##### 



EXHIBIT  10.1



DATED 4th April 2002

HOWTIN INVESTMENTS LIMITED

to

UDATE.COM LIMITED

L E A S E

of

2nd Floor extending to 4,761 sq ft

Premises at new Enterprise House


St Helens Street, Derby


[WILKEN logo]





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##### 



THIS DEED OF LEASE is made the 4th day of April
1002

| |                                         |  |  |                                                                                                                                                                                                                                                                     
| | --------------------------------------- |  |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 1.    Particulars                       |  |  |                                                                                                                                                                                                                                                                     
| | 1.1   1.1.1  the Landlord               |  |  | Howtin Investments Limited (Company Number
    SC 105304) of Nocton Rise Lincoln LN4 2AF                                                                                                                                                                            
| | 1.1.2  the Tenant                       |  |  | Udate.Com Limited of 11 St James Court,
    Friar Gate, Derby, Derbyshire DE1 1BT                                                                                                                                                                                   
| | 1.2   the Building                      |  |  | The building or buildings known as New Enterprise
    House St Helens Street Derby of which the Premises form part                                                                                                                                                  
| | 1.3   the Premises                      |  |  | ALL THOSE offices situate on the second floor of
    the building as more particularly defined in the First Schedule                                                                                                                                                
| | 1.4   Contractual Term                  |  |  | One year from 1st April 2002                                                                                                                                                                                                                                        
| | 1.5   Rent Commencement Date            |  |  | 1st April 2002                                                                                                                                                                                                                                                      
| | 1.6   Rent                              |  |  | Forty six thousand four hundred and nineteen
    pounds and seventy five pence (£46,419.75) p.a. (plus VAT)                                                                                                                                                         
| | 1.7   Interest Rate                     |  |  | 4% per year above the base lending rate of
    National Westminster Bank Plc or such other bank (being a
    member of the Committee of London and Scottish Bankers) as the
    Landlord may from time to time nominate in writing                                  
| | 1.8   User                              |  |  | Professional Offices                                                                                                                                                                                                                                                
| | 1.9   Service Charge Percentage         |  |  | 38.87% subject to the provisions for Variation
    contained in the Fifth Schedule                                                                                                                                                                                  
| | 1.10 Initial Provisional Service Charge |  |  | 13,704.96
    plus VAT                                                                                                                                                                                                                                             
| | 1.11 Additional Right                   |  |  | The right for the Tenant and all those authorised
    by the Tenant at all times to use eleven (11) car parking
    spaces in the car Park of the building such car parking spaces
    being those which the Landlord may from time to time designate
    in writing
| | 2.    Definitions                       |  |  |                                                                                                                                                                                                                                                                     



|    |                                                                                                                                                                                    
|--- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|2.1 | The terms defined in clauses 1 and 2 and
    Part A of the Fifth Schedule paragraph 1 of the Sixth
    Schedule shall for all purposes of this Lease have the meaning
    specified

