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Exhibit 10.16


                                TABLE OF CONTENTS

1.       SUBLEASE/UNDERLYING LEASE ..........................................  1
         1.1   Sublease Intended ............................................  1
         1.2   Effective Date ...............................................  1
2.       DEMISEMENT .........................................................  2
3.       TERM OF SUBLEASE ...................................................  2
4.       BASIC RENTAL/SECURITY DEPOSIT ......................................  2
         4.1   Amount .......................................................  2
         4.2   Electricity ..................................................  2
         4.3.  Contemporaneous Basic Rental and Electrical Charge Payment ...  2
         4.4   Security Deposit .............................................  2
5.       ADDITIONAL RENTAL AND TAXES ........................................  3
         5.1   Amount .......................................................  3
         5.2   Taxes ........................................................  3
6.       COMPLIANCE WITH TERMS OF UNDERLYING LEASE ..........................  3
         6.1   Subject to Underlying Lease ..................................  3
         6.2   Breach by Sublessee ..........................................  4
         6.3   Breach by Landlord ...........................................  4
         6.4   Consent ......................................................  4
7.       USE OF SUB-PREMISES ................................................  4
8.       INSURANCE/ACCIDENTAL DAMAGE OR INJURY ..............................  5
9.       DAMAGE OR DESTRUCTION ..............................................  5
10.      REPAIRS ............................................................  5
11.      ALTERATIONS, ADDITIONS, OR IMPROVEMENTS ............................  5
12.      LIENS ..............................................................  5
13.      ACCESS TO PREMISES .................................................  6
14.      ADVERTISEMENTS .....................................................  6
15.      SALES, ASSIGNMENTS, AND SUBLEASES ..................................  6
         15.1  Assignment or Subletting .....................................  6
         15.2. No Assignment by Operation of Law ............................  6
         15.3  Default ......................................................  6
16.      QUIET ENJOYMENT ....................................................  6
17.      EMINENT DOMAIN .....................................................  6
18.      NO RENEWAL, FIRST REFUSAL OR EXPANSION OPTION ......................  6
19.      DEFAULT BY SUBLESSOR ...............................................  7
20.      DEFAULT BY SUBLESSEE ...............................................  7
         20.1  Right to Terminate ...........................................  7
         20.2. Rental Liability Not Extinguished ............................  7

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         20.3  Deficiency Payment ...........................................  7
21.      INSOLVENCY OR BANKRUPTCY ...........................................  7
22.      TERMINATION AND SURRENDER ..........................................  7
         22.1  Notice .......................................................  7
         22.2  Keys .........................................................  8
         22.3  Acceptance by Sublessor ......................................  8
23.      REMOVAL OF PERSONAL PROPERTY .......................................  8
         23.1  Right ........................................................  8
         23.2. Repairs ......................................................  8
         23.3  Early Termination of Possession ..............................  8
24.      HOLDING OVER .......................................................  8
         24.1  Month-to-Month ...............................................  8
         24.2  Rental Rate ..................................................  8
25.      WARRANTIES REPRESENTATIONS AND COVENANTS ...........................  8
         25.1  By Sublessor .................................................  9
         25.2  By Sublessee ................................................. 10
26.      MISCELLANEOUS ...................................................... 10
         26.1  Interest of Successors ....................................... 10
         26.2  Notices ...................................................... 10
         26.3. Expenses, Costs of Litigation ................................ 11
         26.4. Jurisdiction and Venue ....................................... 11
         26.5. Governing Law ................................................ 11
         26.6. Paragraph Headings ........................................... 11
         26.7. Counterparts ................................................. 11
         26.8. Waiver of Breach ............................................. 11
         26.9  Financial Statements ......................................... 11
27.      DEFINITIONS ........................................................ 12
         27.1  Underlying Lease Definitions ................................. 12
         27.2  Other ........................................................ 12
EXHIBIT A ................................................................... 15
EXHIBIT B ................................................................... 16

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                               SUBLEASE AGREEMENT

     THIS SUBLEASE AGREEMENT (this "Agreement") is made as of the date last
below written, by and between DEUTSCHE FINANCIAL SERVICES CORPORATION, a Nevada
corporation ("Sublessor") and LIONBRIDGE TECHNOLOGIES, INC., a Delaware
corporation ("Sublessee").

