|              |
|-------------------|
| Exhibit      10.2 |

----

|   |                        |   |   |                                                                                                                                                                  |
|--------|-----------------------------|--------|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| 1      | Date                        |   | :      | 13      August 2001                                                                                                                                                   |
|   |                        |   |   |                                                                                                                                                                  |
| 2      | Parties                     |   |   |                                                                                                                                                                  |
|   |                        |   |   |                                                                                                                                                                  |
| 2.1    | Landlord                    |   | :      | Capital      Business Parks Globeside Limited (Company number 3808246) whose registered      office is at Portland House, Stag Place, London SW1E5DS                  |
|   |                        |   |   |                                                                                                                                                                  |
| 2.2    | Tenant                      |   | :      | Icon      Clinical Research (UK) Limited (Company number 02541764) whose registered      office is at Kings Court, The Broadway, Winchester, Hampshire, SO23      9BE |
|   |                        |   |   |                                                                                                                                                                  |
| 2.3    | Guarantor                   |   | :      | ICON      Plc (Company number 145835) whose registered office is at South County      Business Park, Leopardstown, Dublin 18, Ireland                                 |
|   |                        |   |   |                                                                                                                                                                  |
| 3      | Premises                    |   | :      | the      land and building known as Building Two, Globeside Business Park and shown      for the purposes of identification edged red on the plan      annexed        |
|   |                        |   |   |                                                                                                                                                                  |
| 4      | Contractual      Term       |   | :      | 16      years from and including the date hereof                                                                                                                      |
|   |                        |   |   |                                                                                                                                                                  |
| 5      | Principal      Rent         |   | :      | £988,350      per annum subject to increase in accordance with the Second      Schedule                                                                          |
|   |                        |   |   |                                                                                                                                                                  |
| 6      | Rent      Commencement Date |   | :      | The      date 9 calendar months after the earlier of the:                                                                                                             |
|   |                        |   |   |                                                                                                                                                                  |
|   |                        |   |   | (i)                                                                                                                                                                   | date      hereof; and |
|   |                        |   |   | (ii)                                                                                                                                                                  | date      the Tenant occupies the Premises |
|   |                        |   |   |                                                                                                                                                                  |
| 7      | Review      Dates           |   | :      | •      of • 2006 and every fifth anniversary of it                                                                                                        |
|   |                        |   |   |                                                                                                                                                                  |
| 8      | Permitted      Use          |   | :      | offices      within Class B1(a) or (b) of the 1987 Order                                                                                                              |
|   |                        |   |   |                                                                                                                                                                  |

----

----

|   |                                                                                                                                                                                                                                                                                  |   |                                                                                                                                                                     |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| 1      | Definitions                                                                                                                                                                                                                                                                           |
|   |                                                                                                                                                                                                                                                                                  |
|   | In      this Lease unless the context otherwise requires:                                                                                                                                                                                                                             |
|   |                                                                                                                                                                                                                                                                                  |
|   | Access Road means the      roads from Fieldhouse Lane leading to and from the Estate (to the extent      they are not adopted);                                                                                                                                                       |
|   |                                                                                                                                                                                                                                                                                  |
|   | Adjoining Property means      any adjoining or neighbouring premises in which the Landlord and/or      Management Company holds or shall at any time during the Term hold a      freehold or leasehold interest;                                                                      |
|   |                                                                                                                                                                                                                                                                                  |
|   | Arbitration means      arbitration in accordance with Clause 8.4;                                                                                                                                                                                                                     |
|   |                                                                                                                                                                                                                                                                                  |
|   | Base Rate means the base      rate from time to time of Barclays Bank PLC or (if not available) such      comparable rate of interest as the Landlord shall reasonably      require;                                                                                                  |
|   |                                                                                                                                                                                                                                                                                  |
|   | Carparking Area means      either or both of the areas over which the Tenant has been granted rights      to park private motor vehicles under Clause 6, Part I of the First      Schedule;                                                                                           |
|   |                                                                                                                                                                                                                                                                                  |
|   | Conduit means any      existing or future media for the passage of subs lances or energy and any      ancillary apparatus attached to them and any enclosures for      them;                                                                                                          |
|   |                                                                                                                                                                                                                                                                                  |
|   | Contractual Term means      the term specified In the Particulars;                                                                                                                                                                                                                    |
|   |                                                                                                                                                                                                                                                                                  |
|   | Encumbrances means the      obligations and encumbrances contained or referred to in the documents      specified in Part III of the First Schedule to the extent that they affect      the Premises;                                                                                 |
|   |                                                                                                                                                                                                                                                                                  |
|   | Estate means the      freehold land known or to be known as Globeside Business Park and the      buildings from time to time standing on it shown edged blue on the plan      annexed together with any other adjoining land which is incorporated into      Globeside Business Park; |
|   |                                                                                                                                                                                                                                                                                  |
|   | Estate Common Areas      means the following parts of the Estate which are or are intended to be      for the benefit or amenity of all the owners and occupiers of the      Estate:                                                                                                  |
|   |                                                                                                                                                                                                                                                                                  |
|   |                                                                                                                                                                                                                                                                                  | (i)    | the      main roads, footpaths, pedestrian areas and cycle ways, road lighting,      road signs and signals;                                                             |
|   |                                                                                                                                                                                                                                                                                  |   |                                                                                                                                                                     |
|   |                                                                                                                                                                                                                                                                                  | (ii)   | any      water features irrigation systems, landscaped areas and other      amenities;                                                                                   |
|   |                                                                                                                                                                                                                                                                                  |   |                                                                                                                                                                     |
|   |                                                                                                                                                                                                                                                                                  | (iii)  | any      part of the Estate reserved for the housing of machinery or equipment in      connection with or required for the provision of any of the Estate      Services; |
|   |                                                                                                                                                                                                                                                                                  |   |                                                                                                                                                                     |
|   |                                                                                                                                                                                                                                                                                  | (iv)   | any      estate management office, landscape compound or ancillary      buildings;                                                                                       |
|   |                                                                                                                                                                                                                                                                                  |   |                                                                                                                                                                     |
|   |                                                                                                                                                                                                                                                                                  | (v)    | all      Conduits, balancing ponds and other things related to services in upon      over or under or serving the Estate;                                                |
|   |                                                                                                                                                                                                                                                                                  |   |                                                                                                                                                                     |
|   |                                                                                                                                                                                                                                                                                  | (vi)   | all      party structures, boundary walls, railings and fences of (or used In      common with the owners of any premises adjoining or neighbouring) the      Estate;    |

----

|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    | (vii)  | all      signage; and                                                                                                                                                                                                                                                                                      |
|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |   |                                                                                                                                                                                                                                                                                                       |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    | (viii) | all      other areas or amenities on the Estate or outside the Estate but serving      or otherwise being for the benefit of the Estate as a whole which are from      time to time provided or designated for the common      amenity or benefit of the owners or occupiers of the      Estate; |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |   |
|   | EstateServices means the      services provided or procured by the Landlord in relation to the Estate      (excluding the Phase) as set out In Part II of the Fourth      Schedule;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |   |
|   | Estate Signage      Policy means the estate      signage policy in Annexure t as varied from time to time by the Landlord      and/or the      Management Company;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |   |
|   | Financial Criteria means      the unqualified audited accounts for three consecutive years (none of      which shall be for a year earlier than the date of this Deed) of the      Tenant or .proposed assignee (as the case may be)  showing                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |   |                                                                                                                                                                                                                                                                                                       |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    | (i)    | net      profile before tax of at least three      times the Principal Rent; and                                                                                                                                                                                                                      |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |   |                                                                                                                                                                                                                                                                                                       |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    | (ii)   | net      assets of at least ten times the Principal Rent                                                                                                                                                                                                                                                   |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |   |                                                                                                                                                                                                                                                                                                       |
|   | Future D means the land      known as      Future D and shown for the purposes of identification only, shaded brown      on the plan annexed;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
|   | Group Company means a      company which is a member of the same group of companies within the      meaning of Section 42 of the Landlord and Tenant Act  1954;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
|   | Guarantor means the      person so named in the      Particulars and in the case of an      individual includes his personal representatives;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
|   | Insured Risks means      fire, lightning, earthquake, explosion, terrorism, aircraft (other then      hostile aircraft) and other aerial devices or articles dropped therefrom,      riot, civil commotion, malicious damage, storm or tempest, bursting or      overflowing of water tanks apparatus or pipes, flood and impact by road      vehicles (to the extent that insurance against such risks may ordinarily      be arranged with an insurer of good repute) and such other risks or      insurance as may from time to time be required by the Landlord (subject in      all cases to such exclusions and limitations as may he imposed by the      insurers), and Insured      Risk means any one of them; |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
|   | Landlord means the      person so named in the      Particulars and includes any other person entitled to the immediate      reversion to this Lease;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
|   | Landlord’s Surveyor      means the Landlord’s Surveyor or managing agent (who may be an employee of      the Landlord);                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
|   | Lease means this lease      and any document supplemental to it or entered into pursuant to      it;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
|   | Management Company means      Globeside Business Park      Management Limited (Company No 3940945) the company formed to      provide the Services and whose shares are or will be owned by the freehold      and/or long leasehold owners for the time being of the whole or parts of      the Estate;                                                                                                                                                                                                                                                                                                                                                                                                                 |

----

|   | Method Statement means      the method statement in Annexure 2;                                                                                                                                                                                                         |
|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |                                                                                                                                                                                                                                                                    |
|   | Particulars means the      descriptions and terms on the page headed Lease Particulars which      form part of this Lease;                                                                                                                                              |
|   |                                                                                                                                                                                                                                                                    |
|   | Planning Acts means the      Town and Country Planning Act 1990, the Planning (Listed Buildings and      Conservation Areas) Act 1990, the Planning (Hazardous Substances) Act 1990      and the Planning (Consequential Provisions) Act 1990;                          |
|   |                                                                                                                                                                                                                                                                    |
|   | Premises means the      premises described in the Particulars and includes any part of them any      alteration or addition to them and any fixtures and fittings, plant and      machinery in or on them;                                                              |
|   |                                                                                                                                                                                                                                                                    |
|   | Premises Specification      means the specification in Annexure 3;                                                                                                                                                                                                      |
|   |                                                                                                                                                                                                                                                                    |
|   | Principal Rent means the      rent stated in the Particulars;                                                                                                                                                                                                           |
|   |                                                                                                                                                                                                                                                                    |
|   | Quarter Days means 25 March,      24 June, 29 September and 25 December in every year and Quarter Day means any of      them;                                                                                                                                      |
|   |                                                                                                                                                                                                                                                                    |
|   | Service Charge means the      service charge as specified in the Fourth Schedule;                                                                                                                                                                                       |
|   |                                                                                                                                                                                                                                                                    |
|   | Services means the      Estate Services;                                                                                                                                                                                                                                |
|   |                                                                                                                                                                                                                                                                    |
|   | Subletting Unit means      part of the Premises consisting of a whole floor or part of a floor      PROVIDED that no floor shall consist of more than two subletting units and      there shall not be more then four occupations of the Premises at any one      time; |
|   |                                                                                                                                                                                                                                                                    |
|   | Superior Landlord means      the person entitled to the immediate reversion to the Superior      Lease;                                                                                                                                                                 |
|   |                                                                                                                                                                                                                                                                    |
|   | Superior Lease means the      lease specified in Part IV of the First Schedule under which the Landlord      holds the Premises;                                                                                                                                        |
|   |                                                                                                                                                                                                                                                                    |
|   | Supplemental Lease means      the Supplemental Lease in Annexure 4;                                                                                                                                                                                                     |
|   |                                                                                                                                                                                                                                                                    |
|   | Tenant means the person      so named in the Particulars and includes its successors in      title;                                                                                                                                                                     |
|   |                                                                                                                                                                                                                                                                    |
|   | Term means the      Contractual Term together with any continuation of the term or the tenancy      (whether by statute, common law holding over or  otherwise);                                                                                                        |
|   |                                                                                                                                                                                                                                                                    |
|   | VAT means Value Added      Tax and any similar tax substituted for it or levied in addition to      it;                                                                                                                                                                 |
|   |                                                                                                                                                                                                                                                                    |
|   | 1987 Order means the      Town and Country Planning (Use Classes) Order 1987 (as originally      made);                                                                                                                                                                 |
|   |                                                                                                                                                                                                                                                                    |
|   | 1995 Act means the      Landlord and Tenant (Covenants) Act 1995.                                                                                                                                                                                                       |
|   |                                                                                                                                                                                                                                                                    |
| 2      | Interpretation                                                                                                                                                                                                                                                          |
|   |                                                                                                                                                                                                                                                                    |
|   | In      this Lease unless the context otherwise requires:                                                                                                                                                                                                               |
|   |                                                                                                                                                                                                                                                                    |
| 2.1    | If      the Tenant or the Guarantor is more than one person then their covenants      are joint and several;                                                                                                                                                            |

----

| 2.2    | Any      reference to a statute includes any modification extension or re-enactment      of it and any orders, regulations, directions, schemes and rules made      under it;                                                                                                                                                                                                                                                                                                                                                   |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
| 2.3    | Any      covenant by the Tenant not to do any act or thing includes an obligation      not to permit or suffer such act or thing to be done;                                                                                                                                                                                                                                                                                                                                                                                    |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
| 2.4    | If      the Landlord reserves rights of access or other rights over or in relation      to the Premises then those rights extend to the Management Company and      persons authorised by it and to the Superior Landlord and persons      authorised by the Superior Landlord;                                                                                                                                                                                                                                                 |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
| 2.5    | Where      any provision in this Lease requires the consent or approval of the      Landlord such provision shall be construed as also requiring the consent      or approval of the Superior Landlord where such consent or approval is      required by the terms of the Superior Lease but nothing in this Lease      shall be construed as implying that the Superior Landlord may not      unreasonably refuse any such consent or approval;                                                                               |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
| 2.6    | References      to the act or default of      the Tenant include acts or default or negligence of any undertenant      or of anyone at the Premises with the Tenant’s or any undertenant’s      permission or sufferance;                                                                                                                                                                                                                                                                                           |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
| 2.7    | The      Index and Clause headings in this Lease are for ease of reference      only;                                                                                                                                                                                                                                                                                                                                                                                                                                           |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
| 2.8    | References      to the last year of the      Term shall mean the twelve months ending on the expiration or      earlier termination of the Term;                                                                                                                                                                                                                                                                                                                                                                                |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
| 2.9    | The      perpetuity period applicable to this Lease shall be the Term or 80 years      from the commencement of the Term (whichever is the    shorter);                                                                                                                                                                                                                                                                                                                                                                         |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
| 2.10   | References      to Costs include      all liabilities, claims, demands, proceedings, damages, losses and proper      costs and expenses.                                                                                                                                                                                                                                                                                                                                                                                        |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
| 3      | Demise      and Rents                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
|   | The      Landlord DEMISES the Premises to the Tenant for the Contractual Term      TOGETHER WITH the rights set out in Part I of the First Schedule, EXCEPT      AND RESERVING as mentioned In Part II of the First Schedule subject to all      rights enjoyed by the owners or occupiers of any neighbouring property      over the Premises and subject to and with the benefit of the Encumbrances,      the Tenant paying by way of rent during      the Term without any deduction counterclaim or set off the: |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
| 3.1    | Principal      Rent and any VAT by equal quarterly payments in advance on the Quarter      Days to be paid by Banker’s Standing Order if the Landlord so requires,      the first payment for the period from and including the Rent Commencement      Date to (but excluding) the next Quarter Day to be made on the Rent      Commencement Date;                                                                                                                                                                        |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
| 3.2    | Service      Charge and any VAT at the times and in the manner set out in the Fourth      Schedule;                                                                                                                                                                                                                                                                                                                                                                                                                             |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
| 3.3    | following      amounts and any VAT:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
|   | 3.3.1                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           | the      sums specified in Clauses 4,2 and4.5; |

----

|   | 3.3.2                                                                                                                                                                                                                                                                                                                                                                                                            | the      sums specified In Clause 6.2.1;                                                                                                                                                                                       |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                                                           |
|   | 3.3.3                                                                                                                                                                                                                                                                                                                                                                                                            | all      Costs incurred by the Landlord as a result of any breach of the Tenant’s      covenants in this Lease;                                                                                                          |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                                                           |
|   | 3.3.4                                                                                                                                                                                                                                                                                                                                                                                                            | the      sums specified in Clause 7.2.                                                                                                                                                                                         |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                                                           |
| 4      | Tenant’s      covenants                                                                                                                                                                                                                                                                                                                                                                                    |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |
|   | The      Tenant covenants with the Landlord throughout the Term, or until released      pursuant to the 1995 Act, as follows:                                                                                                                                                                                                                                                                                    |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |
| 4.1    | Rents                                                                                                                                                                                                                                                                                                                                                                                                            |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |
|   | To      pay the rents reserved by this Lease on the due dates;                                                                                                                                                                                                                                                                                                                                                   |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |
| 4.2    | Interest                                                                                                                                                                                                                                                                                                                                                                                                         |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |
|   | If      the Landlord does not receive any sum due to it by the due date to pay      within 7 days of written demand interest on such sum at 4 per cent above      Base Rate (compounded on the Quarter Days) from the due date until payment      (both before and after any judgment), provided this Clause shall not      prejudice any other right or remedy for the recovery of such      sum;               |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |
| 4.3    | Outgoings                                                                                                                                                                                                                                                                                                                                                                                                        |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |
|   | To      pay all existing and future rates, taxes, charges, assessments and      outgoings in respect of the Premises (whether assessed or imposed on the      owner or the occupier), except any tax (other than VAT) arising as a      result of the receipt by the Landlord of the rents reserved by this Lease      and any tax arising on any dealing by the Landlord with its reversion to      this Lease; |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |
| 4.4    | VAT                                                                                                                                                                                                                                                                                                                                                                                                              |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |
|   | 4.4.1                                                                                                                                                                                                                                                                                                                                                                                                            | Any      payment or other consideration to be provided to the Landlord is exclusive      of VAT, and the Tenant shall in addition pay any VAT      chargeable on the date the payment or other consideration is      due; |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                                                           |
|   | 4.4.2                                                                                                                                                                                                                                                                                                                                                                                                            | Any      obligation to reimburse or pay the Landlord’s expenditure extends to      irrecoverable VAT on that expenditure, and the Tenant shall also reimburse      or pay such VAT;                                      |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                                                           |
|   | 4.4.3                                                                                                                                                                                                                                                                                                                                                                                                            | The      Landlord shall provide to the Tenant within five days of receipt by the      Landlord of any VAT payable under this Lease a valid VAT invoice addressed      to the Tenant.                                           |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                                                           |
| 4.5    | Utilities      and Common Facilities                                                                                                                                                                                                                                                                                                                                                                             |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |
|   | To      pay for all gas, electricity, water, telephone and other utilities used on      the Premises, and all charges for meters and all standing charges, and a      fair proportion of any joint charges as determined by the Landlord’s      Surveyor;                                                                                                                                                  |

