additional Rent may include, but is not limited to any additional insurance premiums and/or expenses paid by Landlord which are
chargeable to Tenant as stated hereinafter. Additional Rent is due and payable with the Monthly Rent for the next month after
Tenant receives notice form Landlord that Additional Rent is due and payable.


 


4.
Condition of Unit


 


Tenant
acknowledges that Tenant is accepting the Office in its “as is” condition. Tenant further acknowledges that Tenant
has thoroughly inspected the Office and has found the Office to be in good order.


 


5.
Security


 


Tenant
has deposited with the Landlord the Security Deposit to insure Tenant’s compliance with all of the terms, provisions and
conditions of this Lease. If Tenant is in default under any of the terms, conditions and provisions of this Lease, Landlord may
apply the Security Deposit, in whole or in part, to any sums Tenant owes Landlord, (including Rent and Additional Rent), that
Landlord expended or may have to expend due to Tenant’s default, including but not limited to damages or insufficiency of
rent in re-renting the Office. Within ten (10) days of the Termination Date, provided Tenant has vacated the Office and is not
in default under any of the terms, conditions and provisions of this Lease and the physical condition of the Office is acceptable
to Landlord upon surrender, the Security Deposit will be returned to Tenant at an address Tenant provides to Landlord.


 




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6.
Services


 


Provided
Tenant is not in default of any of the terms, conditions and provisions of this Lease, Landlord shall provide: (a) elevator services
on business days from 8 a.m. to 6 p.m., and at all other times, provide one (1) elevator on call; (b) water for ordinary bathroom
purposes, however, if Tenant uses water for any other purpose or in high quantities (which decision is in. Landlord’s sole
judgment), a water meter may be installed by Landlord at Tenant’s cost and expense, the maintenance and repair of which
shall be exclusively that of Tenant, and all charges for water consumption as shown by said meter shall be promptly paid by Tenant;
(c) heat to the Office, on business days, as required by law; (d) if Landlord provides air conditioning, such air conditioning
will be provided, on business days from 8 a.m. to 6 p.m.


 


Landlord
reserves the right to interrupt the providing of the Services and other utilities, when Landlord deems it necessary for repairs,
alterations, replacements or improvements to such Services or other utilities, the decision for such interruption and the length
of such interruption shall be solely Landlord’s.


 


7.
Alterations


 


Absent
Landlord’s written consent, Tenant may make no alterations to the Office. With Landlord’s written consent, Tenant,
at Tenant’s sole cost and expense, may make alterations, installations and improvements (the “Alterations”)
to the Office provided they are non-structural in nature, which do not effect the Services, utilities or other operations or services
of the Premises and which are done by contractors and sub-contractors approved by Landlord in every instance. Before making Alterations,
Tenant shall obtain all permits, approvals, certificates required by any and all municipal authorities or other agencies having
jurisdiction of the Premises and the Alterations and upon receiving same, Tenant shall deliver duplicate or certified copies to
Landlord of each and every one. Tenant shall carry and cause to be carried by each contractor and sub-contractor, workmen’s
compensation, general liability, personal and property damage insurance, in such amounts as Landlord requires, naming Landlord
as insured and Tenant shall deliver evidence of such insurance to Landlord prior to Tenant’s commencing the Alterations.
Should a mechanic’s lien be filed against the Office and/or Premises, for work done or claimed to have been done or materials
supplied for Tenant or to the Office, Tenant shall pay or cause to be paid or file a bond in the amount stated in the mechanic’s
lien within thirty (30) days of said filing at Tenant’s sole cost and expense. Any installation of materials, fixtures and
the like shall become the property of Landlord upon such installation and shall remain in the Office upon Tenant’s surrender
of same. However, Landlord may relinquish such right of ownership to the installations by giving Tenant thirty (30) days written
notice prior to the Termination Date of such relinquishment of ownership, in which event, they shall become Tenant’s and
must be removed upon the Termination Date. Nothing herein is meant to give Landlord any ownership rights in and to Tenant’s
trade fixtures, office furniture and equipment which can be easily moved. Upon the Termination Date and surrender of possession
of the Office, Tenant shall remove all personal property and installations to which Landlord’s ownership interest has been
relinquished and Tenant shall immediately restore and repair the Office to that condition existing on the Commencement Date. Any
and all property of Tenant remaining in the Office after the Termination Date shall be deemed abandoned by Tenant and Landlord
may either retain such abandoned property or may remove such abandoned property at Tenant’s expense.