     RECITALS: Under lease dated June 17, 1999 (the "Underlying Lease"), of
which Exhibit A is a copy, Sublessor has leased for its own use, from BAY COLONY
CORPORATE CENTER, LLC ("Landlord"), certain office space (the "Premises"),
containing, originally, 22,158 rentable square feet, in the building commonly
known as 950 Winter Street, Bay Colony Corporate Center, Waltham, Massachusetts
(the "Building"). Pursuant to Paragraph 51 of the Underlying Lease, that certain
office space (the "Sub-Premises") commonly known as Suite 2410, described in
Exhibit B attached hereto, containing approximately 7,879 rentable square feet,
is to be added to the Premises and become subject to the Underlying Lease upon
expiration or termination of Sublessee's lease with Landlord, which lease
expires August 31, 2002. Sublessor currently has no use for, and Sublessee
desires to continue to use and occupy, the Sub-Premises. To that end, the
parties desire to enter into a sublease agreement, with respect to the
Sub-Premises, defining all rights, duties, and liabilities of the parties
hereto. A glossary of defined terms is set forth at Section 27 of this Agreement
and reference is made thereto for definition of capitalized terms used herein
and not elsewhere defined.

     NOW THEREFORE, in consideration of the mutual covenants contained in this
Agreement, the parties agree as follows:

1.   SUBLEASE/UNDERLYING LEASE.

     1.1  Sublease Intended. This Agreement is entered into to create a sublease
          under the Underlying Lease. Sublessee hereby acknowledges receipt and
          its review of the Underlying Lease. Notwithstanding anything to the
          contrary provided in this Agreement, any termination of the Underlying
          Lease will cause this Agreement (and all tenancies created hereby) to
          be terminated as of the same time and date that the Underlying Lease
          is terminated.

     1.2  Effective Date. This Agreement shall not be effective unless and until
          Sublessor shall have received the written consent of the Landlord, in
          form and content satisfactory to Sublessor; provided however, that if
          such consent is not received on or before August 30, 2002 Sublessee
          may terminate this Agreement upon ten (10) days prior written notice
          (which notice shall be ineffective if such consent shall be received
          or waived by Sublessor at any time during such period). Upon such
          termination, Sublessor shall refund to Sublessee, without interest,
          all advance Basic Rental, the Electrical Charge and Additional Rental
          paid pursuant to Sections 4.2, 4.3, and 5.2 and the Security Deposit
          provided pursuant to Section 4.4

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2.   DEMISEMENT.

     On the Commencement Date, Sublessor shall demise to Sublessee, for the
     Term, the entire Sub-Premises, including all parking spaces to which
     Sublessor may be entitled, with respect to the Sub-Premises, under the
     Underlying Lease. Sublessor shall deliver the Sub-Premises to Sublessee AS
     IS, WHERE IS and WITH ALL FAULTS (WHETHER APPARENT OR LATENT).

3.   TERM OF SUBLEASE.

     The term of the sublease provided by this Agreement shall begin on
     September 1, 2002 (the "Commencement Date"), and shall continue through and
     including August 31, 2006.

4.   BASIC RENTAL/SECURITY DEPOSIT.

     4.1  Amount. During each Lease Year of the Term, Sublessee shall pay to
          Sublessor, monthly, the following sums ("Basic Rental"):

                  Lease Year              Monthly Basic Rental
                  ----------              --------------------
                      1                       $14,444.83
                      2                        14,773.13
                      3                        15,101.42
                      4                        15,429.71

          All payments of Basic Rental shall be due on the first day of each
          month, in advance, except as otherwise provided at Section 4.3 hereof.
          Any partial month during the Term shall be prorated to the number of
          actual calendar days during such partial month.

     4.2  Electricity. In addition to the Basic Rental, as compensation for
          electrical service provided to the Sub-Premises and billed to
          Sublessor, Sublessee shall pay to Sublessor the following amount per
          month (the "Electrical Charge"): $623.75. All payments of the
          Electrical Charge accruing on and after the Rental Commencement Date
          shall be due, in advance, on the due date for each payment of Basic
          Rental hereunder, except as otherwise provided in Section 4.3 hereof.
          Any partial month during the Term shall be prorated to the number of
          actual calendar days during the partial month.

     4.3  Contemporaneous Basic Rental and Electrical Charge Payment.
          Contemporaneously with execution hereof, Sublessee shall pay to
          Sublessor Basic Rental and the Electrical Charge for the first month
          accruing on and after the Rental Commencement Date (i.e. a total of
          $15,068.58).