----

| 4.6    | Repair                                                                                                                                                                                                                                                                                        |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |                                                                                                                                                                                                                                                                                          |   |
|   | 4.6.1                                                                                                                                                                                                                                                                                         | Subject      to Clause 7.1, to keep and maintain the Premises in good and substantial      repair and condition (damage by the Insured Risks excepted save to the      extent that Insurance moneys are irrecoverable as a result of the act or      default of the Tenant); |
|   |                                                                                                                                                                                                                                                                                          |   |
|   | 4.6.2                                                                                                                                                                                                                                                                                         | To      make good any disrepair for which the Tenant is liable within 2 months      after the date of written notice from the Landlord (or sooner if the      Landlord reasonably requires); |
|   |                                                                                                                                                                                                                                                                                          |   |
|   | 4.6.3                                                                                                                                                                                                                                                                                         | It      the Tenant falls to comply with any such notice the Landlord may enter and      carry out the work and the cost shall be reimbursed by the Tenant on      demand as a debt; |
|   |                                                                                                                                                                                                                                                                                          |   |
|   | 4.6.4                                                                                                                                                                                                                                                                                         | To      enter into maintenance contracts with reputable contractors for the      regular servicing of all plant and equipment serving only the      Premises; |
|   |                                                                                                                                                                                                                                                                                          |   |
| 4.7    | Decoration                                                                                                                                                                                                                                                                                    |
|   |                                                                                                                                                                                                                                                                                          |
|   | 4.7.1                                                                                                                                                                                                                                                                                         | To      clean, prepare and paint or treat and generally redecorate      all: |
|   |                                                                                                                                                                                                                                                                                          |   |   |
|   |                                                                                                                                                                                                                                                                                          | (i) | external      parts of the Premises in every third year and in the last year of the      Term; |
|   |                                                                                                                                                                                                                                                                                          |   |   |
|   |                                                                                                                                                                                                                                                                                          | (ii) | internal      parts of the Premises in every fifth year and in the last year of the      Term; |
|   |                                                                                                                                                                                                                                                                                          |   |   |
|   | 4.7.2                                                                                                                                                                                                                                                                                         | All      the work described in Clause 4.7.1 is to be carried out  in: |
|   |                                                                                                                                                                                                                                                                                          |   |
|   |                                                                                                                                                                                                                                                                                          | (i) | a      good and workmanlike manner to the Landlord’s reasonable satisfaction;      and |
|   |                                                                                                                                                                                                                                                                                          |   |   |
|   |                                                                                                                                                                                                                                                                                          | (ii) | colours      which (if different from the existing colour) are first approved in      writing by the Landlord (approval not to be unreasonably withheld or      delayed); |
| 4.8    | Cleaning                                                                                                                                                                                                                                                                                      |
|   |                                                                                                                                                                                                                                                                                          |   |
|   | 4.8.1                                                                                                                                                                                                                                                                                         | To      keep the Premises clean, tidy and free from rubbish; |
|   |                                                                                                                                                                                                                                                                                          |   |
|   | 4.8.2                                                                                                                                                                                                                                                                                         | To      clean the inside and outside of windows and any washable surfaces at the      Premises as often as reasonably necessary; |
|   |                                                                                                                                                                                                                                                                                          |   |
| 4.9    | Overloading                                                                                                                                                                                                                                                                                   |
|   |                                                                                                                                                                                                                                                                                          |   |
|   | Not      to overload the floors, ceilings or structure of the Premises or any plant      machinery or electrical installation serving the  Premises;                                                                                                                                          |
|   |                                                                                                                                                                                                                                                                                          |   |
| 4.10   | Conduits                                                                                                                                                                                                                                                                                      |
|   |                                                                                                                                                                                                                                                                                          |
|   | To      keep the Conduits in or serving the Premises clear and free from any      noxious, harmful or deleterious substance, and to remove any obstruction      and repair any damage to the Conduits as soon as reasonably practicable to      the Landlord’s reasonable satisfaction; |
|   |                                                                                                                                                                                                                                                                                          |
| 4.11   | Prohibited      Uses                                                                                                                                                                                                                                                                          |
|   |                                                                                                                                                                                                                                                                                          |
|   | Not      to use the Premises for:                                                                                                                                                                                                                                                             |
|   |                                                                                                                                                                                                                                                                                          |
|   | 4.11.1                                                                                                                                                                                                                                                                                        | any      purpose which is noisy, offensive, dangerous, illegal, immoral or a      nuisance or causes damage or disturbance to the Landlord, or to owners or      occupiers of any neighbouring property, or which involves any substance      which may be harmful, polluting or  contaminating; |

----

|   | 4.11.2                                                                                                                                                                                                                                                                                                               | residential      purposes;                                                                                                                                                                                                                                                                                                                                                                                                                         |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                                                                                                                                                                                                               |
|   | 4.11.3                                                                                                                                                                                                                                                                                                               | any      auction, public or political meeting, public exhibition or show, or as a      betting office or for gaming or playing amusement machines, or as a sex      shop (as defined In the Local Government (Miscellaneous Provisions) Act      1982), or for the business of an undertaker, or for the business of a      staff agency, employment agency or Government Department at which the      general public call without appointment;    |
|   |                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                                                                                                                                                                                                               |
| 4.12   | Permitted      Use                                                                                                                                                                                                                                                                                                   |
|   |                                                                                                                                                                                                                                                                                                                 |
|   | Not      to use the Premises otherwise than for the Permitted Use specified in the      Particulars;                                                                                                                                                                                                                 |
|   |                                                                                                                                                                                                                                                                                                                 |
| 4.13   | Signs                                                                                                                                                                                                                                                                                                                |
|   |                                                                                                                                                                                                                                                                                                                 |
|   | Not      to erect any sign, notice or advertisement which is visible outside the      Premises without the Landlord’s prior written consent which shall not be      unreasonably withheld or delayed provided that such sign, notice or      advertisement is in accordance with the Estate Signage    Policy; |
|   |                                                                                                                                                                                                                                                                                                                 |
| 4.14   | Alterations                                                                                                                                                                                                                                                                                                          |
|   |                                                                                                                                                                                                                                                                                                                 |
|   | 4.14.1                                                                                                                                                                                                                                                                                                               | Not      to make any alterations or additions which:                                                                                                                                                                                                                                                                                                                                                                                               |
|   |                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                                                                                                                                                                                                               |   |
|   |                                                                                                                                                                                                                                                                                                                 | (i)                                                                                                                                                                                                                                                                                                                                                                                                                                                | affect      the structure of the Premises (including without limitation the roofs and      foundations and the principal or load-bearing walls, floors, beams and      columns); |
|   |                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                                                                                                                                                                                                               |   |
|   |                                                                                                                                                                                                                                                                                                                 | (ii)                                                                                                                                                                                                                                                                                                                                                                                                                                               | divide      the Premises or merge the Premises with any adjoining premises other than      to create a Subletting Unit when Clause 4.14.2 shall  apply; |
|   |                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                                                                                                                                                                                                               |   |
|   |                                                                                                                                                                                                                                                                                                                 | (iii)                                                                                                                                                                                                                                                                                                                                                                                                                                              | affect      the external appearance of the Premises; |
|   |                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                                                                                                                                                                                                               |   |
|   | 4.14.2                                                                                                                                                                                                                                                                                                               | Subject      to Clause 4.14.3, not to make any other alterations or additions to the      Premises without the Landlord’s written consent (not to be unreasonably      withheld or delayed) PROVIDED THAT in case of any alterations which      adversely affect the structure of the Premises the Landlord shall be      entitled to withhold consent if such alterations would adversely affect      the investment value of the Premises; |
|   |                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                                                                                                                                                                                                               |
|   | 4.14.3                                                                                                                                                                                                                                                                                                               | The      Tenant may erect or remove internal non-structural demountable      partitioning without the Landlord’s written consent PROVIDED THAT it      notifies the Landlord of any such alterations within seven days of such      alterations being carried out.                                                                                                                                                                           |
|   |                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                                                                                                                                                                                                               |
| 4.15   | Preservation      of Easements                                                                                                                                                                                                                                                                                       |
|   |                                                                                                                                                                                                                                                                                                                 |
|   | 4.15.1                                                                                                                                                                                                                                                                                                               | Not      to prejudice the acquisition of any right of light for the benefit of the      Premises by obstructing any window or opening, at giving any      acknowledgement that the right is enjoyed by consent or any other act or      default of the Tenant;                                                                                                                                                                                     |
|   |                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                                                                                                                                                                                                               |
|   | 4.15.2                                                                                                                                                                                                                                                                                                               | To      preserve all rights of light and other easements enjoyed by the Premises,      and not to permit or suffer anyone to acquire any right of light or other      easement or right over thePremises;                                                                                                                                                                                                                                          |

----

|   | 4.15.3     | To      give the Landlord immediate notice it any easement enjoyed by the Premises      is obstructed, or any new easement affecting the Premises is made or      attempted;                                 |
|--------|------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |       |                                                                                                                                                                                                         |
| 4.16   | Alienation |
|   |       |                                                                                                                                                                                                         |
|   | 4.16.1     | Not      to:                                                                                                                                                                                                 |
|   |       |                                                                                                                                                                                                         |   |
|   |       | (i)                                                                                                                                                                                                          | assign,      charge, underlet or part with the possession of the whole or part only of      the Premises except by an assignment or underletting of the whole or an      underletting of a Subletting Unit permitted by this Clause      4.16; |
|   |       |                                                                                                                                                                                                         |   |
|   |       | (ii)                                                                                                                                                                                                         | share      the possession or occupation of the whole or any part of the      Premises; |
|   |       |                                                                                                                                                                                                         |   |
|   | 4.16.2     | Not      to assign or agree to assign the whole of the Premises without the      Landlord’s written consent (not to be unreasonably withheld or delayed),      provided that:                          |
|   |       |                                                                                                                                                                                                         |   |   |
|   |       | (i)                                                                                                                                                                                                          | the      Landlord may withhold consent in circumstances where: |
|   |       |                                                                                                                                                                                                         |   |   |
|   |       |                                                                                                                                                                                                         | (a) | the      proposed assignee is a Group Company of the Tenant; |
|   |       |                                                                                                                                                                                                         |   |   |
|   |       |                                                                                                                                                                                                         | (b) | In      the reasonable opinion of the Landlord the proposed assignee is not of      sufficient financial standing to enable it to comply with the Tenant’s      covenants in this Lease; |
|   |       |                                                                                                                                                                                                         |   |   |
|   |       | (ii)                                                                                                                                                                                                         | the      Landlord’s consent shall In every case be subject to conditions (unless      expressly excluded) requiring that: |
|   |       |                                                                                                                                                                                                         |   |
|   |       |                                                                                                                                                                                                         | (a) | the      assignee covenants with the Landlord to pay the rents and observe and      perform the Tenant’s covenants in this Lease during the residue of the      Term, or until released pursuant to the 1995 Act; |
|   |       |                                                                                                                                                                                                         |   |   |
|   |       |                                                                                                                                                                                                         | (b) | the      Tenant enters into an authorised guarantee agreement guaranteeing the      performance of the Tenant’s covenants in this Lease by the assignee      including the provisions set out in the Third Schedule (but omitting      paragraph 1.2); |
|   |       |                                                                                                                                                                                                         |   |   |
|   |       |                                                                                                                                                                                                         | (c) | not      more than two persons as the Landlord reasonably requires act as      guarantors for the assignee and enter into direct covenants with the      Landlord including the provisions set out in the Third Schedule (but      referring in paragraph 1.2 to the assignee) PROVIDED THAT this condition      shall not apply to an assignee which satisfies the Financial      Criteria; |
|   |       |                                                                                                                                                                                                         |   |   |
|   |       |                                                                                                                                                                                                         | (d) | all      rent and other payments due under this Lease are paid before completion of      the assignment; |
|   |       |                                                                                                                                                                                                         |   |   |
|   | 4.16.3     | The      provisos to Clause 4.16.2 shall not prejudice the Landlord’s right to      withhold consent in other circumstances, or to impose other conditions,      where it would be reasonable to doso; |

----

|   |   |                                                                                                  |
|--------|--------|-------------------------------------------------------------------------------------------------------|
|   | 4.16.4 | Not      to underlet or agree to underlet the whole of the Premises or a Subletting      Unit unless: |
|   |   |                                                                                                  |
|   |   | (i)                                                                                                   | the      rent payable under the underleaseis: |

|   |   | (a)                                                                                                                                                                                                                                                                                                                                                                              | not      less than the rent reasonably obtainable in the open market for the      Premises (or the Subletting Unit) without fine or  premium;                                                                                                                                                                                                                               |
|--------|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |   |                                                                                                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                                                                                                                                                                                                        |
|   |   | (b)                                                                                                                                                                                                                                                                                                                                                                              | payable      no more than one quarter in advance;                                                                                                                                                                                                                                                                                                                           |
|   |   |                                                                                                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                                                                                                                                                                                                        |
|   |   | (c)                                                                                                                                                                                                                                                                                                                                                                              | to      be subject to upward only reviews to coincide with the rent reviews under      this Lease;                                                                                                                                                                                                                                                                          |
|   |   |                                                                                                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                                                                                                                                                                                                        |
|   | (ii)   | the      undertenant covenants with the Landlord and in the    underlease:                                                                                                                                                                                                                                                                                                       |
|   |   |                                                                                                                                                                                                                                                                                                                                                                             |
|   |   | (a)                                                                                                                                                                                                                                                                                                                                                                              | to      observe and perform the Tenant’s covenants in this Lease (except for      payment of the rents) during the term of the underlease or until released      pursuant to the 1995 Act so far as they apply to the underlet      premises;                                                                                                                         |
|   |   |                                                                                                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                                                                                                                                                                                                        |
|   |   | (b)                                                                                                                                                                                                                                                                                                                                                                              | not      to underlet, share or part with possession or occupation of the whole or      any part of the underlet premises, nor to assign or charge part only of      the underlet premises;                                                                                                                                                                                  |
|   |   |                                                                                                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                                                                                                                                                                                                        |
|   |   | (c)                                                                                                                                                                                                                                                                                                                                                                              | not      to assign the whole of the underlet premises without the Landlord’s prior      written consent (which shall not be unreasonably withheld or      delayed);                                                                                                                                                                                                   |
|   |   |                                                                                                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                                                                                                                                                                                                        |
|   | (iii)  | all      rents and other payments due under this Lease are paid before completion      of the underlelting;                                                                                                                                                                                                                                                                      |
|   |   |                                                                                                                                                                                                                                                                                                                                                                             |
|   | (iv)   | Sections      24 to 28 of the Landlord and Tenant Act 1954 are excluded and a certified      copy of the court order (Including the form of underlease it refers to)      supplied to the Landlord;                                                                                                                                                                              |
|   |   |                                                                                                                                                                                                                                                                                                                                                                             |
|   | (v)    | (In      relation to any Subletting Unit) the underlease grants such rights as are      appropriate for the separate occupation and use of the Premises, reserves      such rights as are appropriate for the separate occupation and use of the      remainder of the Premises to enable the Tenant to comply with its      obligations under this Lease, and reserves as rent: |
|   |   |                                                                                                                                                                                                                                                                                                                                                                             |
|   |   | (a)                                                                                                                                                                                                                                                                                                                                                                              | a      fair proportion of the cost of insuring the Premises and the whole cost of      insuring the loss of the principal rent and service charge payable under      the underlease; and                                                                                                                                                                                    |
|   |   |                                                                                                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                                                                                                                                                                                                        |
|   |   | (b)                                                                                                                                                                                                                                                                                                                                                                              | a      service charge which provides for the undertenant to pay a fair and      reasonable proportion of expenditure incurred by the Tenant in relation to      the maintenance, repair, renewal, decoration and cleaning of the Premises      (including without limitation the Conduits, plant and equipment therein)      and the provision of services to the Premises; |
|   |   |                                                                                                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                                                                                                                                                                                                        |
|   | (vi)   | there      shall be no more than four units of occupation at any time (and for this      purpose a unit of occupation shall comprise (a) each Subletting Unit which      is separately underlet and (b) the residue of the net lettable area of the      Premises (if any) retained by theTenant);                                                                               |