2



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##### 





|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|---- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|2.2  | the Accountant means any chartered
    accountant appointed by the Landlord (including any employee of
    the Landlord or a Group Company) to perform any of the functions
    of the Accountant under this Lease                                                                                                                                                                                                                                                                                                                                                                                                                   
|    
|2.3  | Adjoining Property means neighbouring
    or adjoining land or premises (excluding the Building) in which
    the Landlord or a Group Company has a freehold or leasehold
    interest or in which during the Term the Landlord (or a Group
    Company) shall have acquired a freehold or leasehold interest                                                                                                                                                                                                                                                                                                                        
|    
|2.4  | Group Company means a company that is
    a member of the same group as the Landlord within the meaning of
    Section 42 of the 1954 Act                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|    
|2.5  | Interest means interest during the
    period from the date on which the payment is due to the date of
    payment both before and after any judgement at the Interest Rate
    then prevailing or should the base rate referred to in clause
    1.7 cease to exist such other rate of interest as is most
    closely comparable with the Interest Rate to be agreed between
    the parties or in default of agreement to be determined by
    arbitration in accordance with and subject to the provisions of
    the Arbitration Act 1996 and any statutory modification or
    re-enactment thereof for the time being in force
|    
|2.6  | the 1954 Act means the Landlord and
    Tenant Act 1954 and all statutes regulations and orders included
    by virtue of clause 3.13                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|    
|2.7  | the Office Covenants means the
    covenants set our in the Fourth Schedule                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|    
|2.8  | Other Buildings means all buildings
    now or at any time during the Term erected on Adjoining Property                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|    
|2.9  | Pipes mean all pipes sewers drains
    mains ducts conduits gutters watercourses wires cables channels
    flues and all other conducting media for provision of water soil
    and gas electricity air steam oil telephone and
    telecommunications and other services and supplies including any
    fixings louvres cowls and any other ancillary apparatus                                                                                                                                                                                                                                                                     
|    
|2.10 | Common Parts means the kitchen and
    rest room on the ground floor of the Building the access leading
    thereto the car park pedestrian ways forecourts landscaped areas
    front and rear entrance halls toilets landing lifts lift shafts
    staircases passages and other areas which are from time to time
    during the Term provided by the Landlord for common use and
    enjoyment by the Tenant and the occupiers of the Building and
    all persons expressly or by implication authorised by them the
    Tenant having the right to use the same                                                                
|    
|2.11 | Permitted Parts means any part of the
    Premises approved by the Landlord                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|    
|2.12 | Plan means the plan or plans annexed
    to this Lease                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               

3



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|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|---- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|2.13 | the Planning Acts mean the Town and
    Country Planning Act 1990 and all statutes regulations and
    orders included by virtue of clause 3.13                                                                                                                                                                                                                                                                                                                    
|    
|2.14 | Rent does not include the Service
    Charge but the term rents includes Rent and the
    Service Charge                                                                                                                                                                                                                                                                                                                                                         
|    
|2.15 | the Surveyor means any chartered
    surveyor appointed by the Landlord (including an employee of the
    Landlord or a Group Company) to perform any of the functions of
    the surveyor under this Lease                                                                                                                                                                                                                                                        
|    
|2.16 | the Tenantss Covenants means
    the covenants and conditions contained or referred to in
    clause 5 and the Office Covenants                                                                                                                                                                                                                                                                                                                                   
|    
|3.   | Interpretation                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|    
|3.1  | The expressions the Landlord and
    the Tenant wherever the context so admits include
    the person for the time being entitled to the reversion
    immediately expectant on the termination of the Term and the
    Tenants successors in title respectively and any reference
    to a superior landlord includes the Landlords immediate
    reversioner (and any superior landlords) at any time                                                        
|    
|3.2  | Where the Landlord the Tenant or the Guarantor
    for the time being are two or more persons obligations expressed
    or implied to be made by or with such party are deemed to be
    made by or with such persons jointly and severally                                                                                                                                                                                                                          
|    
|3.3  | Words importing one gender include all other
    genders and words importing the singular include the plural and
    vice versa                                                                                                                                                                                                                                                                                                                                      
|    
|3.4  | The expression Guarantor includes not
    only the person referred to in clause 1.1.3 (if any) but also
    any person who enters into covenants with the Landlord pursuant
    to clauses 5.9.5 or 5.23                                                                                                                                                                                                                                                           
|    
|3.5  | The expression the Term includes the
    Contractual Term and any period of holding-over or extension or
    continuance of the Contractual Term whether by statute or common
    law but not so that thereby the Tenant shall incur any liability
    as original lessee if he shall not be the tenant in actual
    occupation upon any such continuation or holding-over                                                                                        
|    
|3.6  | References to the last year of the
    Term include the last year of the Term if the Term shall
    determine otherwise than by effluxion of time and references to
    the expiration of the Term include such other
    determination of the Term                                                                                                                                                                                                              
|    
|3.7  | References to any right of the Landlord to have
    access to the Premises shall be construed as extending to a
    superior landlord and any mortgage of the Premises and to all
    persons authorised by the Landlord and any such superior
    landlord or mortgagee (including agents professional advisers
    contractors workmen and others) where such superior lease or
    mortgage grants such rights or access to the superior landlord
    or mortgagee
|    
|3.8  | Any covenant by the Tenant not do to an act or
    thing shall be deemed to include any obligation not to knowingly
    permit or                                                                                                                                                                                                                                                                                                                                    