     4.4  Security Deposit. Contemporaneously with execution hereof, Sublessee
          shall pay to Sublessor a security deposit (the "Security Deposit") in
          the amount of Fourteen

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          Thousand Four Hundred Forty-Four Dollars and 83/100 ($14,444.83) to be
          held to guaranty the faithful performance by Sublessee of all of its
          obligations under this Agreement. Any interest earned thereon shall be
          the property of Sublessor. Unless and until Sublessee is in default
          with respect to any provision hereof, the Security Deposit shall be
          the property of Sublessee. If Sublessee defaults with respect to any
          provision of this Agreement, Sublessor may expend the whole or any
          part of the Security Deposit for the payment of any amount that
          Sublessor may expend by reason of such default. If any portion or all
          of the Security Deposit is so used, Sublessee shall, within ten (10)
          days after demand therefore, deposit cash with Sublessor in an amount
          sufficient to restore the Security Deposit to its original amount and
          failure to do so shall be a breach of this Agreement. If Sublessee
          shall not default under this Agreement, the Security Deposit shall be
          returned to Sublessee at the end of the Term; provided that Sublessor
          may retain the Security Deposit until such time as all amounts due
          from Sublessee hereunder have been paid in full. In the event of a
          transfer of Sublessor's rights under this Agreement, Sublessor may pay
          over the Security Deposit to Sublessor's transferee to be held under
          the terms of this Agreement and Sublessor shall be released from all
          liability for the return of the Security Deposit. Under no
          circumstances shall the Security Deposit be interpreted as being part
          of the Basic or Additional Rental or as liquidated damages.

5.   ADDITIONAL RENTAL AND TAXES.

     5.1  Amount. In addition to the Basic Rental, Sublessee shall pay to
          Sublessor an amount ("Additional Rental") equal to 26.23% of all
          Additional Rent payable by Sublessor under the Underlying Lease
          accruing (after the Rental Commencement Date) under the provisions of
          Paragraph 1 of the Underlying Lease in excess of Additional Rent
          payable for calendar lease year 2002. All payments of Additional
          Rental shall be due on the first Basic Rental due date occurring after
          the obligation therefore accrues under the Underlying Lease. Sublessor
          shall reasonably cooperate with Sublessee to afford to Sublessee the
          benefits of any inspection and audit rights (of Landlord's books and
          records) that Sublessor shall have under the Underlying Lease. Any
          partial month during such term shall be prorated to the number of
          actual calendar days during such partial month.

     5.2  Taxes. In addition to and at the same time as each payment of the
          Basic Rental, Sublessee shall pay to Sublessor the amount of any rent,
          excise, sales, or transaction privilege tax (excepting Landlord's
          income tax) now or hereafter imposed by any taxing authority upon
          Landlord or Sublessor with respect to Sublessor and Landlord's receipt
          of the Basic Rental and any other amounts payable by Sublessee
          pursuant to the terms of this Agreement.

6.   COMPLIANCE WITH TERMS OF UNDERLYING LEASE.

     6.1  Subject to Underlying Lease. This Agreement is subject and subordinate
          to all of the terms, conditions, and provisions of the Underlying
          Lease and all exhibits

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          thereto, including without limitation the Building Rules and
          Regulations referred to at Paragraph 19 and Exhibit B of the
          Underlying Lease. Sublessee will not violate or permit the violation
          of, and at its cost shall cause the Sub-Premises and Sublessee's
          activities on or about the Sub-Premises to be in compliance with, the
          Underlying Lease. Sublessee will cooperate with Sublessor and assist
          Sublessor in complying with the terms of the Underlying Lease, as it
          applies to the Sub-Premises and Sublessee's use of common areas. In
          the event of a conflict between any term, condition or provision of
          the Underlying Lease and this Agreement, the terms and provisions of
          this Agreement shall control in all controversies arising between
          Sublessor and Sublessee and the terms and provisions of the Underlying
          Lease shall control in all controversies arising between Landlord and
          Sublessor or Sublessee except as the parties may otherwise have agreed
          in this Agreement.