 




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8.
Maintenance and Repairs


 


Tenant
shall maintain the Office in good condition. Tenant shall be responsible for any and all damage to the Office or any other part
of the Premises resulting from Tenant’s willful acts or negligence or the willful acts or negligence of Tenant’s agents,
employees, invitees or licensees or which may arise from any work done by of for Tenant or by Tenant’s business operations.
Tenant shall also be responsible for any damage to the Premises caused by Tenant’s moving or removal of furniture, fixtures
and/or equipment Tenant shall only use contractor and/or sub-contractors for these repairs which have been approved by Landlord
in every instance. In the event that Tenant fails or refuses to make said repairs, Landlord may do so at Tenant’s expense
which shall be Additional Rent. Landlord shall maintain in proper order and repair the exterior of the Premises as well as the
common areas and the utilities servicing the Premises. Tenant shall give immediate notice to Landlord of any defect or interruption
of service or condition. The responsibility of Ten ant to pay Rent and Additional Rent shall not be reduced or abated by reason
of injury to business or annoyance to employees of Tenant caused by repairs, alterations or improvements to the Premises or the
Office. Likewise there shall be no liability on the part of the Landlord for such injury or annoyance as aforesaid. Should Landlord
be in default under this Paragraph or any other Paragraph of this lease, Tenant’s only remedy is to sue Landlord for breach
of this Lease.


 


9.
Damage, Fire or Other Casualty


 


In
the case of fire damage or other damage to the Office not caused by Tenant, its agents, servants, employees, invitees and/or licensees,
Tenant shall give Landlord immediate notice of same. (a) If the Office is partially damaged by fire or other casualty, Landlord
shall repair the damage and the Rent and Additional Rent shall be apportioned from the day of the damage in relation to the portion
of the Office that has been rendered unusable to the day that the Office has been repaired and is fully usable. (b) If the Office
is totally damaged and rendered wholly unusable by fire or other casualty, Landlord has the right to either repair the damages
or terminate the lease. (I) In the event that Landlord elects to repair the damages, Rent and Additional Rent shall be abated
for the period of time from the date of occurrence of the damage to the date that Landlord notifies Tenant that the Office can
be re-occupied; (ii) In the event that Landlord elects to terminate this Lease, Landlord may do so upon giving Tenant notice of
his intent to do so within the sooner of ninety (90) days of the occurrence of the damages or thirty (30) days from the date that
the insurance claim is adjusted which notice shall set forth a date on which the Lease shall expire, which date shall not be more
than sixty (60) days from the date of such notice and upon which date this Lease shall terminate and all obligations owed by Landlord
and Tenant to each other shall cease and all obligations due shall be paid from one to the other. Should this Lease not be terminated,
Landlord shall make all repairs in an expeditious manner subject to delays beyond the control of Landlord. Tenant shall cooperate
fully with Landlord after such damage is incurred in all of Landlord’s reasonable requests to remove undamaged items in
the Office. Before making claim against the other for damages as a result of fire or other casualty, each party shall look first
to their respective insurance carrier. To the extent permitted by law and by the respective insurance policies, Landlord and Tenant
hereby release and waive rights of discovery with respect to the above against the other or any one claiming through them. If
this condition can only be obtained by paying an additional premium, then the one benefiting from such waiver shall pay the additional
premium upon ten (10) days written notice and the one obtaining such insurance coverage is free from any other obligation with
respect to waiver of subrogation. Tenant acknowledges that Landlord shall not be obligated to carry any insurance for the benefit
of Tenant with respect to Tenant’s personal property, equipment, inventory or the like and agrees that Landlord is not obligated
to repair any damage to them.