4



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##### 





| |                                                                                                           
| | ----------------------------------------------------------------------------------------------------------
| | suffer such act or thing to be done by anyone
    authorised by the Tenant to be present upon the Premises



|     |                                                                                                                                                                                                                                                                                                                                                                     
|---- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|3.9  | Any provisions in this Lease referring to the
    consent or approval of the Landlord shall be construed as also
    requiring the consent or approval of any such superior landlord
    aforesaid (if any) where such consent shall be required but on
    the basis that any such superior landlord shall not unreasonably
    refuse any such consent or approval
|    
|3.10 | References to consent of the Landlord
    or words to similar effect mean a consent in writing signed by
    or on behalf of the Landlord and to approved and
    authorised or words to similar effect mean (as the
    case may be) approved or authorised in writing by or on behalf
    of the Landlord                                                   
|    
|3.11 | The terms the parties or
    party mean the Landlord and/or the Tenant but except
    where there is an express indication to the contrary exclude the
    Guarantor                                                                                                                                                                                            
|    
|3.12 | Development has the meaning given by
    the Planning Acts                                                                                                                                                                                                                                                                                                        
|    
|3.13 | Any reference to a specific statute include any
    statutory extension or modification amendment or re-enactment of
    such statue and any regulations or orders made under such
    statute and any general reference to statute or
    statutes includes any regulations or orders made
    under such statue or statues                                    
|    
|3.14 | The clause paragraph and schedule headings do not
    form part of this Lease and shall not be taken into account in
    its construction or interpretation                                                                                                                                                                                                         
|    
|4.   | Demise                                                                                                                                                                                                                                                                                                                                                              



|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|--- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|    | The Landlord demises to the Tenant the Premises
    TOGETHER with the Additional Right and the rights specified in
    the Second Schedule but EXPECTING AND RESERVING to the Landlord
    the rights specified in the Third Schedule TO HOLD the Premises
    to the Tenant for the Contractual Term SUBJECT to all rights
    easements privileges restrictions covenants and stipulations of
    whatever nature affecting the Premises YIELDING AND PAYING to
    the Landlord:
|   
|4.1 | The Rent payable without any deduction by equal
    quarterly payments in advance on the usual quarter days in every
    year and proportionately for any period of less than a year
    first such payment being a proportionate sum in respect of the
    period from and including the Rent Commencement Date to and
    including the day before the quarter day next after the Rent
    Commencement Date to be paid on the date of this Lease and                            
|   
|4.2 | By way of further rent the Service Charge payable
    in accordance with the Fifth Schedule                                                                                                                                                                                                                                                                                                                                                                                        

5



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|   |                       
|-- | ----------------------
|5. | The Tenants Covenants

The Tenant covenants with the Landlord:

|    |                                                                                                                                                                                                                                                                                                 
|--- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|   
|5.1 | Rent                                                                                                                                                                                                                                                                                            
|   
|    | To pay the rents on the days and in the manner
    set out in this Lease and not to exercise or seek to exercises
    any right or claim to withhold rent or any right or claim to
    legal or equitable set-off save in respect or overpayment of the
    rents erroneously made by the Tenant
|   
|5.2 | Outings and VAT                                                                                                                                                                                                                                                                                 
|   
|    | To pay and to indemnify the Landlord against:                                                                                                                                                                                                                                                   



| |       |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
| | ----- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.2.1 | all rates taxes assessments duties charges
    impositions and outgoings which are now or during the Term shall
    be charged assessed or imposed upon the occupier of the Premises
    of a periodical or recurring nature or upon the owner or
    occupier of them (except such payment which become due as a
    result of a dealing with the reversionary interest of the
    Landlord in the Premises); and                                                                                                                                                                                                                                        
|
| | 5.2.2 | Value Added Tax (or any tax of a similar nature
    that may be substituted for it or levied in addition to it)
    chargeable (whether required by statute or at the
    Landlords election) in respect of the rents or any other
    payment made by the tenant under any of the terms of or in
    connection with this Lease or in respect of any payment bade by
    the Landlord where the Tenant agrees in this Lease to reimburse
    the Landlord for such payment PROVIDED THAT nothing in this
    Lease shall require the Tenant to pay Value Added Tax on the
    amount of any Value Added Tax charged to the Landlord by third
    parties



|    |                                
|--- | -------------------------------
|5.3 | Repair Cleaning Decorating etc.