----

|   | 4.16.5                                                                                                                                                                                                                                                                                                                                                                                                    | Without      prejudice to Clause 4.16.4 not to underlet the whole of the Premises or a      Subletting Unit nor vary the terms of any underlease without the      Landlord’s written consent (not to be unreasonably withheld or      delayed);                                                                                                         |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |                                                                                                                                                                                                                                                                                                                                                                                                      |                                                                                                                                                                                                                                                                                                                                                          |
|   | 4.16.6                                                                                                                                                                                                                                                                                                                                                                                                    | To      take all necessary steps and proceedings to remedy any breach of the      covenants of the undertenant under the underlease and not to permit any      reduction of the rent payable by any undertenant;                                                                                                                                              |
|   |                                                                                                                                                                                                                                                                                                                                                                                                      |                                                                                                                                                                                                                                                                                                                                                          |
|   | 4.16.7                                                                                                                                                                                                                                                                                                                                                                                                    | Notwithstanding      Clause 4.16.1 the Tenant may share occupation of the whole or any part of      the Premises with a Group Company PROVIDED THAT;                                                                                                                                                                                                          |
|   |                                                                                                                                                                                                                                                                                                                                                                                                      |                                                                                                                                                                                                                                                                                                                                                          |   |
|   |                                                                                                                                                                                                                                                                                                                                                                                                      | (i)                                                                                                                                                                                                                                                                                                                                                           | the      relationship of landlord and tenant is not created; |
|   |                                                                                                                                                                                                                                                                                                                                                                                                      |                                                                                                                                                                                                                                                                                                                                                          |   |
|   |                                                                                                                                                                                                                                                                                                                                                                                                      | (ii)                                                                                                                                                                                                                                                                                                                                                          | there      are no more than four occupiers of the Premises (including the Tenant at      any one time); |
|   |                                                                                                                                                                                                                                                                                                                                                                                                      |                                                                                                                                                                                                                                                                                                                                                          |   |
|   |                                                                                                                                                                                                                                                                                                                                                                                                      | (iii)                                                                                                                                                                                                                                                                                                                                                         | occupation      by any Group Company shall cease upon it ceasing to be a Group Company;      and |
|   |                                                                                                                                                                                                                                                                                                                                                                                                      |                                                                                                                                                                                                                                                                                                                                                          |   |
|   |                                                                                                                                                                                                                                                                                                                                                                                                      | (iv)                                                                                                                                                                                                                                                                                                                                                          | the      Tenant informs the Landlord in writing before each of the parties      commences occupation and after it ceases occupation. |
|   |                                                                                                                                                                                                                                                                                                                                                                                                      |                                                                                                                                                                                                                                                                                                                                                          |   |
| 4.17   | Registration                                                                                                                                                                                                                                                                                                                                                                                              |
|   |                                                                                                                                                                                                                                                                                                                                                                                                      |                                                                                                                                                                                                                                                                                                                                                          |
|   | Within      21 days to give to the Landlord’s and the Superior Landlord’s solicitors      (or as the Landlord and the Superior Landlord may direct) written notice      of any assignment, underlease or other devolution of the Premises or a      Subletting Unit together with a certified copy of the relevant document      and a reasonable registration fee of not less then £30; |
|   |                                                                                                                                                                                                                                                                                                                                                                                                      |                                                                                                                                                                                                                                                                                                                                                          |
| 4.18   | Statutory      Requirements                                                                                                                                                                                                                                                                                                                                                                               |
|   |                                                                                                                                                                                                                                                                                                                                                                                                      |                                                                                                                                                                                                                                                                                                                                                          |
|   | To      comply promptly with all notices served by any public, local or statutory      authority, and with the requirements of any present or future statute or      European Union law, regulation or directive (whether imposed on the owner      or occupier), which affects the Premises or their use;                                                                                                |
|   |                                                                                                                                                                                                                                                                                                                                                                                                      |                                                                                                                                                                                                                                                                                                                                                          |
| 4.19   | Planning                                                                                                                                                                                                                                                                                                                                                                                                  |
|   |                                                                                                                                                                                                                                                                                                                                                                                                      |                                                                                                                                                                                                                                                                                                                                                          |
|   | 4.19.1                                                                                                                                                                                                                                                                                                                                                                                                    | To      comply with the Planning Acts;                                                                                                                                                                                                                                                                                                                        |
|   |                                                                                                                                                                                                                                                                                                                                                                                                      |                                                                                                                                                                                                                                                                                                                                                          |
|   | 4.19.2                                                                                                                                                                                                                                                                                                                                                                                                    | Not      to apply for or implement any planning permission affecting the Premises      without first obtaining the Landlord’s written consent which shall not be      unreasonably withheld or delayed;                                                                                                                                                 |
|   |                                                                                                                                                                                                                                                                                                                                                                                                      |                                                                                                                                                                                                                                                                                                                                                          |
|   | 4.19.3                                                                                                                                                                                                                                                                                                                                                                                                    | If      a planning permission is implemented the Tenant shall complete all the      works permitted and comply with all the conditions imposed by the      permission before the determination of the Term (including any works      stipulated to be carried out by a date after the determination of the Term      unless the Landlord requires otherwise); |
|   |                                                                                                                                                                                                                                                                                                                                                                                                      |                                                                                                                                                                                                                                                                                                                                                          |
|   | 4.19.4                                                                                                                                                                                                                                                                                                                                                                                                    | If      the Landlord reasonably so requires to produce evidence to the Landlord      that the provisions of this Clause 4.19 have been complied      with;                                                                                                                                                                                                    |

----

| 4.20   | Notices                                                                                                                                                                                                                                                                                                      |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |                                                                                                                                                                                                                                                                                                         |   |
|   | 4.20.1                                                                                                                                                                                                                                                                                                       | To      supply the Landlord with a copy of any notice, order or certificate or      proposal for any notice order or certificate affecting or capable of      affecting the Premises as soon as it is received by or comes to the notice      of the Tenant; |
|   |                                                                                                                                                                                                                                                                                                         |   |
|   | 4.20.2                                                                                                                                                                                                                                                                                                       | At      the request of the Landlord, but at the joint cost of the Landlord and the      Tenant, to make or join the Landlord in making such objections or      representations against or in respect of any such notice, order or      certificate as the Landlord may reasonably require; |
|   |                                                                                                                                                                                                                                                                                                         |   |
| 4.21   | Contaminants      and Defects                                                                                                                                                                                                                                                                                |
|   |                                                                                                                                                                                                                                                                                                         |
|   | 4.21.1                                                                                                                                                                                                                                                                                                       | To      give the Landlord Immediate written notice of the existence of any      contaminant, pollutant or harmful substance on or any defect in the      Premises; |
|   |                                                                                                                                                                                                                                                                                                         |   |
|   | 4.21.2                                                                                                                                                                                                                                                                                                       | If      so requested by the Landlord, to remove from the Premises or remedy to the      Landlord’s reasonable satisfaction any such contaminant, pollutant or      harmful substance; |
|   |                                                                                                                                                                                                                                                                                                         |   |
| 4.22   | Entry      by Landlord                                                                                                                                                                                                                                                                                       |
|   |                                                                                                                                                                                                                                                                                                         |
|   | To      permit the Landlord et all reasonable times and on reasonable written      notice (except in emergency) to enter the Premises in order      to:                                                                                                                                                      |
|   |                                                                                                                                                                                                                                                                                                         |
|   | 4.22.1                                                                                                                                                                                                                                                                                                       | inspect      and record the condition of the Premises or the Adjoining      Property; |
|   |                                                                                                                                                                                                                                                                                                         |   |
|   | 4.22.2                                                                                                                                                                                                                                                                                                       | remedy      any breach of the Tenant’s obligations under thisLease; |
|   |                                                                                                                                                                                                                                                                                                         |   |
|   | 4.22.3                                                                                                                                                                                                                                                                                                       | repair,      maintain, clean, alter, replace, install, add to or connect up to any      Conduits which serve the Premises, the Estate and/or the Adjoining      Property; |
|   |                                                                                                                                                                                                                                                                                                         |   |
|   | 4.22.4                                                                                                                                                                                                                                                                                                       | repair,      maintain, alter or rebuild the Adjoining Property; |
|   |                                                                                                                                                                                                                                                                                                         |   |
|   | 4.22.5                                                                                                                                                                                                                                                                                                       | comply      with any of its obligations under this Lease or the Superior      Lease; |
|   |                                                                                                                                                                                                                                                                                                         |   |
|   | 4.22.6                                                                                                                                                                                                                                                                                                       | maintain,      retain, renew and replace the landscaped areas of the Premises shown      hatched black on the Plan annexed hereto until such time as notice is      served pursuant to Clause 7.1; |
|   |                                                                                                                                                                                                                                                                                                         |   |
|   | Provided      that the Landlord shall cause as little inconvenience and interference to      the business of the Tenant as reasonably practicable in the exercise of      such rights and shall make good all damage to the Premises caused by such      entry to the reasonable satisfaction of the Tenant; |
|   |                                                                                                                                                                                                                                                                                                         |
| 4.23   | Landlord’s      Costs                                                                                                                                                                                                                                                                                  |
|   |                                                                                                                                                                                                                                                                                                         |   |
|   | To      pay to the Landlord on demand amounts equal to such Costs as it may      properly Incur.                                                                                                                                                                                                             |
|   |                                                                                                                                                                                                                                                                                                         |
|   | 4.23.1                                                                                                                                                                                                                                                                                                       | in      connection with any application for consent made necessary by this Lease      (including where consent is lawfully refused or the application is      withdrawn); |
|   |                                                                                                                                                                                                                                                                                                         |   |
|   | 4.23.2                                                                                                                                                                                                                                                                                                       | incidental      to or in reasonable contemplation of the preparation and service of a      schedule of dilapidation (whether before or after expiry of the Term) or a      notice or proceedings under Section 146 or Section 147 of the Law of      Property Act 1925 (even if forfeiture is avoided other than by relief      granted by the Court); |

----

|   | 4.23.3                                                                                                                                                                                                                                                                                                                                                                                                                                                           | in      connection with the enforcement or remedying of any breach of the      covenants in this Lease on the part of the Tenant and any      Guarantor;                                    |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                        |
|   | 4.23.4                                                                                                                                                                                                                                                                                                                                                                                                                                                           | Incidental      to or in reasonable contemplation of the preparation and service of any      notice under Section 17 of the 1995 Act;                                                       |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                        |
| 4.24   | Indemnity                                                                                                                                                                                                                                                                                                                                                                                                                                                        |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
|   | To      indemnify the Landlord against all Costs arising directly or indirectly      from the use or occupation of the Premises or condition of the Premises      for which the Tenant may be liable under the provisions of this Lease, or      any breach of the Tenant’s obligations under this Lease or any act or      default of the Tenant in relation to the Premises, or the exercise of the      rights set out in Part I of the First Schedule; |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
| 4.25   | Reletting      Notices                                                                                                                                                                                                                                                                                                                                                                                                                                           |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
|   | In      the last six months of the Term to allow a letting or sale board to be      displayed on the Premises (but not so that it restricts or interferes      unreasonably with the light enjoyed by the Premises or the Tenant’s use      thereof), and to allow prospective tenants or purchasers to view the      Premises at reasonable times on reasonable notice;                                                                                   |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
| 4.26   | Yielding      up                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
|   | 4.26.1                                                                                                                                                                                                                                                                                                                                                                                                                                                           | Immediately      before the end of the Term:                                                                                                                                                |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                        |   |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                             | (i)                                                                                                                                                                                         | to      give up the Premises repaired and decorated and otherwise in accordance      with the Tenant’s covenants in this Lease; |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                        |   |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                             | (ii)                                                                                                                                                                                        | if      the Landlord so requires, to remove all alterations made during the Term      or any preceding period of occupation by the Tenant and reinstate the      Premises as the Landlord shall reasonably direct and to its reasonable      satisfaction; |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                        |   |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                             | (iii)                                                                                                                                                                                       | to      remove all signs, tenant’s fixtures and fittings and other goods from the      Premises, and make good any damage caused thereby to the Landlord’s      reasonable satisfaction; |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                        |   |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                             | (iv)                                                                                                                                                                                        | to      replace any damaged or missing Landlord’s fixtures with ones of no less      quality and value; |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                        |   |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                             | (v)                                                                                                                                                                                         | to      replace any carpet in the Premises with carpet of standard and quality of      carpet that cost £26.64 per square metre as at the date of the Lease and      as shall be reasonably approved by the Landlord, |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                        |   |
|   | 4.26.2                                                                                                                                                                                                                                                                                                                                                                                                                                                           | If      the Tenant fails to comply with Clause 4.26.1 to pay to the Landlord on      demand as liquidated damages any costs properly incurred by the Landlord      in remedying the breech; |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                             |                                                                                                                                                                                        |
| 4.27   | Encumbrances                                                                                                                                                                                                                                                                                                                                                                                                                                                     |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
|   | To      perform and observe the Encumbrances so far as they relate to the      Premises;                                                                                                                                                                                                                                                                                                                                                                         |

----

| 4.28   | Regulations                                                                                                                                                                                                                                                                             |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |                                                                                                                                                                                                                                                                                    |   |
|   | 4.28.1                                                                                                                                                                                                                                                                                  | To      observe all rules and regulations relating to the Premises or the Estate      from time to time made by the Landlord and/or the Management Company      pursuant to paragraph 3 of Part II of the First Schedule and notified to      the Tenant; |
|   |                                                                                                                                                                                                                                                                                    |   |
|   | 4.28.2                                                                                                                                                                                                                                                                                  | Not      to cause an obstruction to the Estate Common Areas or any part of the      Estate. |
|   |                                                                                                                                                                                                                                                                                    |   |
| 4.29   | Superior      Lease                                                                                                                                                                                                                                                                     |
|   |                                                                                                                                                                                                                                                                                    |
|   | 4.29.1                                                                                                                                                                                                                                                                                  | To      perform and observe the lessee’s covenants contained in the Superior Lease      other than payment of rents or other sums payable thereunder so far as      they relate to the Premises; |
|   |                                                                                                                                                                                                                                                                                    |   |
|   | 4.29.2                                                                                                                                                                                                                                                                                  | Not      to do anything which might cause the Superior Lease to be      forfeited. |
|   |                                                                                                                                                                                                                                                                                    |   |
| 4.30   | Carparking                                                                                                                                                                                                                                                                              |
|   |                                                                                                                                                                                                                                                                                    |
|   | The      Tenant covenants to pay to the Landlord subject to determination pursuant      to Clause 6.5 of Part I of the First Schedule within 7 days of demand all      sums equal to the:                                                                                               |
|   |                                                                                                                                                                                                                                                                                    |   |
|   | 4.30.1                                                                                                                                                                                                                                                                                  | reasonable      amount which the Landlord or the Management Company properly spends on      maintaining and repairing the Car Parking Area; |
|   |                                                                                                                                                                                                                                                                                    |   |
|   | 4.30.2                                                                                                                                                                                                                                                                                  | proportion      of the Service Cost, properly attributable to the Car Parking      Area. |
|   |                                                                                                                                                                                                                                                                                    |   |
| 5      | Landlord’s      Covenant                                                                                                                                                                                                                                                          |
|   |                                                                                                                                                                                                                                                                                    |
|   | The      Landlord covenants with the Tenant.                                                                                                                                                                                                                                            |
|   |                                                                                                                                                                                                                                                                                    |
| 5.1    | Quiet      Enjoyment                                                                                                                                                                                                                                                                    |
|   |                                                                                                                                                                                                                                                                                    |
|   | That,      subject to the Tenant paying the rents reserved by and complying with the      terms of this Lease, the Tenant may peaceably enjoy the Premises during      the Term without any interruption by the Landlord or any person lawfully      claiming under or in trust for it; |
|   |                                                                                                                                                                                                                                                                                    |
| 5.2    | Superior      Lease                                                                                                                                                                                                                                                                     |
|   |                                                                                                                                                                                                                                                                                    |
|   | 5.2.1                                                                                                                                                                                                                                                                                   | To      pay the rents reserved by the Superior Lease; |
|   |                                                                                                                                                                                                                                                                                    |   |
|   | 5.2.2                                                                                                                                                                                                                                                                                   | To      perform and observe the lessee’s covenants in the Superior Lease, except      in so far as they relate to the Premises; |
|   |                                                                                                                                                                                                                                                                                    |   |
|   | 5.2.3                                                                                                                                                                                                                                                                                   | At      the written request and cost of the Tenant to take reasonable steps to      enforce the covenants of the Superior Landlord in the Superior      Lease; |
|   |                                                                                                                                                                                                                                                                                    |   |
|   | 5.2.4                                                                                                                                                                                                                                                                                   | At      the written request and cost of the Tenant to take reasonable steps to      obtain the consent of the Superior Landlord if required by the terms of      the SuperiorLease. |