     6.2  Breach by Sublessee. If Sublessee or any agent, employee, officer, or
          invitee of Sublessee takesor fails to take any action which action or
          inaction results in the breach or violation of the Underlying Lease,
          Sublessor shall be entitled to injunctive or such other appropriate
          equitable relief as may be necessary to prevent any violation or
          breach of the Underlying Lease by Sublessee or its agents employees,
          officers or invitees, together with all of Sublessor's actual damages
          occasioned thereby, it being agreed by the parties that any violation
          or breach of the Underlying Lease would cause irreparable harm to
          Sublessor.

     6.3  Breach by Landlord. If any obligation of Sublessor under this
          Agreement is to be performed by Landlord under the Underlying Lease
          and Landlord fails to perform such obligation, Sublessor shall have no
          liability to Sublessee hereunder as a result of such failure, except
          that Sublessor agrees to use commercially reasonable efforts to cause
          Landlord to perform such obligation. For example, and not by way of
          limitation, if any service to be provided under this Agreement is to
          be provided by Landlord under the Underlying Lease and Landlord fails
          to provide such service, then Sublessor shall have no liability to
          Sublessee for the failure to provide such service, but Sublessor shall
          use commercially reasonable efforts to cause Landlord to provide such
          service.

     6.4  Consent. If any consent or approval is required to be obtained from
          Sublessor under the provisions of this Agreement prior to the taking
          of any action on the part of Sublessee, and the Underlying Lease
          contains a comparable provision requiring the consent of the Landlord
          before any such action may be taken, then any consent by Sublessor to
          the taking of such proposed action by the Sublessee shall not be
          effective until such time, if at all, that Landlord consents to the
          taking of such action, provided that Sublessor shall promptly seek
          such consent from Landlord.

7.   USE OF SUB-PREMISES.

     Sublessee shall use the Sub-Premises only for general office use and
     activities incidental thereto, and for no other purpose. Sublessee shall
     not use the Sub-Premises for any illegal,

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     immoral, or ultra-hazardous activity, whether within or outside the scope
     of the business of Sublessee, or any other use prohibited by the Underlying
     Lease.

8.   INSURANCE/ACCIDENTAL DAMAGE OR INJURY. Sublessee shall carry liability
     insurance in the amount and with Companies as required by Paragraph 15 of
     the Underlying Lease, with the exception that Sublessee shall maintain
     commercial general liability insurance including contractual liability
     coverage, with minimum coverages of $1,000,000 per occurrence with a
     $2,000,000 general aggregate limit and that Sublessee's current insurer's
     rating of "A" is acceptable to Sublessor, insuring Sublessee against any
     claims covered thereby, as if Sublessee were Tenant thereunder. All such
     policies of insurance shall name both Sublessor and Landlord as additional
     insureds. Sublessee and Sublessor each hereby release and relieve the
     other, and waive their entire right of recovery against the other for
     direct or consequential loss or damage arising out of or incident to the
     perils covered by property insurance carried by such party, whether due to
     the negligence of Sublessee or Sublessor or their agents, employees,
     contractors and/or invitees. If necessary, all property insurance policies
     required under this Agreement shall be endorsed to so provide.

9.   DAMAGE OR DESTRUCTION. The provisions of Paragraph 26 of the Underlying
     Lease shall apply as if Sublessee were Tenant and Sublessor were Landlord
     thereunder except that all rights or options granted any party therein
     shall be exercised not less than ten (10) days prior to the date for
     exercise thereof provided in the Underlying Lease.

10.  REPAIRS. Subject to the obligations of Landlord under the Underlying Lease,
     unless specified to the contrary in this Agreement, during the Term,
     Sublessee shall maintain the Sub-Premises in good repair and condition
     comparable to that on the Commencement Date, except for ordinary wear and
     tear and damage by casualty.

11.  ALTERATIONS, ADDITIONS, OR IMPROVEMENTS. Sublessee shall not make any
     alteration, addition, improvement, utility installation or repair in, on or
     about, or to the Sub-Premises or the Building without first obtaining the
     written consent of Sublessor. All alterations, additions, permanent
     improvements, utility installations and repairs that shall be made shall be
     at the sole expense of Sublessee. Sublessee represents and warrants to and
     covenants with Sublessor that all improvements heretofore installed on the
     Sub-Premises, as well as any that may be installed from date hereof to the
     Commencement Date, have been and will be installed with the express written
     consent of Landlord. At expiration of the Term, unless otherwise indicated
     in a notice by Sublessor delivered to Sublessee at the time of approval of
     any alteration, addition or improvement, Sublessee shall at its sole cost
     and expense: (a) remove (i) all such alterations, additions, permanent
     improvements and utility installations installed after the Commencement
     Date and (b) restore the Sub-Premises to their prior condition. If
     Sublessor shall not require such removal and restoration, all of the same
     shall become the property of Sublessor and shall remain on and be
     surrendered with the Sub-Premises as a part thereof at the termination of
     the Term without disturbance, molestation, or injury.