 


10.
Loss, Damage, Indemnity


 


Landlord
shall not be liable for any loss, damage or expense to any person or property of Tenant or to property of others given to employees
of the Premises. Landlord shall also not be liable for any theft of or by other tenants or otherwise. nor for injury or damage
to persons or property resulting from any cause whatsoever, unless due to the willful acts of Landlord, it agents, servants and/or
employees. Landlord shall not be liable for damages caused by construction in or about the Premises. Landlord shall not be liable
for any damages if the windows are permanently or temporarily closed, darkened, covered and Tenant shall not be entitled to any
abatement or reduction in rent and Additional Rent as a result thereby nor shall same be grounds for Tenant’s claim of eviction
nor shall Tenant be released from any of the terms, conditions and provisions of this Lease. Tenant shall indemnify and hold Landlord
harmless from all claims, liabilities, costs and expenses, including attorneys’ fees, paid or incurred by Landlord as a
result of any default by Tenant of the terms, conditions and provisions of this Lease for which Landlord is not covered or paid
by insurance. In the event that an action or proceeding is brought against Landlord, Tenant, upon written notice from Landlord,
will, at Tenant’s sole cost and .expense, retain counsel approved by Landlord to defend such action or proceeding.


 




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11.
Electricity


 


Tenant
warrants that its use of electrical current will, at all times, not exceed the current capacity of the electrical service into
the Premises, or the risers or wiring installation. Tenant will not use or cause to be used equipment which will overload the
existing service and installations or interfere with other tenants’ electrical service. Any change in the character or nature
of electrical service to the Premises and/or to the Office shall not impose liability on the Landlord for any loss or damage sustained
by Tenant as a result thereof.


 


12.
Landlord’s Alterations and Management


 


Landlord
has the right to change the arrangement and/or location of entrances, hallways, passageways, doorways, doors, elevators, stairs
or any other part of the Premises used by the general public, including toilets, and to change the name and/or number of the Premises.
In the event that Landlord so changes as aforesaid, the same shall not constitute an eviction nor imposes any liability on Landlord
for such election. Rent and Additional Rent shall not be diminished or abated in such event as a result of any inconvenience,
annoyance or injury to Tenant’s business and Landlord shall have o liability therefore. Landlord may impose rules for the
access to the Premises by Tenant’s social or business guests as Landlord deems proper and necessary for the security of
the Premises and Tenant shall not have any claim against Landlord for any damages resulting therefrom.


 


13.
Tenant’s Defaults


 


A.
If there is a default by Tenant under the terms of this Lease, other than the obligation to pay Rent and Additional Rent, or
Tenant vacates the Office prior to the Termination Date, or if an execution has been issued against the property of Tenant or
Tenant whereby the Office is used and/or occupied by someone other than Tenant, or if this Lease be rejected in a Bankruptcy
proceeding, or should Tenant not take possession of the Office with thirty (30) days from the Possession Date, the Landlord,
upon fifteen (15) days prior written notice to Tenant which sets forth Tenant’s default(s) and should Tenant fail to
completely cure said specified default(s) within said fifteen (15) days, or if the default(s), by its nature cannot be cured
within said fifteen (15) days or should Tenant fail to undertake with diligent effort to cure the default(s) within said
fifteen (15) days, then, in such event, Landlord may serve upon Tenant, a written five (5) day notice canceling this Lease
and Tenant, at the end of said five (5) days shall vacate and surrender the Office and Tenant shall continue to remain liable
as set forth under this Lease.


 


B.
If Tenant shall be in default in the payment of Rent and/or Additional Rent, or if the notice given pursuant to
“A” hereinabove has expired or if Tenant is in default in payment of any other matter for which Tenant is liable
to pay, then Landlord, without notice, (the giving of notice is hereby expressly waived by Tenant), may re-enter the Office,
by force or otherwise, and dispossess Tenant or other occupant, by any lawful manner, and remove their possessions and retake
the Office. Tenant expressly waives the right to receive notice of such re-entry by Landlord and agrees that Landlord shall
not be responsible for any damage sustained to the property of Tenant or other occupant. If their be an extension or renewal
of this Lease and Tenant shall default under any term, condition and/or provision of this Lease, Landlord may cancel such
renewal or extension upon three (3) days prior written notice to Tenant.


 




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14.
Fees and Expenses


 


Should
Tenant default under any of the terms, conditions and/or provisions of this Lease, Landlord may, after giving notice if
required and upon the expiration of any grace period set forth in this Lease, immediately and without prior notice to Tenant
perform or cause to be performed Tenant’s obligations. If in connection with the aforesaid, Landlord incurs any cost
and/or expense or becomes obligated to pay money as a result thereof, including but not limited to legal fees, reasonable
attorneys’ fees, litigation expenses, Tenant shall pay to Landlord such monies, with interest. The foregoing cost,
expense or payment of money by Landlord shall be Additional Rent and shall be paid by Tenant within fifteen (15) days from
the date Landlord bills Tenant. Should these billed amounts come subsequent to the Termination Date, Landlord may institute
proceedings against Tenant for the recovery of same.