----

|   |                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                        |
|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| 5.3    | Provision      of Services                                                                                                                                                                                                                                        |
|   |                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                        |
|   | That,      the Landlord will use all reasonable endeavours to provide or procure the      provision of the Services, Provided that the Landlord will not be in      breach of this Clause as a result of any failure or interruption of any of      the Services: |
|   |                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                        |
|   |                                                                                                                                                                                                                                                              | (i)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  | resulting      from circumstances beyond the Landlord’s reasonable control, so long as      the Landlord uses its reasonable endeavours to remedy the same as soon as      reasonably practicable after becoming aware of such circumstances;      or |
|   |                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                        |
|   |                                                                                                                                                                                                                                                              | (ii)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 | to      the extent that the Services (or any of them) cannot reasonably be      provided as a result of works of inspection, maintenance and repair or      other works being carried out at the Estate or the    Premises.                                 |
|   |                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                        |
| 6      | Insurance                                                                                                                                                                                                                                                         |
|   |                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                        |
| 6.1    | Landlord’s      insurance covenants                                                                                                                                                                                                                         |
|   |                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                        |
|   | The      Landlord covenants with the Tenant,                                                                                                                                                                                                                      |
|   |                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                        |
|   | 6.1.1                                                                                                                                                                                                                                                             | To      Insure the Premises (other than tenant’s and trade fixtures end fittings)      unless the insurance is invalidated in whole or in part by any act or      default of the Tenant:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
|   |                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                        |
|   |                                                                                                                                                                                                                                                              | (i)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  | with      an insurance office or underwriters of repute;                                                                                                                                                                                                    |
|   |                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                        |
|   |                                                                                                                                                                                                                                                              | (ii)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 | against      loss or damage by the Insured Risks;                                                                                                                                                                                                           |
|   |                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                        |
|   |                                                                                                                                                                                                                                                              | (iii)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                | subject      to such excesses as may be imposed by the insurers;                                                                                                                                                                                            |
|   |                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                        |
|   |                                                                                                                                                                                                                                                              | (iv)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 | in      the full cost of reinstatement of the Premises (in modern form if      appropriate) including shoring up, demolition and site clearance,      professional fees, VAT and allowance for building cost      increases;                                |
|   |                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                        |
|   | 6.1.2                                                                                                                                                                                                                                                             | To      Insure against loss of the Principal Rent, Service Charge and VAT thereon      payable or reasonably estimated by the Landlord to be payable under this      Lease arising from damage to the Premises by the Insured Risks for three      years;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
|   |                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                        |
|   | 6.1.3                                                                                                                                                                                                                                                             | At      the request and cost of the Tenant to produce evidence of the terms of the      insurance under this Clause 6.1 and of payment of the current      premium;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |
|   |                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                        |
|   | 6.1.4                                                                                                                                                                                                                                                             | If      the Premises are destroyed or damaged by an Insured Risk, then, unless      payment of the insurance moneys is refused in whole or part because of the      act or default of the Tenant, and subject to obtaining all necessary      planning and other consents to use the insurance proceeds (except those      relating to loss of rent and fees) and any uninsured excess paid by the      Tenant under Clause 6.2.4(ii) in reinstating the same (other than tenant’s      and trade fixtures and fittings) as quickly as reasonably practicable      substantially as they were before the destruction or damage in modern form      if appropriate but not necessarily identical in layout making up any      shortfall from its own resources; |
|   |                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                        |
| 6.2    | Tenant’s      insurance covenants                                                                                                                                                                                                                           |
|   |                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                        |
|   | The      Tenant covenants with the Landlord throughout the Term or until released      pursuant to the 1995 Act as follows:                                                                                                                                       |
|   |                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                        |
|   | 6.2.1                                                                                                                                                                                                                                                             | To      pay to the Landlord within seven days of demand sums equal    to:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
|   |                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                        |
|   |                                                                                                                                                                                                                                                              | (i)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  | the      amount which the Landlord reasonably spends on insurance pursuant to      Clause6.1;                                                                                                                                                               |

----

|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          | (ii)                                                                                                                                                                                                                                                                                                                                                                                                              | the      reasonable cost of property owners’ liability and third party liability      Insurance in connection with the Premises;                                                                                                                             |
|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                               |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          | (iii)                                                                                                                                                                                                                                                                                                                                                                                                             | the      reasonable cost of any professional valuation of the Premises property      required by the Landlord (but not more than once in any two year      period);                                                                                                |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                               |
|   | 6.2.2                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         | To      give the Landlord immediate written notice on becoming aware of any event      or circumstance which might affect or lead to an insurance      claim;                                                                                                                                                                                                                                                     |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                               |
|   | 6.2.3                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         | Not      knowingly to do anything at the Premises which would or might prejudice or      invalidate the insurance of the Premises or the Adjoining Property or      cause any premium for their insurance to be increased;                                                                                                                                                                                        |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                               |
|   | 6.2.4                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         | To      pay to the Landlord within seven days of demand:                                                                                                                                                                                                                                                                                                                                                          |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                               |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          | (i)                                                                                                                                                                                                                                                                                                                                                                                                               | any      increased premium and any Costs incurred by the Landlord as a result of a      breach of Clause 6.2.3;                                                                                                                                                    |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                               |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          | (ii)                                                                                                                                                                                                                                                                                                                                                                                                              | any      uninsured excess to which the insurance policy may be    subject;                                                                                                                                                                                         |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                               |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          | (iii)                                                                                                                                                                                                                                                                                                                                                                                                             | the      whole of the irrecoverable proportion of the insurance moneys if the      Premises or any part are destroyed or damaged by an Insured Risk but the      insurance moneys are irrecoverable in whole or part due to the act or      default of the Tenant; |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                               |
|   | 6.2.5                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         | To      comply with the requirements of the insurers;                                                                                                                                                                                                                                                                                                                                                             |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                               |
|   | 6.2.6                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         | To      notify the Landlord of the full reinstatement cost of any fixtures and      fittings installed at the Premises at the cost of the Tenant which become      Landlord’s fixtures and fittings;                                                                                                                                                                                                        |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                               |
| 6.3    | Suspension      of Rent                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                               |
|   | 6.3.1                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         | If      the Premises are unfit for occupation and use because of damage by an      Insured Risk then (save to the extent that payment of the loss of rent      Insurance moneys is refused due to the act or default of the Tenant) the      Principal Rent and the Service Charge (or a fair proportion according to      the nature and extent of the damage) shall be suspended until the earlier      of the: |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                               |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          | (i)                                                                                                                                                                                                                                                                                                                                                                                                               | date      on which the Premises are again fit for occupation and use;      and                                                                                                                                                                                     |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                               |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          | (ii)                                                                                                                                                                                                                                                                                                                                                                                                              | expiry      of the loss of rent insurance period;                                                                                                                                                                                                                  |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                               |
|   | 6.3.2                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         | Any      dispute relating to this Clause 6.3 shall be referred to      Arbitration.                                                                                                                                                                                                                                                                                                                               |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                               |
| 6.4    | Determination      of the Lease                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                               |
|   | If      The Premises are damaged or destroyed by any of the Insured Risks and have      not been re-installed so as to make them fit for occupation and use within      a period of three years from the date of such damage or destruction than      either the Tenant or Landlord shall be entitled to determine this Lease at      any time (but not once the Premises have been re-instated) by serving      written notice on the other party to that effect where upon this Lease      shall determine but without prejudice to the rights of either party      against the other In respect of any antecedent  breach. |

----

| 7      | Landscaped      Areas                                                                                                                                                                                                                                                                                                      |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |                                                                                                                                                                                                                                                                                                                       |   |   |
| 7.1    | The      Landlord covenants with the Tenant to maintain, retain, and replace the      landscaped areas shown hatched black on the plan annexed hereto until such      time as the Landlord serves written notice on the Tenant terminating such      obligation whereupon such obligation shall revert to the      Tenant. |
|   |                                                                                                                                                                                                                                                                                                                       |   |   |
| 7.2    | The      Tenant covenants with the Landlord throughout the Term or until released      pursuant to the 1995 Act to pay to the Landlord within seven days of      demand sums equal to the amount which the Landlord spends on carrying out      its obligations pursuant to Clause 7.1.                                    |
|   |                                                                                                                                                                                                                                                                                                                       |   |   |
| 8      | Provisos                                                                                                                                                                                                                                                                                                                   |
|   |                                                                                                                                                                                                                                                                                                                       |   |   |
| 8.1    | Forfeiture                                                                                                                                                                                                                                                                                                                 |
|   |                                                                                                                                                                                                                                                                                                                       |   |   |
|   | If      any of the following events occurs:                                                                                                                                                                                                                                                                                |
|   |                                                                                                                                                                                                                                                                                                                       |   |   |
|   | 8.1.1                                                                                                                                                                                                                                                                                                                      | the      Tenant fails to pay any of the rents payable under this Lease within 21      days of the due date (whether or not formally demanded);  or |
|   |                                                                                                                                                                                                                                                                                                                       |   |   |
|   | 8.1.2                                                                                                                                                                                                                                                                                                                      | the      Tenant or Guarantor breaches to a material extent any of its obligations      in this Lease; or |
|   |                                                                                                                                                                                                                                                                                                                       |   |   |
|   | 8.1.3                                                                                                                                                                                                                                                                                                                      | execution      or distress is levied on the Tenant’s goods in the Premises;      or |
|   |                                                                                                                                                                                                                                                                                                                       |   |   |
|   | 8.1.4                                                                                                                                                                                                                                                                                                                      | the      Tenant or Guarantor being a company incorporated within the United      Kingdom |
|   |                                                                                                                                                                                                                                                                                                                       |   |   |
|   |                                                                                                                                                                                                                                                                                                                       | (i) | has      an Administration Order made in respect of it; or |
|   |                                                                                                                                                                                                                                                                                                                       |   |   |
|   |                                                                                                                                                                                                                                                                                                                       | (ii) | passes      a resolution, or the Court makes an Order, for the winding up of the      Tenant or the Guarantor, otherwise than a member’s voluntary winding up of      a solvent company for the purpose of amalgamation or reconstruction;      or |
|   |                                                                                                                                                                                                                                                                                                                       |   |   |
|   |                                                                                                                                                                                                                                                                                                                       | (iii) | has      a receiver or administrative receiver or receiver and manager appointed      over the whole or any material part of its assets or undertaking;      or |
|   |                                                                                                                                                                                                                                                                                                                       |   |   |
|   |                                                                                                                                                                                                                                                                                                                       | (iv) | is      struck off the Register of Companies; or |
|   |                                                                                                                                                                                                                                                                                                                       |   |   |
|   |                                                                                                                                                                                                                                                                                                                       | (v) | is      deemed unable to pay its debts within the meaning of Section 123 of the      Insolvency Act 1986; or |
|   |                                                                                                                                                                                                                                                                                                                       |   |   |
|   | 8.1.5                                                                                                                                                                                                                                                                                                                      | proceedings      or events analogous to those described in Clause 8.1.4 shall be instituted      or shall occur where the Tenant or Guarantor is a company incorporated      outside the United Kingdom; or |
|   |                                                                                                                                                                                                                                                                                                                       |   |   |
|   | 8.1.6                                                                                                                                                                                                                                                                                                                      | the      Tenant or Guarantor being an individual: |
|   |                                                                                                                                                                                                                                                                                                                       |   |   |
|   |                                                                                                                                                                                                                                                                                                                       | (i) | has      a bankruptcy order made against him; or |
|   |                                                                                                                                                                                                                                                                                                                       |   |   |
|   |                                                                                                                                                                                                                                                                                                                       | (ii) | appears      to be unable to pay his debts within the meaning of Section 268 of the      Insolvency Act 1986; |

----

|   | then      the Landlord may re-enter the Premises or any part of the Premises in the      name of the whole and forfeit this Lease and the Term created by this      Lease shall immediately end, but without prejudice to the rights of the      Landlord in respect of any breach of the obligations contained in this      Lease;                    |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |                                                                                                                                                                                                                                                                                                                                                   |   |
| 8.2    | No      Compensation                                                                                                                                                                                                                                                                                                                                   |
|   |                                                                                                                                                                                                                                                                                                                                                   |   |
|   | Any      right for the Tenant to claim compensation from the Landlord on vacating      the Premises or otherwise is excluded to the extent permitted by      law;                                                                                                                                                                                      |
|   |                                                                                                                                                                                                                                                                                                                                                   |   |
| 8.3    | Notices                                                                                                                                                                                                                                                                                                                                                |
|   |                                                                                                                                                                                                                                                                                                                                                   |   |
|   | Section      196 of the Law of Property Act 1925 shall apply to any notice which may be      served under this Lease and as if the final words of Section 196(4) “and      that service... be delivered” were deleted and replaced by “and that      service shall be deemed to be made on the third working day after      posting; |
|   |                                                                                                                                                                                                                                                                                                                                                   |   |
| 8.4    | Arbitration                                                                                                                                                                                                                                                                                                                                            |
|   |                                                                                                                                                                                                                                                                                                                                                   |   |
|   | 8.4.1                                                                                                                                                                                                                                                                                                                                                  | Where      this Lease provides for reference to Arbitration then reference shall be      made in accordance with the Arbitration Act 1996 to a single arbitrator      agreed between the Landlord and the Tenant, or in the absence of agreement      nominated on the application of either party by the President for the time      being of the Royal Institution of Chartered Surveyors; |
|   |                                                                                                                                                                                                                                                                                                                                                   |   |
|   | 8.4.2                                                                                                                                                                                                                                                                                                                                                  | In      the absence of a determination by the arbitrator as to his fees they shall      be borne equally by the Landlord and the Tenant; |
|   |                                                                                                                                                                                                                                                                                                                                                   |   |
|   | 8.4.3                                                                                                                                                                                                                                                                                                                                                  | If      the arbitrator is ready to make his award, but is unwilling to do so due      to either party’s failure to pay its share of the costs in connection with      the award, the party who has paid its share may serve on the other a      notice requiring the other to pay such costs within 14 days, and if the      other fails to comply with such notice the party serving the notice may      pay to the arbitrator the others costs and any amount so paid shall be a      debt due forthwith from the defaulting party to the  other; |
|   |                                                                                                                                                                                                                                                                                                                                                   |   |
| 8.5    | No      Implied Easements                                                                                                                                                                                                                                                                                                                              |
|   |                                                                                                                                                                                                                                                                                                                                                   |   |
|   | The      grant of this Lease does not confer any rights over the Adjoining Property      or any other property except those mentioned in Part I of the First      Schedule, and Section 62 of the Law of Property Act 1925 is excluded from      this Lease;                                                                                           |
|   |                                                                                                                                                                                                                                                                                                                                                   |   |
| 8.6    | Planning      Acts                                                                                                                                                                                                                                                                                                                                     |
|   |                                                                                                                                                                                                                                                                                                                                                   |   |
|   | The      Landlord does not warrant that the Permitted Use complies with the      Planning Acts.                                                                                                                                                                                                                                                        |
|   |                                                                                                                                                                                                                                                                                                                                                   |   |
| 9      | Contracts      (Rights of Third Parties) Act 1999                                                                                                                                                                                                                                                                                                      |
|   |                                                                                                                                                                                                                                                                                                                                                   |   |
|   | A      person who is not a party to this Lease has no right under the Contracts      (Rights of Third Parties) Act 1999 to enforce any term of this Lease but      this does not affect any right or remedy of a third party which exists or      is available apart from thatAct.                                                                     |

----

| 10                                                                           | Guarantee                                                                                                                                                                                                                                                          |
|------------------------------------------------------------------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|                                                                         |                                                                                                                                                                                                                                                               |   |   |
|                                                                         | The      Guarantor covenants with the Landlord in the terms set out in the Third      Schedule.                                                                                                                                                                    |
|                                                                         |                                                                                                                                                                                                                                                               |   |   |
| 11                                                                           | Limits      on the Landlord’s Liability                                                                                                                                                                                                                      |
|                                                                         |                                                                                                                                                                                                                                                               |   |   |
|                                                                         | If      the Landlord makes a request under Section 6 or 7 of the 1995 Act (release      from covenants on assignment of the reversion) the Tenant agrees not to be      unreasonably withhold or delay its consent to the release      required.                   |
|                                                                         |                                                                                                                                                                                                                                                               |   |   |
| 12                                                                           | Jurisdiction                                                                                                                                                                                                                                                       |
|                                                                         |                                                                                                                                                                                                                                                               |
| 12.1                                                                         | The      Guarantor                                                                                                                                                                                                                                                 |
|                                                                         |                                                                                                                                                                                                                                                               |   |   |
|                                                                         |                                                                                                                                                                                                                                                               | (i) | irrevocably      submits to the non-exclusive jurisdiction of the Courts of England and      Wales to settle any disputes arising out of this Lease;  and |
|                                                                         |                                                                                                                                                                                                                                                               |   |   |
|                                                                         |                                                                                                                                                                                                                                                               | (ii) | waives      any objection to any legal action or proceedings in such court on the      grounds of venue or that it is an inconvenient or inappropriate      forum. |
|                                                                         |                                                                                                                                                                                                                                                               |   |   |
| 12.2                                                                         | The      bringing of any legal action or proceedings in any jurisdiction shall not      preclude the Landlord from bringing any such legal action or proceedings      in any other jurisdiction.                                                                   |
|                                                                         |                                                                                                                                                                                                                                                               |   |   |
| 12.3                                                                         | Service                                                                                                                                                                                                                                                            |
|                                                                         |                                                                                                                                                                                                                                                               |   |   |
|                                                                         | The      Guarantor appoints Parker Bullen of 45 Castle Street, Salisbury, Wiltshire      SP1 3SS or such other firm of solicitors in England as may be notified in      writing to the Landlord as agents to accept service of all proceedings on      its behalf. |
|                                                                         |                                                                                                                                                                                                                                                               |   |   |
| Executed by the parties      as a Deed the day and year first beforewritten. |

----

|   |                                                                                                                                                                                                                                                                                                                                                      |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| 1      | The      right to use the Access Road to gain access to and from the Estate (until      such time (if at all) as it shall become adopted and maintainable at      public expense);                                                                                                                                                                        |
|   |                                                                                                                                                                                                                                                                                                                                                      |
| 2      | The      right to use the relevant Estate Common Areas for access to and from the      Premises;                                                                                                                                                                                                                                                          |
|   |                                                                                                                                                                                                                                                                                                                                                      |
| 3      | Free      and uninterrupted use of all existing and future Conduits which serve the      Premises, subject to the Landlord’s and/or the Management Company’s rights      to re-route the same subject to there being no unreasonable interruption      of services;                                                                           |
|   |                                                                                                                                                                                                                                                                                                                                                      |
| 4      | Subject      to the Landlord’s and the Managing Company’s rights to re-route the same,      the right to lay new conducting media under or over the roads and      footpaths serving the Estate to serve the Premises subject to the      following conditions:                                                                               |
|   |                                                                                                                                                                                                                                                                                                                                                      |
| 4.1    | The      Tenant obtaining the Landlord’s prior written consent to the positioning,      type and nature of such new conducting media (such consent not to be      unreasonably delayed);                                                                                                                                                            |
|   |                                                                                                                                                                                                                                                                                                                                                      |
| 4.2    | Such      new conducting media not adversely interfering with the existing      conducting media and/or the supply of the existing services to the other      premises on the Estate;                                                                                                                                                                     |
|   |                                                                                                                                                                                                                                                                                                                                                      |
| 4.3    | The      Tenant using best endeavours to cause as little inconvenience as possible      when carrying out any works to lay such new conducting media and making      good (without delay) any damage caused in carrying out such works to the      Landlord’s reasonable satisfaction; and                                                          |
|   |                                                                                                                                                                                                                                                                                                                                                      |
| 4.4    | The      Tenant indemnifying and keeping the Landlord indemnified against all clams      demands actions proceedings made or brought and all losses damages costs      expenses and      liabilities incurred suffered or arising directly or indirectly in respect      of or otherwise connected with the laying of the new conducting      media. |
|   |                                                                                                                                                                                                                                                                                                                                                      |
| 5      | The      right to enter Estate Common      Areas, excluding any buildings which are occupied, as necessary to carry      out repairs and maintenance to the Premises pursuant to Clause 4.6 of this      Lease subject to the Tenant:                                                                                                                |
|   |                                                                                                                                                                                                                                                                                                                                                      |
| 5.1    | Using      best endeavours to cause as little inconvenience as possible when carrying      out at such repairs and maintenance and making good without delay any      damage caused to the /landlord’s reasonable  satisfaction.                                                                                                                    |
|   |                                                                                                                                                                                                                                                                                                                                                      |
| 5.2    | Indemnifying      and keeping the Landlord indemnified against all claims demands actions      proceedings made or brought and all losses damages costs expenses and      liabilities suffered or arising directly or indirectly in respect of or      otherwise connected with the carrying out of such repairs and      maintenance.                    |