<PAGE>


12.  LIENS. Sublessee shall at all times during the Term keep the Sub-Premises
     free and clear of all liens arising out of any work performed, materials
     furnished, or obligations incurred by Sublessee.

13.  ACCESS TO PREMISES. Sublessee shall allow Landlord, Sublessor, and their
     agents or employees access to the Sub-Premises in accordance with the
     provisions of the Underlying Lease.

14.  ADVERTISEMENTS. Sublessee shall place no signs or symbols in the windows or
     doors of the Sub-Premises, or on any exterior part of the Building without
     Landlord's prior written consent.

15.  SALES, ASSIGNMENTS, AND SUBLEASES.

     15.1 Assignment or Subletting. Except with Sublessor's prior written
          consent (which consent shall not be unreasonably withheld or delayed),
          Sublessee shall not assign this Agreement, or sell or sublet the
          Sub-Premises, or any part thereof or any interest therein other than
          to any wholly-owned subsidiary of Sublessee. If Sublessee shall
          request Sublessor's consent to any assignment or subletting, Sublessee
          shall pay a $500 processing fee; and, if Sublessor shall consent
          thereto, Sublessee shall reimburse Sublessor for its direct out of
          pocket costs associated with such assignment or subletting (including
          reasonable attorney's fees and costs).

     15.2. No Assignment by Operation of Law. Neither this Agreement nor any
          rights hereunder shall be assigned by operation of law.

     15.3 Default. Any act in violation of this Section 15 shall be deemed a
          default by Sublessee, entitling Sublessor (if Sublessor so elects) to
          reenter pursuant to Section 20 hereof.

16.  QUIET ENJOYMENT. If Sublessee performs the terms of this Agreement,
     Sublessor will warrant and defend Sublessee in the enjoyment and peaceful
     possession of the Sub-Premises during the term of this Agreement without
     any interruption by Sublessor or any person rightfully claiming under
     Sublessor. If any act or omission of Sublessor shall (or, with the passage
     of time will) constitute an "Event of Default" under Paragraph 25 of the
     Underlying Lease and that Event of Default will endanger Sublessee's
     enjoyment and peaceable possession of the Sub-Premises, then, upon
     reasonable notice to Sublessor, Sublessee may take any reasonable action to
     prevent or cure such Event of Default.

17.  EMINENT DOMAIN. In the event that the Sub-Premises or any part of the
     Sub-Premises shall be taken under an eminent domain proceeding or sold to
     the condemning authority to prevent taking, the provisions of Paragraph 22
     of the Underlying Lease shall apply in all respects as if Sublessee were
     Tenant and Sublessor were Landlord thereunder.

18.  NO RENEWAL, FIRST REFUSAL OR EXPANSION OPTION. Sublessee shall have no
     right to exercise any option that Sublessor may have to renew the
     Underlying Lease, or

<PAGE>

     any rights of first refusal or expansion that may be granted to Sublessor
     under the Underlying Lease.

19.  DEFAULT BY SUBLESSOR. If Sublessor shall fail or neglect to perform under
     any material obligation to be performed by it under this Agreement,
     Sublessee may terminate this Agreement upon not less than thirty (30) days
     prior written notice to Sublessor unless Sublessor has promptly undertaken
     cure of such default during such period, is continuously pursuing such cure
     and such default shall be curable within a reasonable time after expiration
     of such thirty (30) day period.

20.  DEFAULT BY SUBLESSEE.

     20.1 Right to Terminate. If (a) any rents reserved or other sum payable by
          Sublessee hereunder, or any part thereof, shall be unpaid when they
          shall become due and remain so five (5) days after written notice
          thereof from Sublessor to Sublessee; or (b) Sublessee violates or
          defaults in any of the obligations under this Agreement and the same
          remains uncured ten (10) days after written notice thereof from
          Sublessor to Sublessee, then, in either such event, Sublessor may
          terminate this Agreement and reenter the Sub-Premises unless, solely
          upon occurrence of an event described at (b) above, Sublessee has both
          promptly undertaken and is diligently and continuously pursuing cure
          of such default and such default shall be curable within a reasonable
          time after expiration of such ten (10) day period, but not to exceed
          thirty (30) days.