 


15.
Access


 


Landlord
or Landlord’s agents, servants and/or employees may enter the Office for emergency purposes at any time and at any other
reasonable time in order to make inspections and/or make repairs, alterations or additions as Landlord deems proper and/or necessary
to the Office and/or the Premises. Tenant grants Landlord the right to use the Office to replace and/or maintain the HVAC services
and facilities. For this purpose Landlord may bring into the Office all necessary materials and supplies and same shall not be
deemed to give Tenant any right to claim an actual or constructive eviction or any right to an abatement of Rent and Additional
Rent or to a claim for damages as a result of loss of or interruption of Tenant’s business. During the term of this Lease,
Landlord shall have the right to enter the Office, at reasonable times and upon reasonable notice for the purpose of exhibiting
same to prospective purchasers and mortgagees. Landlord shall also have the right, within the six months prior to the Termination
Date, to enter the Office for the purpose of exhibiting same to prospective tenants. Should Tenant not be present to allow access
to the Office, Landlord may enter the Office by using a master key or by force providing Landlord exercises reasonable care to
insure Tenant’s property and such entry shall not subject Landlord or its agents liable for any damages as result thereof
and the obligations of Tenant under the terms, conditions and/or provisions of this Lease shall not be affected thereby. Should
Tenant entirely vacate the Office within thirty (30) days of the Termination Date, Landlord may enter the Office and make such
alterations, repairs, additions or changes without affecting Tenant’s obligations under this Lease, including, but not limited
to Tenant’s obligation to pay Rent and Additional Rent or creating liability for Landlord to Tenant.


 


16.
Waiver


 


The
failure by Landlord to seek redress or any remedy for Tenant’s default under any of the terms, conditions and/or provisions
of this Lease or of any rule imposed and declared by Landlord shall not constitute a waiver by Landlord for any future defaults
or violations. Landlord’s receipt of Rent and Additional Rent at a time when Landlord has knowledge or should have knowledge
of any default or violation shall not be deemed a waiver thereof. Only a written waiver signed by Landlord shall be effective
and binding upon Landlord. Any Rent and/or Additional Rent received by Landlord which is less than the amount due shall be deemed
to be “on account” and any notation or statement on Tenant’s check shall be deemed payment in full or accord
and satisfaction and Landlord may accept such payment without prejudice to Landlord’s right to pursue such available remedy
for the balance of same or for any other remedy afforded Landlord under the terms, provisions and/or conditions of this Lease.
Only a surrender of the Office in writing signed by Landlord shall be effective and binding upon Landlord and/or Tenant and such
surrender must be made to Landlord or Landlord’s authorized agent. An acceptance of a surrender of the Office and keys to
same by persons other than Landlord or its authorized agent shall be effective as a termination of this Lease.


 






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17.
Landlord’s Inability To Perform


 


Tenant’s
obligation to pay Rent and Additional Rent and/or to comply with any of the terms, provisions and/or conditions of this Lease
as well as the Lease itself shall not be affected, impaired, amended or excused due to Landlord’s inability to perform any
of its obligations contained in this Lease, or to supply any if delayed in supplying any service or item or is unable to make,
or is delayed in the making of any repair, alterations, additions, or is unable to supply or is delayed in supplying any equipment,
services, fixtures or any other material to be supplied hereunder, provided that Landlord is unable to do so because of labor
problems, strife or strike or any other cause whatsoever including, but not limited to war or other emergency.


 


18.
Excavations


 


In
the event that there be an authorized excavation conducted upon lands adjacent to the Premises, Tenant shall allow the parties
conducting same entry into the Office for the purpose of performing necessary work as such party deems necessary to shore up and/or
preserve the wall of the Premises from damage including but not limited to supporting the existing exterior walls and foundations.
Tenant further agrees to waive any right Tenant may have to make a claim for damages caused thereby or indemnity therefore from
that party or Landlord or for an abatement of Rent and/or Additional Rent.