----

| 6                                                                                                                                               | Car      Parking Rights                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
|-------------------------------------------------------------------------------------------------------------------------------------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|                                                                                                                                            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |   |
| 6.1                                                                                                                                             | Subject      to Clauses 6.2 and 6.3 below the exclusive right, at all times to      park:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
|                                                                                                                                            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |   |
|                                                                                                                                            | 6.1.1                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             | 14      private motor vehicles in the area shown coloured brown on the plan      annexed hereto; |
|                                                                                                                                            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |   |
|                                                                                                                                            | 6.1.2                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             | 7      private motor vehicles in the area shown hatched black on the said      plan; |
|                                                                                                                                            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |   |
| 6.2                                                                                                                                             | The      Landlord may relocate the Carparking Area in pause 6.12 to an alternative      area within the Estate provided that it shall be in reasonable proximity      to the Premises.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
|                                                                                                                                            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |   |
| 6.3                                                                                                                                             | The      Landlord may determine the right in Clause 6.1.2 at any time after      completion of the Landlord’s works to Future D and the grant of the      Supplemental Lease and the termination of the right shall be without      prejudice to the rights of any party in respect of any breach of      obligations in this Lease.                                                                                                                                                                                                                                                                                                                                        |
|                                                                                                                                            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |   |
| Part      II - Exceptions and Reservations                                                                                                      |
|                                                                                                                                            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |   |
| There      are excepted and reserved to the Landlord and the Management Company (and      all others having like rights or authorised by them): |
|                                                                                                                                            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |   |
| 1                                                                                                                                               | The      right to carry out any building, rebuilding, alteration or other works to      the Estate and the Adjoining Property (including the erection of      scaffolding) notwithstanding interference with light and air enjoyed by      the Premises;                                                                                                                                                                                                                                                                                                                                                                                                                          |
|                                                                                                                                            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |   |
| 2                                                                                                                                               | Free      and uninterrupted use of all existing and future Conduits which are in the      Premises and serve the Estate or the Adjoining Property together with the      right on reasonable prior written notice at all reasonable times (except      in cases of emergency where no notice is required and works may be carried      out any time) to lay install maintain reroute and connect into any      additional or replacement Conduits in under or over the Premises in such      positions as the Tenant shall from time to time approve (such approval not      to be unreasonably withheld or delayed) to serve the Premises the Estate      or Adjoining Property; |
|                                                                                                                                            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |   |
| 3                                                                                                                                               | The      right to regulate and control in a reasonable manner the use of the Estate      Common Areas;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
|                                                                                                                                            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |   |
| 4                                                                                                                                               | Rights      to enter on the Premises for the purposes referred to in Clause      4.22;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
|                                                                                                                                            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |   |
| 5                                                                                                                                               | The      right to erect maintain replace (and where necessary to renew) signs in      the position on the attached plan identifying the Estate and any other      related information which the Landlord reasonably considers      necessary;                                                                                                                                                                                                                                                                                                                                                                                                                                     |
|                                                                                                                                            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |   |
| 6                                                                                                                                               | The      fight to install and maintain security cameras for a closed circuit      television security system in such positions as the Tenant shall from tune      to time approve (such approval not to be unreasonably withheld or      delayed);                                                                                                                                                                                                                                                                                                                                                                                                                                |
|                                                                                                                                            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |   |
| 7                                                                                                                                               | The      right over the Premises of access to and egress from the electricity      substation shown for the purposes of identification only shaded green on      the plan annexed for all purposes.                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
|                                                                                                                                            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |   |
|                                                                                                                                            | PROVIDED      THAT in the exercise of the rights hereby excepted and reserved the      Landlord shall use reasonable endeavours to cause as little inconvenience      and interference with the Tenant’s business as possible and shall make      good as soon as reasonably practicable to the Tenant’s reasonable      satisfaction any damagecaused.                                                                                                                                                                                                                                                                                                               |

----

|                  |   |                           |   |                                              |
|-----------------------|--------|--------------------------------|--------|---------------------------------------------------|
| Date                  |   | Document                       |   | Parties                                           |
|                  |   |                           |   |                                              |
| 31      January 2001  |   | Agreement      to install      |   | (1)      The Equitable Life Assurance Society     |
|                  |   | telecommunications             |   | (2)      Capital Business Parks Globeside Limited |
|                  |   | apparatus      on private land |   | (3)      British Telecommunications Plc           |
|                  |   |                           |   |                                              |
| 14      February 2001 |   | Deed      of Grant             |   | (1)      The Equitable Life Assurance Society     |
|                  |   |                           |   | (2)      Capital Business Parks Globeside Limited |
|                  |   |                           |   | (3)      Southern Electric Plc                    |
|                  |   |                           |   |                                              |

|                 |   |                                                |   |              |   |                                |
|----------------------|--------|-----------------------------------------------------|--------|-------------------|--------|-------------------------------------|
| Date                 |   | Parties                                             |   | Premises          |   | Term                                |
|                 |   |                                                |   |              |   |                                |
| 19      January 2001 |   | (1)      The Equitable Life Assurance Society       |   | The      Premises |   | 999      years from 19 January 2001 |
|                 |   | (2)      The Landlord                               |   |              |   |                                |
|                 |   | (3)      Development Securities Plc                 |   |              |   |                                |
|                 |   | (4)      Globeside Business Park Management Limited |   |              |   |                                |

|   |                                                                                                                                                                                  |                                                                                                                     |                                                                                                                                                                                                                          |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|--------------------------------------------------------------------------------------------------------------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| 1      | In      this Schedule:                                                                                                                                                                |
|   |                                                                                                                                                                                  |                                                                                                                     |                                                                                                                                                                                                                          |
| 1.1    | Review      Date means each of the Review Dates mentioned in the Particulars and      Relevant Review Date shall be interpreted accordingly;                                          |
|   |                                                                                                                                                                                  |                                                                                                                     |                                                                                                                                                                                                                          |
| 1.2    | Rack      Rental Value means the annual rent (exclusive of VAT) at which the      Premises might reasonably be expected to be let in the open market at the      Relevant Review Date |
|   |                                                                                                                                                                                  |                                                                                                                     |                                                                                                                                                                                                                          |
|   | ASSUMING                                                                                                                                                                              |
|   |                                                                                                                                                                                  |                                                                                                                     |                                                                                                                                                                                                                          |
|   | 1.2.1                                                                                                                                                                                 | the      letting is on the same terms as those contained in this Lease but subject      to the following qualifications: |
|   |                                                                                                                                                                                  |                                                                                                                     |                                                                                                                                                                                                                          |
|   |                                                                                                                                                                                  | (i)                                                                                                                      | the      term shall commence on the Relevant Review Date and be the residue of the      Contractual Term remaining at the Relevant Review Date;                                                                               |
|   |                                                                                                                                                                                  |                                                                                                                     |                                                                                                                                                                                                                          |
|   |                                                                                                                                                                                  | (ii)                                                                                                                     | the      amount of the Principal Rent shall be disregarded, but it shall be assumed      that the Principal Rent is subject to review on the terms of and at the      same intervals as the Principal Rent under this  Lease; |

----

|   | 1.2.2                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                | the      Premises are available to let as a whole, with vacant possession, by a      willing landlord to a willing tenant, without premium;                                                                                                                                                                                                                                                                           |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                                                                                                                                                                                  |
|   | 1.23                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 | the      Premises have been finished by the Landlord at its cost in accordance with      the Premises Specification and that the Premises are ready, fit and      available for immediate occupation and use for the Permitted      Use;                                                                                                                                                                              |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                                                                                                                                                                                  |
|   | 1.2.4                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                | all      the obligations on the part of the Tenant contained in this Lease have      been fully performed and observed;                                                                                                                                                                                                                                                                                               |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                                                                                                                                                                                  |
|   | 1.2.5                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                | no      work has been carried out to the Premises by the Tenant or anyone with the      Tenant’s authority which has reduced the rental value of the      Premises;                                                                                                                                                                                                                                             |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                                                                                                                                                                                  |
|   | 1.2.6                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                | if      the whole or any part of the Premises has been destroyed or damaged by an      Insured Risk it has been fully reinstated;                                                                                                                                                                                                                                                                                     |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                                                                                                                                                                                  |
|   | 1.2.7                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                | the      net internal floor area of the Premises is 33,565 square    feet;                                                                                                                                                                                                                                                                                                                                            |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                                                                                                                                                                                  |
|   | 1.2.8                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                | the      Premises have the benefit of carpeting and floor boxes/grommetts for which      the Landlord contributed to the Tenant a capital sum for carpet for each      square metre of the net internal office area and a further capital sum for      each floor box/grommett based on one floor box/grommett for each 10 square      metres of the net internal office area (excluding the entrance hall      area) |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                                                                                                                                                                                  |
|   | BUT      DISREGARDING                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                                                                                                                                                                                  |
|   | 1.2.9                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                | any      goodwill attached to the Premises by reason of any business carried on      there;                                                                                                                                                                                                                                                                                                                           |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                                                                                                                                                                                  |
|   | 1.2.10                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               | any      effect on rent of the fact that any Tenant and any undertenant is or has      been in occupation of the Premises;                                                                                                                                                                                                                                                                                            |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                                                                                                                                                                                  |
|   | 1.2.11                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               | any      effect on rent of any improvements at the Premises made with the      Landlord’s written consent by the Tenant or any undertenant where required      except improvements carried out pursuant to an obligation to the Landlord      or at the expense of the Landlord;                                                                                                                                |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                                                                                                                                                                                  |
|   | PROVIDED      THAT the Rack Rental Value shall be that which would be payable after the      expiry of any rent free period or concessionary rent period for fitting      out (or the receipt of any contribution to fitting out works or other      inducement in lieu thereof) which might be given an letting of the      Premises, so that no discount reduction or allowance is made to reflect      (or compensate the tenant for the absence of) any such rent free or      concessionary rent period or contribution or other    inducement. |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                                                                                                                                                                                  |
| 1.3    | Revised      Rent means the new Principal Rent following each Rent Review Date pursuant      to paragraph 2 of the Second Schedule.                                                                                                                                                                                                                                                                                                                                                                                                                  |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                                                                                                                                                                                  |
| 2      | The      Principal Rent shall be reviewed on each Review Date to the higher      of:                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                                                                                                                                                                                                                                                                                                                                                                  |
| 2.1    | the      Principal Rent payable immediately before the Relevant Review Date      (disregarding any suspension or abatement of the Principal Rent);      and                                                                                                                                                                                                                                                                                                                                                                                          |

----

| 2.2    | the      Rack Rental Value on the Relevant Review Date agreed or determined in      accordance with this Lease.                                                                                                                                                                                                                                                                                                  |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |   |   |
| 3      | The      Rack Rental Value at any Review Date shall be:                                                                                                                                                                                                                                                                                                                                                          |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |   |   |
| 3.1    | agreed      in writing between the Landlord and the Tenant; or                                                                                                                                                                                                                                                                                                                                                   |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |   |   |
| 3.2    | determined      by Arbitration on the application of either Landlord or Tenant at any time      after the Relevant Review Date.                                                                                                                                                                                                                                                                                  |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |   |   |
| 4      | If      a Revised Rent is not agreed or determined by the Relevant Review      Date:                                                                                                                                                                                                                                                                                                                             |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |   |   |
| 4.1    | the      Principal Rent payable immediately before the Relevant Review Date shall      continue to be payable until the Revised Rent is    ascertained;                                                                                                                                                                                                                                                          |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |   |   |
| 4.2    | when      the Revised Rent is ascertained:                                                                                                                                                                                                                                                                                                                                                                       |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |   |   |
|   | 4.2.1                                                                                                                                                                                                                                                                                                                                                                                                            | the      Tenant shall pay within 14 days of ascertainment |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |   |   |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             | (i) | any      difference between the Principal Rent payable immediately before the      Relevant Review Date and the Principal Rent which would have been payable      had the Revised Rent been ascertained on the Relevant Review Date (the      “BalancingPayment”);      and |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |   |   |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             | (ii) | interest      on the Balancing Payment at Base Rate from the date or dates when the      Balancing Payment or the relevant part or parts would have been payable      had the Revised Rent been ascertained on the Relevant Review      Date; |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |   |   |
|   | 4.2.2                                                                                                                                                                                                                                                                                                                                                                                                            | the      Landlord and Tenant shall sign and exchange a memorandum recording the      agreed amount of the Revised Rent. |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |   |   |
| 5      | If      at any Relevant Review Date the operation of the rent review provisions in      this Lease, or the normal collection and retention by the Landlord of any      increase in the rent is prohibited or modified, the Landlord may elect at      any time that the day after the date on which any such prohibition or      modification is relaxed shall be substituted for the Relevant Review      Date. |
|   |                                                                                                                                                                                                                                                                                                                                                                                                             |   |   |
| 6      | Time      shall not be of the essence for the purposes of this    Schedule.                                                                                                                                                                                                                                                                                                                                      |

----

|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                             |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| 1      | The      Guarantor covenants with the Landlord as principal  debtor:                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                             |
| 1.1    | that      throughout the Term or until the Tenant is released from its covenants      pursuant to the 1995 Act:                                                                                                                                                                                                                                                                                                                                                                                                                       |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                             |
|   | 1.1.1                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 | The      Tenant will pay the rents reserved by and perform its obligations      contained in this Lease;                                                                                         |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                             |
|   | 1.1.2                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 | The      Guarantor will indemnify the Landlord on demand against all Costs arising      from any default of the Tenant in paying the rents and performing its      obligations under this Lease; |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                             |
| 1.2    | the      Tenant will perform its obligations under any authorised guarantee      agreement that it gives with respect to the performance of any of the      covenants and conditions in this Lease.                                                                                                                                                                                                                                                                                                                                   |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                             |
| 2      | The      liability of the Guarantor shall not be affected by:                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                             |
| 2.1    | Any      time given to the Tenant or any failure by the Landlord to enforce      compliance with the Tenant’s covenants and obligations;                                                                                                                                                                                                                                                                                                                                                                                        |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                             |
| 2.2    | The      Landlord’s refusal to accept rent at a time when it would or might have      been entitled to reenter the Premises;                                                                                                                                                                                                                                                                                                                                                                                                    |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                             |
| 2.3    | Any      variation of the terms of this Lease;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                             |
| 2.4    | My      change in the constitution, structure or powers of the Guarantor the      Tenant or the Landlord or the administration, liquidation or bankruptcy of      the Tenant or Guarantor;                                                                                                                                                                                                                                                                                                                                            |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                             |
| 2.5    | Any      act which is beyond the powers of the Tenant;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                             |
| 2.6    | The      surrender of part of the Premises (save so far as relates to the part of      the Premises surrendered);                                                                                                                                                                                                                                                                                                                                                                                                                     |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                             |
| 2.7    | The      transfer of the reversion expectant on the Term;                                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                             |
| 2.8    | Any      other act or thing by which (but for this provision) the Guarantor would      have been released.                                                                                                                                                                                                                                                                                                                                                                                                                            |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                             |
| 3      | Where      two or more persons have guaranteed obligations of the Tenant the release      of one or more of them shall not release the others.                                                                                                                                                                                                                                                                                                                                                                                        |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                             |
| 4      | The      Guarantor shall not be entitled to participate in any security held by the      Landlord in respect of the Tenant’s obligations or stand in the Landlord’s      place in respect of such security.                                                                                                                                                                                                                                                                                                               |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                                                                                                                                             |
| 5      | If      this Lease is disclaimed, and if the Landlord within 3 months of the      disclaimer requires in writing the Guarantor will enter into a new lease      of the Premises at the cost of the Guarantor on the terms of this Lease      (but as if this Lease had continued and so that any outstanding matters      relating to rent review or otherwise shall be determined as between the      Landlord and the Guarantor) for the residue of the Contractual Term from      and with effect from the date of the disclaimer. |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |
| 6      | Release      of the Guarantor                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |

----

| 6.1    | The      Guarantor may apply to the Landlord for a release from all obligations      and liabilities under this Lease if the:                                                                                                                                                                                                                                                                                                |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |                                                                                                                                                                                                                                                                                                                                                                                                                              |
| 6.2    | Tenant      has satisfied the Financial Criteria; and                                                                                                                                                                                                                                                                                                                                                                             |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                              |
| 6.3    | Guarantor      has discharged all outstanding claims arising under this Lease pending      against the Guarantor in full                                                                                                                                                                                                                                                                                                          |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                              |
| 6.4    | On      receipt of the Guarantor’s request for release under Clause 6.1 in this      Schedule, if the Landlord, acting properly and reasonably, is satisfied      that clauses 6.1.1 and 6.1.2 above have been satisfied in full, the      Landlord shall notify the Guarantor in writing and the Guarantor shall be      thereby automatically released from all future obligations and liabilities      under this Lease. |