     20.2. Rental Liability Not Extinguished. In spite of any reentry pursuant
          to Section 20.1 hereof, the liability of Sublessee for the rent shall
          not be extinguished for the balance of the term of this Agreement, and
          Sublessee shall pay to Sublessor any deficiency arising from a reentry
          and reletting of the Sub-Premises at a reduced rental, including all
          reasonable out of pocket costs of re-entry and re-letting and any late
          charges or interest imposed by Landlord resulting from Sublessee's
          default. Notwithstanding the foregoing, to the extent required by
          applicable law, Sublessor shall remain obligated to use all reasonable
          efforts to mitigate such damages by attempting to relet the
          Sub-premises.

     20.3 Deficiency Payment. Sublessee shall pay any deficiency on the first
          day of the month immediately following the month in which the amount
          of such deficiency is ascertained by Sublessor.

21.  INSOLVENCY OR BANKRUPTCY. If either Sublessee becomes insolvent,
     voluntarily bankrupt, if an involuntary bankruptcy petition shall be filed
     against Sublessee which remains undismissed for sixty (60) days thereafter,
     or if a receiver, assignee, or other liquidating officer is appointed for
     Sublessee or any of Sublessee's assets, then Sublessor may terminate this
     Agreement at the sole option of Sublessor.

<PAGE>

22.  TERMINATION AND SURRENDER.

     22.1 Notice. Sublessee shall surrender the demised Sub-Premises: (i) in the
          event of a default by Sublessee, after the notice provided at Section
          20.1 hereof; (ii) in the event that this Agreement shall be terminated
          under Section 21 hereof, upon the effective date of such termination;
          and (iii) in any other event, on the last day of the Term.

     22.2 Keys. Sublessee shall, at the expiration of the Term, surrender to
          Sublessor all keys to the Sub-Premises.

     22.3 Acceptance by Sublessor. If Sublessee shall surrender the Sub-Premises
          at the election of Sublessee, the liability for all duties and
          obligations required of Sublessee under this Agreement shall continue
          until such surrender shall have been accepted by Sublessor in writing.

23.  REMOVAL OF PERSONAL PROPERTY.

     23.1 Right. Sublessee shall have the right to remove without Sublessor's
          consent all personal property, trade fixtures, and office equipment
          installed by Sublessee and not attached to the Sub-Premises, provided
          that those items can be removed without serious damage to the Building
          or the Sub-Premises. Sublessee shall have the right to remove any of
          the foregoing described property which is attached to the Sub-Premises
          (under the same restrictions regarding damage) without the Sublessor's
          consent only if Sublessor shall have consented to such removal at the
          time the same was installed.

     23.2. Repairs. Any and all holes or damages to the Building or the
          Sub-Premises caused by removal of any items removable pursuant to
          Section 23.1 shall be promptly restored or repaired by Sublessee, at
          its sole expense.

     23.3 Early Termination of Possession. If Sublessor reenters or retakes
          possession of the Sub-Premises prior to expiration of the term
          provided in this Agreement, Sublessor shall have the right, but not
          the obligation, to remove from the Sub-Premises all personal property
          located therein belonging to Sublessee, and may place such property in
          storage in a public warehouse at the sole expense and risk of
          Sublessee.

24.  HOLDING OVER.

     24.1 Month-to-Month. Any holding over at the expiration of the Term with
          the consent of Sublessor shall be on a month-to-month basis, which
          tenancy may thereafter be terminated as provided by the laws of the
          state in which the Sub-Premises are located.

     24.2 Rental Rate. During any holdover tenancy, Sublessee shall both: (i)
          pay rental at the rate payable by Sublessor in the case of holdover
          tenancy under the Underlying Lease; and (ii) shall be bound by all the
          terms and conditions of this Agreement.