| |       |                                                                                                                                                                                                                                                                                   
| | ----- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.3.1 | To repair the Premises and keep them in repair
    expecting damage caused by an Insured Risk other than where the
    insurance money is irrecoverable in consequence of any act or
    default of the Tenant or anyone at the Premises expressly with
    the Tenants authority
|
| | 5.3.2 | To replace from time to time the Landlords
    fixtures and fittings in the Premises specified in the Seventh
    Schedule which may be or become beyond repair at any time during
    or at the expiration of the Term fair wear and tear expected                              
|
| | 5.3.3 | Not to cause any land roads or pavements abutting
    the Building to be untidy or in a dirty condition and in
    particular (but without prejudice to the generality of the
    above) not to deposit on them refuse or other materials                                         

6



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|    |                      
|--- | ---------------------
|5.4 | Waste and Alterations



| |       |        
| | ----- | -------
| | 5.4.1 | Not to:



| |         |                                                                                                                                                        
| | ------- | -------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.4.1.1 | commit any waste                                                                                                                                       
|
| | 5.4.1.2 | make any addition to the Premises                                                                                                                      
|
| | 5.4.1.3 | unite the Premises with any adjoining premises
    make any alteration to the Premises save as permitted by the
    following provisions of this clause



| |       |                                                                                                               
| | ----- | --------------------------------------------------------------------------------------------------------------
| | 5.4.2 | Not to make non-structural (save for internal
    demountable partitions) alterations to the Premises without:



| |         |                                                                                                                                                                                                                                                                   
| | ------- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.4.2.1 | obtaining the Landlords consent (such
    consent not to be unreasonably withheld)                                                                                                                                                                               
|
| | 5.4.2.2 | obtaining and complying with all necessary
    consents of any competent authority and paying all charges of
    any such authority in respect of such consents                                                                                                   
|
| | 5.4.2.3 | if requested by the Landlord to supply to the
    Landlord drawings and where appropriate a specification in
    duplicate prepared by an architect or member of some other
    appropriate profession (who shall supervise the work throughout
    to completion)
|
| | 5.4.2.4 | paying the reasonable and proper fees of the
    Landlord and any superior landlord mentioned in clause 3.9
    and their professional advisers and                                                                                                               
|
| | 5.4.2.5 | entering into such reasonable covenants as the
    Landlord may reasonably require as to the execution and
    reinstatement of the alterations                                                                                                                   



| |       |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
| | ----- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.4.3 | Not to make any structural alterations to the
    Building or the Premises without the consent of the Landlord                                                                                                                                                                                                                                                                                                                                                                   
|
| | 5.4.4 | To remove any additional buildings additions
    alterations or improvements made to the Premises at the
    expiration of the Term if so requested by the Landlord in
    writing and to make good any part or parts of the Premises which
    may be damaged by such removal PROVIDED THAT the Landlord shall
    not require removal and reinstatement and making good if he
    intends to demolish or reconstruct the Premises within
    12 months after such determination
|
| | 5.4.5 | Not to make connection with the Pipes that serve
    the Premises otherwise than in accordance with plans and
    specifications approved by the Landlord subject to consent to
    make such connection having previously been obtained from the
    competent statutory authority or undertaker                                                                                                                                                                                