----

|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| 1      | In      this Schedule unless the context otherwise requires:                                                                                                                                                                                                                                                                                                                                                                                                                                              |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 1.1    | Accounting Date means 31      December in each year or such other date as the Landlord notifies in      writing to the Tenant from time to      time;                                                                                                                                                                                                                                                                                                                                                |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 1.2    | Accounting Year means      the period from but excluding one Accounting Date to and including the      next Accounting Date;                                                                                                                                                                                                                                                                                                                                                                              |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 1.3    | Estimated Service Charge      means the Landlord’s Surveyor’s reasonable and proper estimate of the      Service Charge for the Accounting Year notified in writing to the Tenant      from time to time (and where all or any part of the Services are provided      by the Management Company, the Estimated Service Charge shall include the      advance or estimated payments payable by the Landlord to the Management      Company in respect of any of the Services provided by  it); |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 1.4    | Service Cost means all      the reasonable costs and expenses paid or incurred by the Landlord in      relation to (the provision of the Estate Services (including irrecoverable      VAT) or the sums payable by the Landlord to the Management Company in      respect of the prevision of those services;                                                                                                                                                                                             |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 1.5    | Tenant’s Share means a      fair and reasonable proportion of the Service Cost.                                                                                                                                                                                                                                                                                                                                                                                                                     |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 2      | The      Service Charge shall be the Tenant’s Share of the Service Cost in respect      of each Accounting Year, and if only part of an Accounting Year falls      within the Term the Service Charge shall be the Tenant’s Share of the      Service Cost in respect of the relevant Accounting Period divided by 365      and multiplied by the number of days of the Accounting Year within the      Term.                                                                                 |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 3      | The      Landlord shell have the right to adjust the Tenant’s Share from time to      time to make reasonable allowances for differences in the services      provided to or enjoyable by the other occupiers of the    Estate.                                                                                                                                                                                                                                                                     |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 4      | The      Tenant shall pay the Estimated Service Charge for each Accounting Year to      the Landlord in advance by equal installments on the Quarter Days (the      first payment for the period from and including the date of this Lease to      (but excluding) the next Quarter Day to be made on the date of this      Lease); and                                                                                                                                                                   |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 4.1    | If      the Landlord’s Surveyor does not notify an estimate of the Service Charge      for any Accounting Year the Estimated Service Charge for the preceding      Accounting Year shall apply; and                                                                                                                                                                                                                                                                                                 |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 4.2    | Any      adjustment to the Estimated Service Charge after the start of an      Accounting Year shall adjust the payments on the following Quarter Days      equally.                                                                                                                                                                                                                                                                                                                                      |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 5      | As      soon as practicable after the end of each Accounting Year the Landlord      shall either:                                                                                                                                                                                                                                                                                                                                                                                                         |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 5.1    | (in      relation to the Services provided by the Landlord) serve on the Tenant a      summary of the Service Cost and a statement of the Service Charge      certified by the Landlord’s Surveyor which shall be conclusive (save in      the case of manifest error); or                                                                                                                                                                                                                          |

----

| 5.2                                                                                                                | (where      any of the Services are provided by the Management Company) provide the      Tenant with a copy of the statement and other information prepared by the      Management Company in relation to the Service Cost.                                                                                                                                                                                                                                   |
|--------------------------------------------------------------------------------------------------------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|                                                                                                               |                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 6                                                                                                                  | The      difference between the Service Charge and the Estimated Service Charge for      any Accounting Year (or part) shall be paid by the Tenant to the Landlord      within fourteen days of the date of the statement for the Accounting Year,      or allowed against the next Estimated Service Charge payment, or after the      expiry of the Term refunded to the Tenant.                                                                            |
|                                                                                                               |                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 7                                                                                                                  | The      Tenant shall be entitled by appointment to inspect the accounts maintained      by the Landlord and the Landlord’s Surveyor relating to the Service Cost      and supporting vouchers and receipts or, where any Services are provided      by the Management Company, the accounts provided by the Management Company      to the Landlord in relation to the Services, at such location as the      Landlord reasonably directs.             |
|                                                                                                               |                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 8                                                                                                                  | Any      disagreement between the parties relating to the Service Charge shall be      referred to Arbitration.                                                                                                                                                                                                                                                                                                                                               |
|                                                                                                               |                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 9                                                                                                                  | The      Landlord shall be responsible for payment of the proportion of the Service      Costs attributable to all other lettable parts of the Estate which are      unlet or in respect of which the tenant thereof is not liable to pay any      Service Charge.                                                                                                                                                                                            |
|                                                                                                               |                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| Part      ll - Estate Services                                                                                     |
|                                                                                                               |                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| In      relation to the Estate, the provision of the following services or the      Costs incurred in relation to: |
|                                                                                                               |                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 1                                                                                                                  | The      Common Areas                                                                                                                                                                                                                                                                                                                                                                                                                                         |
|                                                                                                               |                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
|                                                                                                               | Repairing,      maintaining and (where appropriate) cleaning, lighting and (as necessary)      altering, renewing, rebuilding and reinstating the Estate Common      Areas.                                                                                                                                                                                                                                                                                   |
|                                                                                                               |                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 2                                                                                                                  | Conduits                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|                                                                                                               |                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
|                                                                                                               | The      repair, maintenance and cleaning and (as necessary) replacement and      renewal of all Conduits within the Estate Common Area.                                                                                                                                                                                                                                                                                                                      |
|                                                                                                               |                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 3                                                                                                                  | Plant      and machinery                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|                                                                                                               |                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
|                                                                                                               | Hiring,      operating, inspecting, servicing, overhauling, repairing, maintaining,      cleaning, lighting and (as necessary) renewing or replacing any plant,      machinery, apparatus and equipment from time to time within the Estate      Common Areas or used for the provision of services to the Estate and the      supply of all fuel and electricity for the same and any necessary      maintenance contracts and insurance in respect thereof. |
|                                                                                                               |                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 4                                                                                                                  | Signs                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
|                                                                                                               |                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
|                                                                                                               | Maintaining      and (where appropriate) cleaning and lighting and (as necessary) renewing      and replacing the signboards, all directional signs, fire regulation      notices, advertisements, bollards, roundabouts and similar apparatus or      works.                                                                                                                                                                                                 |

----

| 5      | Landscaping                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|   | Maintaining,      tending and cultivating and (as necessary) re-stocking any garden or      grassed areas including replacing plants, shrubs and trees as      necessary.                                                                                                                                                                                                                                                                                                                                                 |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 6      | Common      facilities                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|   | Repairing,      maintaining and (as necessary) rebuilding as the case may be any party      walls or fences, party structures, Conduits or other amenities and      easements which may belong to or be capable of being used or enjoyed by      the Estate in common with any land or buildings adjoining or neighbouring      the Estate.                                                                                                                                                                               |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 7      | Outgoings                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|   | Any      existing and future rates, taxes, charges, assessments and outgoings in      respect of the Estate Common Areas or any part of them except tax (other      than VAT) payable in respect of any dealing with or any receipt of income      in respect of the Estate Common Areas.                                                                                                                                                                                                                                 |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 8      | Statutory      requirements                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|   | The      cost of carrying out any further works (after the initial construction in      accordance with statutory requirements) to the Estate Common Areas      required to comply with any statute.                                                                                                                                                                                                                                                                                                                      |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 9      | Management                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 9.1    | The      proper and reasonable fees, costs, charges, expenses and disbursements      (including irrecoverable VAT) of any properly qualified person properly      employed or retained by the Landlord and/or the Management Company for or      in connection with surveying or accounting functions or the performance of      the Services and any other duties in and about the Estate relating to the      general management, administration, security, maintenance, protection and      cleanliness of the Estate. |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 9.2    | The      proper and reasonable fees and expenses of the Landlord and/or the      Management Company in connection with the management of the      Estate.                                                                                                                                                                                                                                                                                                                                                                 |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 10     | Enforcement      of Regulations                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|   | The      reasonable and proper costs and expenses incurred by the Landlord and/or      the Management Company in enforcing the rules and regulations from time to      time made pursuant to paragraph 3 of Part II of the First Schedule      provided that the Landlord and/or Management Company shall use all      reasonable endeavours to recover such costs and expenses from the      defaulting party and provided further that there shall be credited against      the Service Cost any such costs recovered.  |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 11     | Insurances                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|   | Effecting      such insurances (if any) as the Landlord and/or the Management Company may      properly think fit in respect of the Estate Common Areas the plant,      machinery, apparatus and equipment as referred to in paragraph 3 above and      any other liability of the Landlord and/or the Management Company to any      person in respect of those items or in respect of the provision of the      Services.                                                                                               |

----

| 12     | Generally                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|   | Any      reasonable and proper costs (not referred to above) which the Landlord      and/or the Management Company may incur in providing such other services      and in carrying out such other works (other than the initial construction      of the Estate) as the Landlord and/or the Management Company may      reasonably consider to be reasonably desirable or necessary for the      benefit of occupiers of the Estate and in accordance with the principles      of good estate management. |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 13     | VAT                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|   | Irrecoverable      VAT on any of the foregoing.                                                                                                                                                                                                                                                                                                                                                                                                                                                           |

----

|   |                                                                                                                                                                                                       |                                                                                                                                                                                                                                                                                                                                   |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   | The      Tenant will not erect or display or permit to be erected or displayed any      advertisement, signs, hoardings or notices which are visible from the      outside the Premises except as follows: |
|   |                                                                                                                                                                                                       |                                                                                                                                                                                                                                                                                                                                   |
|   | ●                                                                                                                                                                                                    | one      low level, free standing sign constructed in durable materials compatible      with the main business park signage whose position on the Premises is to      have the prior written approval of the Landlord (but is anticipated to be      in the location Indicated by a black dot on the plan annexed to this      Lease); |
|   |                                                                                                                                                                                                       |                                                                                                                                                                                                                                                                                                                                   |
|   | ●                                                                                                                                                                                                    | not      more than one estate agent’s sign on the curtilage of the building forming      part of the Premises as and when the same may be  required;                                                                                                                                                                             |
|   |                                                                                                                                                                                                       |                                                                                                                                                                                                                                                                                                                                   |
|   | ●                                                                                                                                                                                                    | any      signs which may from time to time be required by law;                                                                                                                                                                                                                                                                         |
|   |                                                                                                                                                                                                       |                                                                                                                                                                                                                                                                                                                                   |
|   | ●                                                                                                                                                                                                    | such      discreet and suitable directional signs within the Premises as may be      required by the Tenant, subject to the prior written approval of the      Landlord; and                                                                                                                                                           |
|   |                                                                                                                                                                                                       |                                                                                                                                                                                                                                                                                                                                   |
|   | ●                                                                                                                                                                                                    | external      security cameras may be located on the Premises, subject to the prior      written approval of theLandlord.                                                                                                                                                                                                              |

----

----

----

----

|   |        CONTENTS            |                     | Page                                              |
|--------|---------------------------------|--------------------------|---------------------------------------------------|
|   |                            |                     |                                              |
|   |        DEVELOPMENT SUMMARY |                     |                                              |   |
|   |                            |                     |                                              |   |
|   | 1.0                             | 1.      0                | STRUCTURAL                                        |   |   |   |
|   |                            |                     |                                              |   |   |   |
|   |                            | 1.1                      | General                                           |   | 5 |   |
|   |                            | 1.2                      | Substructure                                      |   | 5 |   |
|   |                            | 1.3                      | Superstructure                                    |   | 5 |   |
|   |                            |                     |                                              |   |   |   |
|   | 2.0                             | ARCHITECTURAL            |                                              |   |   |
|   |                            |                     |                                              |   |   |
|   |                            | 2.1                      | Building      Envelope                            |   | 7 |   |
|   |                            | 2.2                      | Interior      Materials and Finishes              |   | 7 |   |
|   |                            |                     |                                              |   |   |
|   | 3.0                             | MECHANICAL      SERVICES |                                              |   |   |
|   |                            |                     |                                              |   |   |
|   |                            | 3.1                      | Air      Conditioning Services Design Constraints |   | 10 |   |
|   |                            | 3.2                      | Heating                                           |   | 11 |   |
|   |                            | 3.3                      | Ventilation                                       |   | 11 |   |
|   |                            | 3.4                      | Air      Conditioning System                      |   | 11 |   |
|   |                            | 3.5                      | Controls                                          |   | 12 |   |
|   |                            | 3.6                      | Plumbing      Installation                        |   | 12 |   |
|   |                            |                     |                                              |   |   |   |
|   | 4.0                             | ELECTRICAL      SERVICES |                                              |   |   |
|   |                            |                     |                                              |   |   |
|   |                            | 4.1                      | Mains      and Sub Mains Distribution             |   | 13 |   |
|   |                            | 4.2                      | Small      Power                                  |   | 13 |   |
|   |                            | 4.3                      | Internal      Lighting                            |   | 13 |   |
|   |                            | 4.4                      | Emergency      Lighting                           |   | 14 |   |
|   |                            | 4.5                      | Fire      Alarm                                   |   | 14 |   |
|   |                            | 4.6                      | Data      and Telecommunications                  |   | 14 |   |
|   |                            | 4.7                      | Lightning      Protection                         |   | 14 |   |
|   |                            | 4.8                      | External      Lighting to Building / Car Park     |   | 14 |   |
|   |                            |                     |                                              |   |   |   |
|   | 5.0                             | PASSENGER      LIFTS     |                                              | 15 |   |
|   |                            |                     |                                              |   |   |
|   | 6.0                             | EXTERNAL      WORKS      |                                              | 15 |   |
|   |                            |                     |                                              |   |   |
|   | 7.0                             | SERVICE      PROVIDERS   |                                              | 16 |   |
|   |                            |                     |                                              |   |   |
|   | 8.0                             | DEVELOPMENT      TEAM    |                                              | 17 |   |

----

|                                                                                                                                                                                                                         |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                            |
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|                                                                                                                                                                                                                         | The      Globeside project at Marlow is a phased development comprising five office      buildings organised around a public space or ‘boulevard’ and a      semi-industrial unit on the periphery of the site.                                                                                                                                                                                                                                                                                                                                                                                       |
|                                                                                                                                                                                                                         |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
|                                                                                                                                                                                                                         | The      central area is focused on the pedestrian; a collection of soft and hard      landscape materials define a series of spaces or routes in which occupiers      can gather. A selection of hard landscaping details starting at the entry      to the boulevard will be designed to slow vehicles, giving priority to      pedestrians.                                                                                                                                                                                                                                                                    |
|                                                                                                                                                                                                                         |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
|                                                                                                                                                                                                                         | A      similar architectural language is used on all of the buildings so that the      development appears structured and unified. However, to avoid monotony the      different plan forms allows a variety of treatments where the elevations      and roof forms respond to the functions within. All front facades are      articulated with a recess marking the glazed entrances. Standing above,      supported on two slender columns are extended canopies, which also shelter      the plant room. The impressive reception areas are three levels high and      animated by walkways at higher levels. |
|                                                                                                                                                                                                                         |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
|                                                                                                                                                                                                                         | The      facades comprise predominantly of clay terracotta tiles to reflect the      warmth and depth of appearance of Marlow with windows punctuated with      recessed vertical joints to distinguish them as modern offices. The roof      design is simple in form, comprising a raised seam metal sheet finished in      a dark grey rising from the recessed eaves to the ridge with a low pitch.      The escape stairs are external and partially enclosed in metal louvres to      mask the staircase and to provide the necessary weather      protection.                                              |
|                                                                                                                                                                                                                         |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
| The      buildings are facing the boulevard while the main car park areas extend      behind where significant areas of soft landscaping reduce the visual      impact of the parked vehicles and associated hard  standing. |
|                                                                                                                                                                                                                         |
| 13                                                                                                                                                                                                                           | STRUCTURAL                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |
|                                                                                                                                                                                                                         |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
|                                                                                                                                                                                                                         | 13.1                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              | General                                                                                                                                                                                                                                                                                                                                         |
|                                                                                                                                                                                                                         |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                            |
|                                                                                                                                                                                                                         |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              | The      structures consist of 3 no. reinforced concrete framed office      buildings.                                                                                                                                                                                                                                                          |
|                                                                                                                                                                                                                         |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                            |
|                                                                                                                                                                                                                         | 13.2                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              | Substructure                                                                                                                                                                                                                                                                                                                                    |
|                                                                                                                                                                                                                         |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                            |
|                                                                                                                                                                                                                         |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              | The      foundations for the office buildings consist of mass concrete pad footings      and the office building ground floor slabs are on a compacted      sub-base.                                                                                                                                                                           |
|                                                                                                                                                                                                                         |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                            |
|                                                                                                                                                                                                                         | 13.3                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              | Superstructure                                                                                                                                                                                                                                                                                                                                  |
|                                                                                                                                                                                                                         |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                            |
|                                                                                                                                                                                                                         |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              | The      superstructure for the office buildings are of reinforced concrete frame      construction with either 300m or 350mm thick flat slabs. The RC columns      are circular with the perimeter columns set back 750mm from the face of      the building. The false mansard roof and roof plant rooms are framed in      structural steel. |
|                                                                                                                                                                                                                         |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                            |
|                                                                                                                                                                                                                         |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              | The      internal and external staircases, atrium walkways and canopies are framed      in steel.                                                                                                                                                                                                                                               |