<PAGE>

25.  WARRANTIES REPRESENTATIONS AND COVENANTS.

     25.1 By Sublessor. Sublessor represents, warrants and/or covenants with the
          Sublessee as follows, which said warranties, representations and/or
          covenants are a material inducement for the Sublessee to enter into
          this Agreement:

     (a)  The Underlying Lease is in full force and effect as of the Effective
          Date, the Sublessor has performed fully all of its material duties and
          obligations arising under the Underlying Lease as of the Effective
          Date and Sublessor has no actual knowledge of any material breach
          thereof by Landlord;

     (b)  There are no pending claims that the Landlord has asserted against the
          Sublessor, nor, to the best of Sublessor's knowledge, which have been
          threatened by the Landlord, arising under the Underlying Lease or the
          Sublessor's performance of its obligations thereunder;

     (c)  Sublessor shall forward to Sublessee, immediately upon receipt, any
          notices that it may receive from the Landlord or any third party with
          regard to the Sub-Premises or the Underlying Lease.

     (d)  To Sublessor's knowledge, the Sub-Premises are, and on the
          Commencement Date shall be, in compliance with all applicable laws,
          including, without limitation the Americans With Disabilities Act. As
          used in this Subsection (d) "knowledge" shall mean the actual
          knowledge of Sublessor's Senior Vice President of Corporate Real
          Estate without investigation or inquiry.

     (e)  Sublessor has and will during the term of this Sublease Agreement
          retain all necessary legal and corporate right, interest, title,
          power, and authority to enter into and perform all of its obligations
          and to grant all of the rights Sublessor granted in this Sublease
          Agreement.

     (f)  This Agreement is enforceable against Sublessor in accordance with its
          terms (except to the extent that such enforcements may be subject to
          applicable bankruptcy, reorganization, insolvency, moratorium or
          similar laws of general application and except to the extent that the
          availability of equitable remedies including specific performance and
          injunctive relief may be subject to equitable defenses and the
          discretion of the court before which any proceeding therefore may be
          brought), and it has not and will not commit any act or enter into any
          agreement or understanding or assume any obligation with any party
          which is inconsistent or in conflict with or will present a conflict
          of interest with, this Agreement, any rights granted by Sublessor, or
          any of Sublessor's obligations hereunder.

     (g)  Except with Sublessor's prior written consent, Sublessor shall not
          hereafter amend or modify the Underlying Lease in any manner that
          would materially and adversely affect Sublessee's tenancy contemplated
          by this Agreement.

<PAGE>

     25.2 By Sublessee. Sublessee represents, warrants and/or covenants with the
          Sublessor as follows, which said warranties, representations and/or
          covenants are a material inducement for the Sublessor to enter into
          this Agreement:

     (a)  Sublessee has and will during the term of this Sublease Agreement
          retain all necessary legal and corporate right, interest, title,
          power, and authority to enter into and perform all of its obligations
          and to grant all of the rights Sublessee granted in this Sublease
          Agreement,

     (b)  This Agreement is enforceable against Sublessee in accordance with its
          terms (except to the extent that such enforcements may be subject to
          applicable bankruptcy, reorganization, insolvency, moratorium or
          similar laws of general application and except to the extent that the
          availability of equitable remedies including specific performance and
          injunctive relief may be subject to equitable defenses and the
          discretion of the court before which any proceeding therefore may be
          brought), and it has not and will not commit any act or enter into any
          agreement or understanding or assume any obligation with any party
          which is inconsistent or in conflict with or will present a conflict
          of interest with, this Agreement, any rights granted by Sublessee, or
          any of its obligations hereunder.

26.  MISCELLANEOUS.

     26.1 Interest of Successors. The covenants and agreements of this Agreement
          shall be binding on the successors and assigns of Sublessor and on the
          successors and permitted assigns of Sublessee.

     26.2 Notices. Any notice, request, demand, waiver, consent, approval or
          other communication which is required or permitted hereunder shall be
          in writing and shall be deemed given:

          If to Lessee, to:

                           Deutsche Financial Services Corporation
                           655 Maryville Centre Drive
                           St. Louis, Missouri 63141
                           Attention: Director of Corporate Real Estate
                           Telecopy: (314) 523-3785

          If to Sublessee, to:

                           Lionbridge Technologies, Inc.
                           950 Winter Street
                           Suite 2410
                           Waltham, MA 02451
                           Attention: Kevin Bothwell
                           Telecopy: (781) 434-6974

<PAGE>

          or such other address or telecopy number as such parties may hereafter
          specify by notice to the other party. Each such notice, request or
          other communication shall be effective (i) if given by telecopy, when
          such telecopy is transmitted to the telecopy number specified in this
          Section 26.2 and the appropriate acknowledgment of receipt of such
          telecopy is received, or (ii) if given by any other means, when
          delivered at the address specified in this Section 26.2. Failure or
          delay in delivering copies of any notice, request, demand, waiver,
          consent, approval or other communication to persons designated above
          to receive copies shall in no way adversely affect the effectiveness
          thereof.