7



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|    |                                 
|--- | --------------------------------
|5.5 | Aerials Signs and Advertisements



| |       |                                                                                                                                                                                                                                                                                                                                                                                          
| | ----- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.5.1 | Not to erect any pole mast or wire (whether in
    connection with telegraphic telephonic radio or television
    communication or otherwise) upon the Premises                                                                                                                                                                                                                          
|
| | 5.5.2 | Not to affix to or exhibit on the outside of the
    Building or to or through any window of the Building nor display
    anywhere on the Premises any placard sign notice fascia board or
    advertisement except any sign permitted by virtue of any consent
    given by the Landlord pursuant to a covenant contained in this
    Lease such consent not to be unreasonably withheld



|    |          
|--- | ---------
|5.6 | Insurance



| |       |                                                                                                                                                                                                                                         
| | ----- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.6.1 | To effect Occupiers Liability Insurance and
    Employers Liability Insurance and to produce to the Landlord not
    more than once in any one year evidence of such insurance and
    the receipt for the last premium paid if required



|    |                      
|--- | ---------------------
|5.7 | Statutory Obligations



| |       |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
| | ----- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.7.1 | At the Tenants own expense to execute all
    works and provide and maintain all arrangements upon or in
    respect of the Premises or the use to which the Premises are
    being put that are required in order to comply with the
    requirements of any statute (already or in the future to be
    passed) or any government department local authority other
    public or competent authority or court of competent jurisdiction
    regardless of whether such requirements are imposed on the
    lessor the lessee or the occupier
|
| | 5.7.2 | Not to do in the Premises any act or thing by
    reason of which the Landlord may under any statute incur have
    imposed upon it or become liable to pay any penalty damages
    compensation costs charges or expenses                                                                                                                                                                                                                                                                                                                     
|
| | 5.7.3 | Without prejudice to the generality of the above
    to comply in all respects with the provisions of any statutes
    and any other obligations imposed by law or by any byelaws
    applicable to the Premises or in regard to carrying on the trade
    or business for the time being carried on the Premises                                                                                                                                                                                                                              



|    |                                        
|--- | ---------------------------------------
|5.8 | Access of Landlord and Notice to Repair



| |       |                                              
| | ----- | ---------------------------------------------
| | 5.8.1 | To permit the Landlord upon prior appointment



| |         |                                                                                                                                                    
| | ------- | ---------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.8.1.1 | to enter upon the Premises for the purpose of
    ascertaining that the covenants and conditions of this Lease
    have been observed and performed
|
| | 5.8.1.2 | to view the state of repair and condition of the
    Premises and                                                                                  
|
| | 5.8.1.3 | to give to the Tenant at the Premises or such
    other address as the Tenant shall notify the                                                     

8



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##### 





| |  |                                                                                                                                                                                                                                                                           
| |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| |  | Landlord of in writing a notice specifying any
repairs cleaning maintenance and painting for which the Tenant
is liable hereunder and that the Tenant has failed to execute in
breach of the terms of this Lease and to request the Tenant
immediately to execute the same



| |       |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
| | ----- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.8.2 | To repair cleanse maintain and paint the Premises
    as required by such notice within a reasonable time after
    receipt thereof                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|
| | 5.8.3 | If within three months of the service of such
    notice the Tenant shall not have commenced and be proceeding
    diligently with the execution of the work referred to in the
    notice or shall fail to complete the work within a reasonable
    time thereafter to permit the Landlord to enter the Premises to
    execute such work as may be necessary to comply with the notice
    and to pay to the Landlord the proper cost of so doing and all
    expenses incurred by the Landlord (including reasonable legal
    costs and surveyors fees) within 14 days of a written
    demand
|
| | 5.8.4 | The Landlord is exercising such rights as
    aforesaid shall give the Tenant reasonable prior written notice
    of the Landlords desire to exercise such right or access
    and cause as little damage and disturbance as possible to the
    occupiers of the Premises and shall make good any damage thereby
    occasioned                                                                                                                                                                                                                                                                   



|    |           
|--- | ----------
|5.9 | Alienation



| |       |                                                                                                                                                                                                                                                              
| | ----- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.9.1 | (Save pursuant to a transaction permitted by and
    effected in accordance with the provisions of this Lease) not to
    part with possession of the whole or any part of the Premises or
    permit another to occupy the whole or any part of the Premises
|
| | 5.9.2 | Not to assign or charge part of the Premises                                                                                                                                                                                                                 
|
| | 5.9.3 | Not to assign or charge the whole of the Premises
    without the prior consent of the Landlord but subject to the
    operation of the following provisions of this clause 5.9.3 such
    consent shall not be unreasonably withheld                        