----

|   |   | Loading                                                                                          |
|--------|--------|--------------------------------------------------------------------------------------------------|
|   |   |                                                                                             |
|   |   | The      imposed loads are generally in accordance with BS6399: Partl: 1996 as      noted below: |

|   | Imposed      Loads          |                                                       |
|--------|-----------------------------|------------------------------------------------------------|
|   | General      offices areas  | 4.0      kN/m2                                             |
|   | Lightweight      partitions | 1.0 kN/m2                                                  |
|   |                        | 5.0      kN/m2                                             |
|   |                        |                                                       |
|   | Plant      spaces           | 7.5      kN/m2      (specific plant loads used if greater) |
|   |                        |                                                       |
|   | Roofs                       | 0.6      kN/m2                                             |
|   |                        |                                                       |
|   | Staircases/Corridors        | 4.0      kN/m2                                             |

| 14     | ARCHITECTURAL |
|--------|---------------|
|   |          |
|   | 14.1          | Building      Envelope |
|   |          |   |
|   |          | External      Envelope |
|   |          |   |
|   |          | The      external envelope consists of a rain screen construction comprising an      outer skin of terracotta tiles covering structural insulated panels. The      building is organised on a 1500mm planning grid which is expressed on the      facade at three meter intervals in a primary grid of aluminium extruded      channels and window mullions midway. Extruded channels run horizontally      dividing the facade at each storey. |
|   |          |   |
|   |          | The      windows are aluminium framed, thermally broken double glazed units. They      are protected from the solar gain on the South and West facades by brise      soleil. |
|   |          |   |
|   |          | Curtain      Walling, Windows and Doors |
|   |          |   |
|   |          | The      front facade of the triple height reception is a glazed curtain wall. It      comprises fully drained aluminium frames with high performance sealed      double glazing units. The curtain walling spans three storeys with      additional support from narrow vertical steel fins finished in matching      grey. |
|   |          |   |
|   |          | The      top sections of the glazing running full width of the entrance of      globeside two are etched with stripes in diminishing pattern to control      the solar glare but maintain excellent views. |
|   |          |   |
|   |          | The      reception is entered through revolving doors. They are entirely glazed      with brushed stainless steel fittings. The side doors are fully glazed      aluminium framed units. |
|   |          |   |
|   |          | Window      Cleaning System |
|   |          |   |
|   |          | All      glazed areas are to be cleaned by means of a mobile “cherry      picker”. |

----

|   |   | Roof                                                                                                                                                                                                                                                                                                                            |
|--------|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |   |                                                                                                                                                                                                                                                                                                                            |
|   |   | The      main roof is a pitched ‘warm roof’ construction comprising composite      cladding panels.                                                                                                                                                                                                                 |
|   |   |                                                                                                                                                                                                                                                                                                                            |
|   |   | The      plant room is set between the pitched roofs with the open side hidden      behind propriety polyester powder coated louvre screens. The plant room      floor has a cold deck mastic asphalt finish with paving slabs and      walkways.                                                                               |
|   |   |                                                                                                                                                                                                                                                                                                                            |
|   |   | External      Staircases                                                                                                                                                                                                                                                                                                        |
|   |   |                                                                                                                                                                                                                                                                                                                            |
|   |   | Propriety      louvre blades panels and flat pressed metal panels screen the emergency      staircases. They are both finished in polyester powder coated aluminium,      coloured to match the metal work.                                                                                                                     |
|   |   |                                                                                                                                                                                                                                                                                                                            |
|   | 14.2   | Interior      Materials and Finishes                                                                                                                                                                                                                                                                                            |
|   |   |                                                                                                                                                                                                                                                                                                                            |
|   |   | Ground      Floor Reception Area                                                                                                                                                                                                                                                                                                |
|   |   |                                                                                                                                                                                                                                                                                                                            |
|   |   | The      building is accessed by an all glass revolving door or a wide glass door      leaf for people with impaired mobility. The floor area comprises a high      quality black ceramic tile with mat wells at each entrance. High grade      Modulus Granite carpet tiles are fitted to the seating area and      reception. |
|   |   |                                                                                                                                                                                                                                                                                                                            |
|   |   | Side      walls comprise cherry wood panels framed as the external facade with      colour matched steel framed windows.                                                                                                                                                                                                        |
|   |   |                                                                                                                                                                                                                                                                                                                            |
|   |   | The      main internal facade is finished simply in white emulsion to provide a      back drop for the rich adjoining facades and allows luminaires to wash the      wall with light.                                                                                                                                           |
|   |   |                                                                                                                                                                                                                                                                                                                            |
|   |   | Suspended      steel bridges with metal balustrading finished in white provide access      through the space from the metal stair to the offices at either side of      the full height atria and are carpeted with high grade Modulus Granite      tiles.                                                                      |
|   |   |                                                                                                                                                                                                                                                                                                                            |
|   |   | A      cherry wood baluster runs continuously up the metal stair and along the      bridge balustrading.                                                                                                                                                                                                                        |
|   |   |                                                                                                                                                                                                                                                                                                                            |
|   |   | The      ceiling is lit from below and therefore free of fittings and finished in      white emulsion.                                                                                                                                                                                                                          |
|   |   |                                                                                                                                                                                                                                                                                                                            |
|   |   | Lift      Lobby Areas                                                                                                                                                                                                                                                                                                           |
|   |   |                                                                                                                                                                                                                                                                                                                            |
|   |   | The      lift lobby is plastered and finished with a white emulsion paint plaster.      The floor is tiled to match the reception area at ground floor with high      grade Modulus Granite carpet tiles at upper levels. The ceiling is      suspended plaster board with recessed spot lighting.                              |
|   |   |                                                                                                                                                                                                                                                                                                                            |
|   |   | The      lift doors are stainless steel with matching reveals and architrave. The      lift cars have a capacity of 13 persons and have a grey facing on steel      with full height mirror. The floor matches the lobby tiles and the ceiling      is curved with indirectlighting.                                            |

----

|   |   | Staircases                                                                                                                                                                                                                                                                                                    |
|--------|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |   |                                                                                                                                                                                                                                                                                                          |
|   |   | The      steel staircase leading to all floors is finished in white with cherry      wood handrails and carpeted with high grade Modulus Granite      tiles.                                                                                                                                                  |
|   |   |                                                                                                                                                                                                                                                                                                          |
|   |   | The      treads and landings are tiled to match the reception floor up to the first      floor and Modulus Granite carpeted with high grade tiles      above.                                                                                                                                                 |
|   |   |                                                                                                                                                                                                                                                                                                          |
|   |   | Typical      Office Areas                                                                                                                                                                                                                                                                                     |
|   |   |                                                                                                                                                                                                                                                                                                          |
|   |   | The      walls are finished in white emulsion, with concrete columns painted white      with high build light textured finish. Skirtings are white matt oil      painted softwood.                                                                                                                            |
|   |   |                                                                                                                                                                                                                                                                                                          |
|   |   | The      flooring throughout the office area is a fully accessible medium grade      raised floor with minimum 150mm clearance, supplied by      Hewetsons.                                                                                                                                                   |
|   |   |                                                                                                                                                                                                                                                                                                          |
|   |   | The      suspended ceiling comprises a propriety, smooth finished GRG tile      500x500mm to co-ordinate with the 1500mm planning grid, lay-in recessed      modular suspension grid. A plasterboard trim runs all along the perimeter      and around columns to avoid any cut tiles.                        |
|   |   |                                                                                                                                                                                                                                                                                                          |
|   |   | The      doors to escape stairs are external grade hardwood painted in white to      match the walls.                                                                                                                                                                                                         |
|   |   |                                                                                                                                                                                                                                                                                                          |
|   |   | Toilets      and Shower Rooms                                                                                                                                                                                                                                                                                 |
|   |   |                                                                                                                                                                                                                                                                                                          |
|   |   | The      floors are finished in black ceramic tiling with coved skirtings to match.      The ceilings are white plasterboard with GRG tiles for partial access. The      luminaires are recessed spotlights in the ceiling and wall mounted      uplights recessed in the back wall of the toilets  cubicles. |
|   |   |                                                                                                                                                                                                                                                                                                          |
|   |   | All      doors are finished in cherry with the brushed stainless steel      ironmongery.                                                                                                                                                                                                                      |
|   |   |                                                                                                                                                                                                                                                                                                          |
|   |   | The      walls to the toilets and lobbies have white vinyl silk emulsion paint      finish.                                                                                                                                                                                                                   |
|   |   |                                                                                                                                                                                                                                                                                                          |
|   |   | The      toilet cubicle partitions comprise full height polar white division panels      and hard wood cherry veneer facing doors with stainless steel footplates      and end caps.                                                                                                                          |
|   |   |                                                                                                                                                                                                                                                                                                          |
|   |   | Two      showers are provided at ground floor level in both buildings A & D and      have walls fully tiled in glazed vitrified tiles matt white. The trays are      in Resin Stone with glazed shower screens framed in anodised      silver.                                                            |
|   |   |                                                                                                                                                                                                                                                                                                          |
|   |   | The      vanity units comprise a ‘floating’ Rosso Multitaar granite slab with      undersung basins. A full height mirror is fixed behind.                                                                                                                                                        |
|   |   |                                                                                                                                                                                                                                                                                                          |
|   |   | Soap      dispensers, toilet paper holders and handrails are finished in stainless      steel to match the ironmongery.                                                                                                                                                                                       |
|   |   |                                                                                                                                                                                                                                                                                                          |
|   |   | Floor      Heights                                                                                                                                                                                                                                                                                            |
|   |   |                                                                                                                                                                                                                                                                                                          |
|   |   | Finished      floor to ceiling heights are 10.5m to the main reception area, 2.75m to      the office areas with 2.5m to thetoilets.                                                                                                                                                                          |

----

| 15     | MECHANICAL      SERVICES |
|--------|--------------------------|
|   |                     |
|   |                     |   |
|   | 15.1                     | Air      Conditioning Services |
|   |                     |   |
|   |                     | Design      Parameters |
|   |                     |   |
|   |                     | Internal Dry Resultant      Temperature |

|   | Offices                                                                                                                                                      |   | 23      A 1.5oC                            |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------|--------|-------------------------------------------------|
|   | Atrium/reception      (ground floor)                                                                                                                         | -      | 24      A 2 oC                             |
|   | Toilets                                                                                                                                                      | -      | 18oC      min                              |
|   | Staircase,      Circulation, etc.(apart      from escape stairs)                                                                                             | -      | 18oC      min                              |
|   |                                                                                                                                                         |   |                                            |
|   | Humidity                                                                                                                                                     |   |                                            |
|   |                                                                                                                                                         |   |                                            |
|   | Internal      Relative Humidity                                                                                                                              | -      | No      control                                 |
|   | External      Conditions                                                                                                                                     |   |                                            |
|   |                                                                                                                                                         |   |                                            |
|   | External:          Summer                                                                                  | -      | 28oC      dry bulb                         |
|   |                                                                                                                                                         | -      | 21oC      wet bulb                         |
|   |                          Winter | -      | -2oC      saturated (fabric)               |
|   |                                                                                                                                                         | -      | -5oC      saturated (ventilation)          |
|   |                                                                                                                                                         |   |                                            |
|   | Sound      Levels                                                                                                                                            |   |                                            |
|   |                                                                                                                                                         |   |                                            |
|   | Internal      Offices                                                                                                                                        | -      | NR35      to 38                                 |
|   | Internal      Toilet/Staircases                                                                                                                              | -      | NR40                                            |
|   | External                                                                                                                                                     | -      | Accord      with Local Statutory                |
|   |                                                                                                                                                         |   | Requirements                                    |
|   | Ventilation      Rates                                                                                                                                       |   |                                            |
|   |                                                                                                                                                         |   |                                            |
|   | Offices                                                                                                                                                      | -      | 16      litres per second per person            |
|   |                                                                                                                                                         |   | of      outside air based on 1 person per 10 m2 |
|   |                                                                                                                                                         |   |                                            |
|   | Toilet      Extract                                                                                                                                          | -      | 10      air changes per hour                    |
|   |                                                                                                                                                         |   |                                            |
|   | Internal Heat Gains      (excluding solar)                                                                                                                   |   |                                            |
|   |                                                                                                                                                         |   |                                            |
|   | Lighting      Gains                                                                                                                                          | -      | 12W/m2                                          |
|   | Equipment/Machine      Gains                                                                                                                                 | -      | 25W/m2                                          |
|   | Occupants                                                                                                                                                    | -      | 1      person/10 m2a                            |
|   |                                                                                                                                                         |   | 90w/person      (sensible)                      |
|   |                                                                                                                                                         |   | 50w/person      (latest)                        |

----

|   |   | Glass Solar      Performance       |   |                                              |
|--------|--------|------------------------------------|--------|---------------------------------------------------|
|   |   |                               |   |                                              |
|   |   | Lighting      Transmittance        | -      | 73%                                               |
|   |   | Shading      Co-efficient          | -      | 0.60                                              |
|   |   | Glazing      ‘U’ Value | -      | 1.4W/m2K                                          |
|   |   | Windows      ‘U’ Value | -      | 1.7      W/m2K                                    |
|   |   |                               |   |                                              |
|   |   | Occupancy                          |   |                                              |
|   |   |                               |   |                                              |
|   |   | Offices                            | -      | 1      person per 10m2 of      nett lettable area |

|   |   | Design      Constraints                                                                                                                                                                                               |
|--------|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |   |                                                                                                                                                                                                                  |
|   |   | Plant      is located in roof the Plant Room.                                                                                                                                                                         |
|   |   |                                                                                                                                                                                                                  |
|   |   | An      allowance has been provided for the installation of future tenant’s plant      as follows:                                                                                                              |
|   |   |                                                                                                                                                                                                                  |
|   |   | two      globeside          20m2      internally; 15m3 externally                                                                                                   |
|   |   |                                                                                                                                                                                                                  |
|   |   | Square      diffusers, blanked to suit directional air distribution with a white      finish are installed within the internal office ceiling grid generally      located to suit the anticipated module arrangement. |
|   |   |                                                                                                                                                                                                                  |
|   |   | The      perimeter offices are served by adjustable linear slot      diffusers.                                                                                                                                       |

|   |   |                                                                                                                                                                                                  |
|--------|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   | 15.2   | Heating                                                                                                                                                                                               |
|   |   |                                                                                                                                                                                                  |
|   |   | The      atrium is provided with trench floor heaters beneath the full height      glazing to offset down draughts. All other space heating requirements are      met by the air conditioning system. |
|   |   |                                                                                                                                                                                                  |
|   |   | The      building heating requirement is provided by 2no conventional gas fired      boilers. Each boiler is capable of coping with the continuous running load      of the building.                 |
|   |   |                                                                                                                                                                                                  |
|   |   | The      installation is complete with flues, run and stand-by circulating pumps,      pressurisation unit and all necessary safety devices.                                                          |
|   |   |                                                                                                                                                                                                  |
|   | 15.3   | Ventilation                                                                                                                                                                                           |
|   |   |                                                                                                                                                                                                  |
|   |   | An      air handling unit complete with louvres, insect screen, panel & bag      filters, coils, fan sections and attenuators is located within the roof      plant room/area.                    |
|   |   |                                                                                                                                                                                                  |
|   |   | Outside      air is filtered and cooled or tempered and then supplied via a system of      ductwork to the offices and atrium spaces.                                                                 |
|   |   |                                                                                                                                                                                                  |
|   |   | Duty/Standby      toilet extract fans are located in the roof plant    room/area.                                                                                                                     |
|   |   |                                                                                                                                                                                                  |
|   |   | Extract      air is exhausted via a system of low velocity ductwork, connected to      ceiling mounted extract valves positioned over each      cubicle/urinal.                                       |
|   |   |                                                                                                                                                                                                  |
|   |   | The      mechanical ventilation system is complete with volume control dampers to      facilitate balancing and fire dampers where ducts pass through fire      compartment structures.               |

----

|   | 15.4   | Air      Conditioning System                                                                                                                                                                                                                                                                                                                                                             |
|--------|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |   |                                                                                                                                                                                                                                                                                                                                                                                     |
|   |   | A      4-pipe fan coil system is provided to serve the offices. The reception      ground floor is comfort cooled/heated by compact air handling      units.                                                                                                                                                                                                                             |
|   |   |                                                                                                                                                                                                                                                                                                                                                                                     |
|   |   | Office      fan coils are located in the ceiling void. FCU controls are suitable for      amendment by the tenant as required for operation with room mounted      temperature sensors.                                                                                                                                                                                                  |
|   |   |                                                                                                                                                                                                                                                                                                                                                                                     |
|   |   | A      dual refrigerant circuit air-cooled liquid chiller is located In the root      plant area. The installation is complete with run and stand-by chilled      water circulating pumps, pressurisation unit and all necessary safety      devices.                                                                                                                                    |
|   |   |                                                                                                                                                                                                                                                                                                                                                                                     |
|   |   | All      chilled water pipework is insulated & vapour sealed relevant to the      temperature of the contained medium and the surrounding ambient.      Insulation is mineral wool with aluminium foil finish.                                                                                                                                                                       |
|   |   |                                                                                                                                                                                                                                                                                                                                                                                     |
|   | 15.5   | Controls                                                                                                                                                                                                                                                                                                                                                                                 |
|   |   |                                                                                                                                                                                                                                                                                                                                                                                     |
|   |   | All      of the main heating, cooling and ventilation equipment and controls are      placed under the dictates of the automatic control  system.                                                                                                                                                                                                                                        |
|   |   |                                                                                                                                                                                                                                                                                                                                                                                     |
|   |   | All      of the heating and ventilation equipment is under the dictate of the      control system, to provide programmable year round automatic operation      with day omit facility and temperature set back and frost      protection.                                                                                                                                                |
|   |   |                                                                                                                                                                                                                                                                                                                                                                                     |
|   |   | Plant      operation is on a duty sharing basis where duty/standby or dual plant is      provided.                                                                                                                                                                                                                                                                                       |
|   |   |                                                                                                                                                                                                                                                                                                                                                                                     |
|   |   | Activation      of fire alarm system de-energises all mechanical services plant and manual      override of the extract fan is facilitated from Reception for use by the      Fire Services.                                                                                                                                                                                             |
|   |   |                                                                                                                                                                                                                                                                                                                                                                                     |
|   |   | Fan      coil units are each controlled by a return air thermostat. In the event of      tenant cellularisation the control arrangement will permit the      installation of room temperature sensor/set point    adjusters.                                                                                                                                                             |
|   |   |                                                                                                                                                                                                                                                                                                                                                                                     |
|   | 15.6   | Plumbing      Installation                                                                                                                                                                                                                                                                                                                                                               |
|   |   |                                                                                                                                                                                                                                                                                                                                                                                     |
|   |   | The      building and all water supply outlets ere fed directly from the      mains.                                                                                                                                                                                                                                                                                                     |
|   |   |                                                                                                                                                                                                                                                                                                                                                                                     |
|   |   | Hot      Water supply to toilets is provided by local unvented electric water      heaters. The supply pipework is trace heated up to the outlet where      necessary to comply with the HSE guidelines to maintain the water      temperature and as an anti-regionella measure. Lime fighters are fitted      prior to the heaters to reduce the build up of scale in the      vessel. |
|   |   |                                                                                                                                                                                                                                                                                                                                                                                     |
|   |   | Water      supply and drainage branch connections from the waters are provided at      each floor level to enable the tenant to supply a vending/tea point if      required.                                                                                                                                                                                                             |
|   |   |                                                                                                                                                                                                                                                                                                                                                                                     |
|   |   | All      domestic water services have been flushed and  chlorinated.                                                                                                                                                                                                                                                                                                                     |