     26.3. Expenses, Costs of Litigation. The parties agree that each of them
          will be responsible for and bear all of its own costs and expenses in
          connection with this Sublease, including, without limitation, all
          attorneys, accountants, or other professional fees incurred by it. The
          parties agree that no broker or finder is or will be due any fee or
          other compensation in connection with the Sublease, except the fees
          payable to Equis, whose fee will be paid by Sublessor. If any legal
          action is instituted to enforce this Agreement, or any part of this
          Agreement, the prevailing party shall be entitled to recover
          reasonable attorney fees and court costs from the other party.

     26.4. Jurisdiction and Venue. The parties agree that any judicial action
          with respect to this Agreement shall be brought in a state or federal
          court located in the state where the Sub-Premises are located, (ii)
          consent to jurisdiction of such courts; and (iii) agree that the state
          in which the Sub-Premises are located shall be the sole and exclusive
          venue for any such judicial action, thereby waiving any and all
          objections to such venue.

     26.5. Governing Law. It is agreed that this Agreement shall be governed by,
          construed, and enforced in accordance with the internal laws of the
          State in which the Sub-Premises are located.

     26.6. Paragraph Headings. The titles to the sections of this Agreement are
          solely for the convenience of the parties and shall not be used to
          explain, modify, simplify, or aid in the interpretation of the
          provisions of this sublease Agreement.

     26.7. Counterparts. This Agreement may be executed in any number of
          counterparts, each of which shall be deemed to be an original, but all
          of which together shall constitute but one and the same instrument.

     26.8. Waiver of Breach. The waiver of any of the provisions of this
          Agreement by any party shall be limited to the particular instance
          involved and shall not be deemed to waive any other rights of the same
          or any other terms of this Agreement.

<PAGE>

     26.9 Financial Statements. Within ninety (90) days after the end of each of
          Sublessor's fiscal years, Sublessee shall provide to Sublessor a
          reasonably detailed balance sheet as of the end of, and reasonably
          detailed profit and loss statement covering Sublessee's operation for,
          such fiscal year certified by an independent certified public
          accountant reasonably satisfactory to Sublessor.

27.  DEFINITIONS.

     27.1 Underlying Lease Definitions. As used in this Agreement, capitalized
          terms which are not defined herein but are defined in the Underlying
          Lease shall have the same respective meanings as in the Underlying
          Lease.

     27.2 Other. As used in this Agreement, the following terms shall have the
          following respective meanings:

          "Additional Rental" shall have the meaning provided in Section 5.1.

          "Approved Improvements" shall have the meaning provided in Section 11.

          "Basic Rental" shall have the meaning provided in Section 4.1.

          "Building" shall have the meaning provided in the introductory
     paragraph of this Agreement.

          "Commencement Date" shall have the meaning provided in Section 3.

          "Furnishings" shall have the meaning provided in Section 2.2.

          "Lease Year" a twelve (12) month period commencing September 1 and
     ending upon the following August 31.

          "Security Deposit" shall have the meaning provided in Section 4.3.

          "Sub-Premises" shall have the meaning provided in the introductory
     paragraph of this Agreement.

          "Term" shall mean the term provided at Section 3, including any
     extension or renewal thereof.

          "Underlying Lease" shall have the meaning provided in the introductory
     paragraph of this Agreement.

     IN WITNESS WHEREOF, each party to this Agreement has caused the same to be
executed as of July 18, 2002.

<PAGE>

SUBLESSOR:                                 SUBLESSEE:

DEUTSCHE FINANCIAL SERVICES                LIONBRIDGE TECHNOLOGIES, INC.
CORPORATION

By: /s/ Betsey Shubert                     By: /s/ Stephen J. Lifshatz
    ----------------------------------         ---------------------------------
Name: Betsey Shubert                       Name: Stephen J. Lifshatz
      --------------------------------           -------------------------------
Title: Director, Corporate Real Estate     Title: Senior Vice President
       -------------------------------            ------------------------------


<PAGE>

                                    EXHIBIT A

                                UNDERLYING LEASE
                                ----------------

<PAGE>

                                    EXHIBIT B

                                THE SUB-PREMISES
                                ----------------