 


19.
No Representations by Landlord


 


Landlord
and/or Landlord’s agents, servants and/or employees have not made any representations nor promises of any kind to Tenant
as to the physical condition of the Premises and/or Office or as to the financial condition and health or as to the operation
of the Premises except as specifically set forth in this Lease and Tenant does not acquire any rights, easements or licenses except
as specifically set forth in this Lease. Tenant has accepted the Office in its “as is” condition after having thoroughly
inspecting same and without relying on any representations made by Landlord, its agents, servants and/or employees. Tenant’s
occupation of the Office is conclusive proof that the Office and Premises are in good and satisfactory condition at the date Tenant
first occupies the Office.


 


20.
Notices


 


Any
notice, statement or communication which Landlord is to give to Tenant, shall be deemed to be sufficiently given if it is in writing
and delivered personally to Tenant or sent by certified mail or overnight courier addressed to Tenant at the Office or other business
address of Tenant or at the residence of Tenant or left at any one of the addresses and the time of giving such notice, statement
or communication shall be deemed given at the time same are left with or mailed or delivered to the overnight courier. Any notice
to be given by Tenant to Landlord must be given by certified mail or overnight courier at Landlord’s address above.


 


21.
Surrender of Office


 


Upon
the Termination Date or other termination of this Lease, Tenant shall vacate and surrender the Office in broom clean
condition and in good condition, reasonable wear and tear excepted and free from Tenant’s property. All damages which
were caused by or on behalf of Tenant shall be repaired by Tenant at Tenant’s sole cost and expense prior to the
surrender of the Office. This Paragraph survives the Termination Date or the date of other termination of this Lease. Should
the Termination Date be a Sunday or legal holiday, the Termination Date shall be the immediate previous day.


 


22.
Parties Bound


 


This
Lease is binding upon Landlord and Tenant and their respective assignees and/or successors in interest. Should Tenant obtain a
judgment against Landlord, Tenant shall look only to Landlord’s interest in the Premises for the collection of same.


 


23.
Effectiveness


 


This
Lease shall become effective as of the date when Landlord delivers a fully executed copy hereof to Tenant or Tenant’s attorney.


 




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This
Lease has been entered into as of the date of Lease. 


 





	LANDLORD	 	TENANT
	 	 	 
		 	
	(Mrs. Siriwan Siriwiriyakul)	 	(Mr. Louis Haseman)
	 	 	 
	Aekphol Sugar Co.,
    LTD	 	Fah Mai Holdings




 





	WITNESS	 	WITNESS
		 	 







 




    



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Contract
Agreement


 


This
contract is being signed by and between Fah Mai Holdings Co., Ltd and Jedi Sites Web Design & Development Co., Ltd which has
been made effective as on 1 June 2018 and shall remain into effect till 31 May 2019


 


Details
of Fah Mai Holdings Co., Ltd 


 


Address:
1000/196,199 Liberty Building, 3rd Floor, Sukhumvit 55 Road, Klongton Nua, Wattana,


Bangkok
10110


Email
address: admin@fahmaiholdings.com


Contact
No: 02-1071047


 


Details
of Jedi Sites Web Design & Development Co., Ltd 


 


Address:
1000/196 Liberty Building, 3rd Floor, Sukhumvit 55 Road, Klongton Nua, Wattana,


Bangkok
10110


Email
address: jeffrey@jedisites.com


Contact
No:


 


Terms
and Conditions of the contract:


 





Both
the parties agree to the rental condition with Aekphol Sugar Co., Ltd which Fah Mai Holdings Co., Ltd pay for the monthly invoice
for amount THB28,200 sent Jedi Sites Web Design & Development Co., Ltd for 1 year starting from 1 June 2018 and shall remain
into effect till 31 May 2019


 


	 	●	Jedi
    Sites Web Design & Development Co., Ltd shall pay Fah Mai Holdings Co., Ltd monthly THB5,000 deductible from the amount
    of THB28,200
	 	 	 
	 	●	Fah
    Mai Holdings Co., Ltd shall pay a sum of 23,200 to Jedi Sites Web Design & Development Co., Ltd after the
    deduction of THB5,000. Once Jedi Sites Web Design & Development Co.,Ltd receive THB23,200 payment from Fah Mai Holdings
    Co., Ltd, Jedi Sites Web Design & Development Co.,Ltd is responsible to submit the invoiced amount payment and issue the
    WHT form to Aekphol Sugar Co., Ltd monthly.


 











 






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