----

| 16     | ELECTRICAL      SERVICES |
|--------|--------------------------|
|   |                     |
|   | 16.1                     | Mains      and Sub Mains Distribution |
|   |                     |   |
|   |                     | Separate      supplies are provided from the main low voltage distribution switchboard      located in an electrical switchroom at roof plantroom level, to the      following: |
|   |                     |   |
|   |                     | Office      Floor - Power and Lighting |
|   |                     | Circulation      Areas (Landlords) - including Toilet Cores |
|   |                     | Lifts |
|   |                     | Mechanical      Plant |
|   |                     | Fire      Alarm |
|   |                     | External      Lighting |
|   |                     |   |
|   |                     | The      building power supply allocation is as follows: |
|   |                     |   |
|   |                     | two      globeside      -               481      kVA |
|   |                     |   |
|   |                     | Separate      supplies are provided from the main low voltage switchboard to two      distribution boards serving each floor, providing a total of 50% spare      capacity per floor. Space for sub-metering is provided such that each      floor can be sublet and metered separately. |
|   |                     |   |
|   | 16.2                     | Small      Power |
|   |                     |   |
|   |                     | Double      switched outlet sockets are installed for cleaning and maintenance in the      Entrance/Reception area, staircases and plant room, with a fuser spur for      hand driers in toilets. |
|   |                     |   |
|   |                     | Socket      outlets and other power requirements are provided in the lift      shafts. |
|   |                     |   |
|   |                     | Voice/Data      Installations |
|   |                     | Voice      and data cabling is excluded. Such installation to be undertaken by the      occupier, using the floor void. Vertical routes through the building are      allocated for this facility. |
|   |                     |   |
|   | 16.3                     | Internal      Lighting |
|   |                     |   |
|   |                     | Office      Lighting |
|   |                     | Office      areas are illuminated with 500 x 500 modular recessed luminaries to      provide an average of 400 lux at desk top level. |
|   |                     |   |
|   |                     | Each      light fitting is installed with 3 metre long flexible cable connections to      enable localised repositioning within the ceiling grid without      disconnection. |
|   |                     |   |
|   |                     | Light      Switching |
|   |                     | Light      switching is generally flush mounted grid switch assemblies. Two way      switching is provided on the stairways. Toilet and core areas are each      switched separately. |
|   |                     |   |
|   |                     | The      office lighting is arranged to enable central switching via a multi-gang      switch with provision to adapt to individually switched cellular      partitioned offices andcorridors. |

----

|   | 16.4                                                                                                                                                              | Emergency      Lighting                                                                                                                                                                                                                                                                                                                                        |
|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                           |
|   |                                                                                                                                                              | Emergency      lighting is positioned in common areas and stairways to provide      illumination for three hours.                                                                                                                                                                                                                                              |
|   |                                                                                                                                                              | The      system covers all escape routes, notational corridors and other      areas.                                                                                                                                                                                                                                                                           |
|   |                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                           |
|   | 16.5                                                                                                                                                              | Fire      Alarm                                                                                                                                                                                                                                                                                                                                                |
|   |                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                           |
|   |                                                                                                                                                              | The      installation comprises electronic sounders, automatic smoke/heat      detectors, manual call points, relays, wiring, control panel etc all as      necessary to provide coverage fire detection. The installation is provided      with all necessary interfaces to facilitate address from a building      management system (BMS).                  |
|   |                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                           |
|   |                                                                                                                                                              | The      installation is interfaced with mechanical controls for shut down in the      event of fire.                                                                                                                                                                                                                                                          |
|   |                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                           |
|   | 16.6                                                                                                                                                              | Data      and Telecommunications                                                                                                                                                                                                                                                                                                                               |
|   |                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                           |
|   |                                                                                                                                                              | Data      and telecommunication cabling to be by occupier.                                                                                                                                                                                                                                                                                                     |
|   |                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                           |
|   |                                                                                                                                                              | The      site is provided with three separate incoming telecommunication ducts      which enter each building via three 150mm diameter ducts. One of the      incoming ducts has bean provided by BT, whilst the other two are currently      available for alternative suppliers. Two entry points to each building are      provided for security of supply. |
|   |                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                           |
|   |                                                                                                                                                              | Underfloor      conduits are installed to Reception desk and visitors seating positions      terminating in a proprietary floor outlet box. Final wiring to be by      occupier.                                                                                                                                                                               |
|   |                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                           |
|   |                                                                                                                                                              | Wireways      for future BMS installations are provided.                                                                                                                                                                                                                                                                                                       |
|   |                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                           |
|   |                                                                                                                                                              | Conduit      systems are provided linking the main electrical service shaft main      rotating door and Reception desk to facilitate the installation of power      and any requirements for door access and door monitoring CCTV installation      by occupier.                                                                                               |
|   |                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                           |
|   | 16.7                                                                                                                                                              | Lightning      Protection                                                                                                                                                                                                                                                                                                                                      |
|   |                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                           |
|   |                                                                                                                                                              | The      building is protected by a lightning protection system.                                                                                                                                                                                                                                                                                               |
|   |                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                           |
|   | 16.8                                                                                                                                                              | External      Lighting to Building/Car Park                                                                                                                                                                                                                                                                                                                    |
|   |                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                           |
|   |                                                                                                                                                              | Fully      automatic lighting is provided by roof uplighters and controlled by a time      switch and solar cell arrangement to illuminate the ‘top hat      canopy’.                                                                                                                                                                              |
|   |                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                           |
|   |                                                                                                                                                              | Car      parking and pedestrian areas at ground level are provided with painted      column mounted anti-corrosive vandal resistant  luminaries.                                                                                                                                                                                                               |
|   |                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                           |
| 17     | PASSENGER      LIFTS                                                                                                                                              |
|   |                                                                                                                                                              |
|   | Two      13-person traction lifts in compliance with ENB1/BS 5655 are provided to      serve each of the buildings. Each travel from ground to second      floor. |
|   |                                                                                                                                                              |
|   | Each      lift has a door clearance of 800mm and a clear door height of 2100mm.      Speed: 1.0m/sWaiting      time: <35 seconds                               |

----

|   | The      lifts are as manufactured by Kone Lifts Ltd.                                            |
|--------|--------------------------------------------------------------------------------------------------|
|   |                                                                                             |
| 18     | EXTERNAL      WORKS                                                                              |
|   |                                                                                             |
|   | Drainage                                                                                         |
|   |                                                                                             |
|   | Foul      and surface water drainage are connected to the existing sewers in      Chertsey Road. |
|   |                                                                                             |
|   | Refuse      Collection                                                                           |
|   |                                                                                             |
|   | Separate      refuse collection points are provided for eachbuilding.                            |
|   |                                                                                             |
| 19     | SERVICE      PROVIDERS                                                                           |

| Water/Drainage:Authority                | Thames      WaterThe      Business CentrePO      Box 83BrentfordMiddlesexTW8      OEETelephone      0171 713 3884                                                             |
|-----------------------------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|                                    |                                                                                                                                                                          |
| Gas:Incoming      Serviceand      meter | TranscoUxbridge      RoadSloughBerkshireSL2      5NA                                                                                                                          |
|                                    |                                                                                                                                                                          |
| Gas      Provider:                      | To      be selected                                                                                                                                                           |
|                                    |                                                                                                                                                                          |
| Telephone:                              | British      TelecomNorthern      Home CountyRoom      173West      Traction ControlReading      trunk ATEBasingstoke      roadReadingRG2      OBN tel      0585 5836461 |
|                                    |                                                                                                                                                                          |
| Electricity      Supply:                | Southern      ElectricPO      Box 123SloughSL1      2PFTel      0845 7444555                                                                                                  |

----

| 20 | DEVELOPMENT      TEAM |
|----|-----------------------|

| Architect                   | Geoffrey      Reid Associates42      Portland PlaceLondonW1N      3DG                                            |
|-----------------------------|------------------------------------------------------------------------------------------------------------------|
|                        |                                                                                                             |
| Structural      Engineer    | Oscar      Faber Consulting Engineers23      Middle StreetLondonEC1A      7JD                                    |
|                        |                                                                                                             |
| Services      Engineer      | Oscar      Faber Consulting EngineersBush      HousePrince      StreetBristolBS14QD                              |
|                        |                                                                                                             |
| Employer’s      Agent | AYH      plc40      Clifton StreetLondonEC2A      4AY                                                            |
|                        |                                                                                                             |
| Quantity      Surveyor      | AYH      plc40      Clifton StreetLondonEC2A      4AY                                                            |
|                        |                                                                                                             |
| Planning      Supervisor    | AYH      plc40      Clifton StreetLondonEC2A      4AY                                                            |
|                        |                                                                                                             |
| Landscape      Architect    | Randle      Siddeley Associates2      Palmerston CourtPalmerston      CourtPalmerston      WayLondonSW8      4AJ |
|                        |                                                                                                             |
| Main      Contractor        | Bryant      ConstructionCranmore      HouseCranmore      BoulevardSolihullWest      Midands                      |

----

----

----

----

----

----

----

----

----

----

----

----

|   |   |
|--------|--------|
|   |   |
|   | Dated  | 2001 |   |

|   |                              |
|--------|-----------------------------------|
|   | LINKLATERS                        |
|   | One      Silk Street              |
|   | London      EC2Y 8HQ              |
|   | Telephone:      (44-20) 7456 2000 |
|   | Facsimile:      (44-20) 7456 2222 |
|   |                              |
|   | Ref:      ALES                    |

----

|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |   |
|---------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|--------|
|    | This Lease is made the      day of                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |   |
|    | between                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |   |
| (1)     | CAPITAL BUSINESS PARKS      GLOBESIDE LIMITED (Company Number 3808246) whose registered office      is at Portland House Stag Place LondonSW1E 5DS (the “Landlord”);                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |   |
| (2)     | ICON CLINICAL RESEARCH (UK)      LIMITED (Company Number 02541764) whose registered office is at      Kings Court, the Broadway, Winchester, Hampshire, SO23 9BE (the “Tenant”);                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |   |
| (3)     | ICON PLC (Company      Number145835) whose registered office is at South County Business Park,      Leopardstown, Dublin 18, Ireland (the “Guarantor”).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |   |
| Whereas |
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |   |
| 1       | This      Lease Is SUPPLEMENTAL to a lease (the Principal Lease)      dated       2001 made between the Landlord      (1) the Tenant (2)and the Guarantor (3) whereby all those premises more      particularly described in the Lease Particulars to the Principal Lease      were demised by the Landlord to the Tenant for a term of years      commencing     day of 2001 and expiring      on    day of 2017 subject to the covenants restrictions and      other matters therein contained;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |   |
| 2       | The      Landlord and the Tenant have agreed that the Landlord will grant to the      Tenant a lease of lend adjoining the south-western boundary of the      premises demised by. the Principal Lease (the Premises) on the terms      contained in the Principal Lease save as expressly varied      herein.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |   |
|    | Now This Deed Witnesses      as follows:- .                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |   |
| 1       | The      Landlord HEREBY DEMISES to the Tenant ALL THOSE premises more particularly      described in the First Schedule to this Lease (the Additional Premises)      TOGETHER WITH the rights set out in Part 1 of the First Schedule to the      Principal Lease and In Part I of the Second Schedule to this Lease but      EXCEPT AND RESERVING unto the Landlord and the Management Company as      referred to in the Part II of the First Schedule to the Principal Lease      and EXCEPT AND RESERVING as mentioned in Part II of the Second Schedule to      this Lease TO HOLD the same SUBJECT to and with the benefit of the matters      to which the Premises were expressed to be subject to in the Principal      Lease so far as they relate to or apply to the Additional Premises AND      SUBJECT to all other rights easements quasi-easements and privileges to      which the Additional Premises are or may be subject UNTO the Tenant from      the date hereof for the residue of the term of years granted by the      Principal Lease YIELDING AND PAYING the rent of a peppercorn it demanded      and SUBJECT to the provisions covenants and conditions contained in the      Principal Lease (including for the avoidance of doubt the proviso for      re-entry) as amended by Clauses 1 and 2 of this Lease as though the same      were set out herein mutatis mutandis and so that: |
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |   |
| 1.1     | the      rents reserved by the Principal Lease shall henceforth be payable and      issue out of the Premises end the Additional Premises together and the      covenants conditions and other provisions contained in the Principal Lease      shall apply in full force and effect to the Premises and the Additional      Premises together as they originally applied to the Premises      and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |   |
| 1.2     | every      reference in the Principal Lease to the Premises shall henceforth be read      and construed as a reference to the Premises and the Additional Premises      together                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |

----

| 1.3    |                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                               |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                               |
|   | 1.3.1                                                                                                                                                                                                                                                                                                                                                                                                                                             | The      right to re-enter conferred by the proviso for re-entry contained in the      Principal Lease shall be exercisable by the Landlord on any failure by the      Tenant to observe and perform any of its obligations under this Lease as      well as in the circumstances provided for in the Principal      Lease.                                        |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                               |
|   | 1.3.2                                                                                                                                                                                                                                                                                                                                                                                                                                             | For      the avoidance of doubt if there is any of the events in Clause 8.1 of the      Principal Lease occur then the Landlord shall be entitled to enter the      Additional Premises and forfeit this Lease in the same way as if there      were a breach of any of the Tenant’s covenants in relation to the      Additional Premises under this Lease. |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                               |
|   | AND      the Principal Lease Is hereby varied to give effect to this Clause      1.3                                                                                                                                                                                                                                                                                                                                                              |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                               |
| 2      | The      Tenant HEREBY COVENANTS with the Landlord:                                                                                                                                                                                                                                                                                                                                                                                               |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                               |
| 2.1    | to      pay the rents reserved by the Principal Lease and any Value Added Tax      thereon where appropriate on the days and in the manner provided in the      Principal Lease;                                                                                                                                                                                                                                                                  |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                               |
| 2.2    | without      prejudice to the provisions as to alienation contained in the Principal      Lease not to assign or underlet the Additional Premises separately from      the Premises and only in accordance with the provisions of Clause 4.16 of      the Principal Lease; and                                                                                                                                                                    |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                               |
| 2.3    | to      observe and perform the agreements covenants and stipulations contained or      referred to in the documents referred to in Part III of the Principal      Lease so far as any of the same are still subsisting and capable of taking      effect and relate to the Additional Premises and to keep the Landlord      indemnified against all actions proceedings costs and claims and demands      in any way relating thereto.          |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                               |
| 2.4    | The      Tenant HEREBY COVENANTS with the Landlord to perform the covenants set out      in Clause 4 of the Principal Lease insofar as they relate to the      Additional Premises.                                                                                                                                                                                                                                                               |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                               |
| 3      | The      Landlord and the Tenant HEREBY COVENANT throughout the Term that they will      respectively perform and observe the several covenants provisos and      stipulations contained in the Principal Lease as amended by Clauses 1 and      2 of this Lease as if the same covenants provisos end stipulations had      been herein repeated in full with such amendments only as are necessary to      make them applicable to this demise. |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                               |
| 4      | The      Guarantor HEREBY COVENANTS with the Landlord to observe and perform the      covenants set out in the Third Schedule to the Principal Lease insofar as      they relate to the Additional Premises.                                                                                                                                                                                                                                      |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                               |
|   | In      Witness whereof      this document has been executed as a Deed the day and year first      before written.                                                                                                                                                                                                                                                                                                                                |
|   |                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                                                                                                                                                                                                                                                                                                               |

----

----

|                                     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
|------------------------------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|                                     | There      are granted to the Tenant (in common with others authorised by the      Landlord):                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|                                     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
| 1                                        | The      right to use the Access Road and the Estate Common Areas (both as defined      in the Principal Lease) for access to and from the Additional      Premises;                                                                                                                                                                                                                                                                                                                                                                                                               |
|                                     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
| Part      II Exceptions and Reservations |
|                                     |
|                                     | There      are excepted and reserved to the Landlord and the Management Company (as      defined In the Principal Lease) (and all others having like rights or      authorised by them):                                                                                                                                                                                                                                                                                                                                                                                           |
|                                     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
| 2                                        | Free      and uninterrupted use of all existing and future Conduits which are in the      Additional Premises end serve the Estate or the Adjoining Property      together with the right on reasonable prior written notice at all      reasonable times (except In cases of emergency where no notice is required      and works may be carried out any time) to lay install maintain reroute and      connect into any additional or replacement Conduits in under or over the      Additional Premises to serve the Additional Premises the Estate or      adjoining Property; |