| |         |                                                                                                                                                                                                            
| | ------- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.9.3.1 | The Landlord may withhold its consent to the
    application by the Tenant for licence to assign this Lease if
    any of the conditions and criteria set out in this Clause
    5.9.3.1 are not met, that:



| |     |                                                                                                                        
| | --- | -----------------------------------------------------------------------------------------------------------------------
| | (a) | at the time of the assignment there are no
    arrears of rents or other ascertained moneys due to the Landlord
    and
|
| | (b) | the Tenant gives to the Landlord a guarantee in
    the form in the Eighth Schedule and                                

9



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##### 





| |     |                                                                                                                                                                                                                                                                                                                 
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | (c) | the Tenant is able to demonstrate to the
    satisfaction of the Landlord (acting reasonably) that the
    proposed assignee is responsible and respectable and will be
    able to pay the rents and meet the other outgoings and
    liabilities arising under the Lease and                                  
|
| | (d) | any proposed assignee covenants by Deed with the
    Landlord to pay the rents reserved by this Lease and to observe
    and perform all the covenants on the part of the Lessee and
    conditions in this Lease during the Term until released by
    virtue of the Landlord & Tenant (Covenants) Act 1995 and
|
| | (e) | that if reasonably required the proposed Assignee
    shall provide a reasonably acceptable guarantor or guarantors
    who shall enter into a guarantee in the form in the Eighth
    Schedule                                                                                                                 



| |         |                                                                                                                                                    
| | ------- | ---------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.9.3.2 | The conditions and criteria set out in Clause
    5.9.3.1 are specified for the purposes of Section 19 (1A) of the
    Landlord and Tenant Act 1927



| |       |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
| | ----- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.9.4 | Not to underlet the whole of the Premises or
    underlet a Permitted Part of the Premises without the consent of
    the Landlord (such consent not to be unreasonably withheld)                                                                                                                                                                                                                                                                                                
|
| | 5.9.5 | That each and every permitted underlease shall be
    granted without receiving any fine or premium at a rent not less
    than the full market rent of the Premises underlet or in the
    case of an Underlease of the whole of the Premises at a rent
    equal to the Rent payable under this Lease such rent being
    payable in advance on the days on which Rent is payable under
    this Lease and shall contain provisions consistent with those
    herein contained:



| |         |                                                                                                                                                                                                                    
| | ------- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.9.5.1 | prohibiting the undertenant from doing or
    allowing any act or thing in relation to the underlet premises
    inconsistent with or in breach of the provisions of this Lease                                    
|
| | 5.9.5.2 | for re-entry by the underlandlord on breach of
    any covenant by the undertenant                                                                                                                                 
|
| | 5.9.5.3 | imposing an absolute prohibition against all
    dispositions of or other dealings whatever with the Premises
    other than an assignment or charge of the whole of the premises
    comprised in the underletting
|
| | 5.9.5.4 | prohibiting any assignment or charge of the whole
    of the premises comprised in the underletting without the prior
    consent of the                                                                           

10



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##### 





| |         |                                                                                                                                                                                                                         
| | ------- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| |         | Landlord under this Lease (such consent not to
be unreasonably withheld or delayed)                                                                                                                                     
|
| | 5.9.5.5 | prohibiting the undertenant from permitting
    another to occupy the whole or any part of the Premises                                                                                                                 
|
| | 5.9.5.6 | imposing in relating to any permitted assignment
    underletting or charge the same obligations for registration
    with the Landlord as are contained in this Lease in relation to
    dispositions by the Tenant and
|
| | 5.9.5.7 | imposing in relation to any permitted
    underletting the same obligations as contained in this clause
    5.9.5 and in clauses 5.9.6, 5.9.7 and 5.9.8                                                                 



| |       |                                                                                                                   
| | ----- | ------------------------------------------------------------------------------------------------------------------
| | 5.9.6 | Any Underlease of a Permitted Part must also
    contain covenants by the Underlessee to pay a fair proportion of:



| |         |                                                                                                                
| | ------- | ---------------------------------------------------------------------------------------------------------------
| | 5.9.6.1 | the sums payable by the Tenant under clauses 4.1
    and 4.2                                                   
|
| | 5.9.6.2 | the costs and expenses incurred by the Tenant in
    maintaining repairing decorating and renewing the Premises



| |       |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
| | ----- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.9.7 | Prior to any permitted underletting to procure
    that the undertenant enters into direct covenants with the
    Landlord to the like effect as those contained in clauses 5.9.5,
    5.9.6, 5.9.7 and 5.9.8                                                                                                                                                                                                                                                                                  
|
| | 5.9.8 | To use reasonable endeavours to enforce the
    performance and observance by every such undertenant of the
    provisions of the underlease and not at any time without the
    consent of the Landlord expressly to waive any breach of the
    covenants or conditions on the part of any undertenant or
    assignee of any underlease nor (without the consent of the
    Landlord such consent not to be unreasonably withheld or
    delayed) vary the terms of any permitted underlease
|
| | 5.9.9 | Within 28 days of any assignment charge
    underlease or sub-underlease or any transmission or other
    devolution relating to the Premises to produce for registration
    with the Landlords solicitor such deed or document or a
    certified copy of it and to pay the Landlords solicitors
    for the registration of every such document a charge of £20
    (Twenty Pounds)                                                                                                       



|     |                                           
|---- | ------------------------------------------
|5.10 | Nuisance etc. and Residential Restrictions



| |        |                                                                                                                                                                                                                                          
| | ------ | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.10.1 | Not to do nor knowingly allow to remain upon the
    Premises anything which may be or become or cause a nuisance
    injury or damage to the Landlord or its tenants or the owners or
    occupiers of adjacent or neighbouring premises

11



---



##### 





| |        |                                                                                                                                                                                                 
| | ------ | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.10.2 | Not to use the Premises for a sale by auction or
    for any dangerous noxious noisy or offensive trade business
    manufacture or occupation nor for any illegal or immoral act or
    purpose
|
| | 5.10.3 | Not to use the Premises as sleeping accommodation
    (except in case of emergency) or for residential purposes nor
    keep any animal fish reptile or bird anywhere on the Premises           



|     |                 
|---- | ----------------
|5.11 | Landlords Costs



| |                                                                                                                                                                                                                                                                                       
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | To pay to the Landlord all reasonable and proper
    cost fees charges disbursements and expenses (including without
    prejudice to the generality of the above those payable to
    counsel solicitors and surveyors) incurred by the Landlord in
    relation to or incidental to:



| |        |                                                                                                                                                                                                                                                                                                                                                                                                       
| | ------ | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.11.1 | every application made by the Tenant for a
    consent or licence required by the provisions of this Lease
    whether such consent or licence is granted or refused or
    proffered subject to any lawful qualification or condition or
    whether the application is withdrawn unless such refusal
    qualification or condition is unlawful whether because it is
    unreasonable or otherwise.
|
| | 5.11.2 | the preparation and service of a notice under the
    Law of Property Act 1925 Section 146 or incurred by or in
    contemplation of proceedings under Sections 146 or 147 of that
    Act notwithstanding that forfeiture is avoided otherwise than by
    relief granted by the Court                                                                                                               
|
| | 5.11.3 | the recovery or attempted recovery of arrears of
    rent or other sums due from the Tenant and                                                                                                                                                                                                                                                                                                       
|
| | 5.11.4 | any reasonable steps taken in contemplation of or
    in connection with the preparation and service of a schedule of
    dilapidations during or after the expiration of the Term                                                                                                                                                                                                                    



|     |                  
|---- | -----------------
|5.12 | The Planning Acts



| |        |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
| | ------ | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.12.1 | Not to commit any breach of planning control
    (such term to be construed as it is used in the Planning Acts)
    and to comply (so far as the same are valid and binding on the
    Tenant) with the provisions and requirements of the Planning Act
    that affect the Premises whether as to the Permitted Use or
    otherwise and to indemnify (both during or following the
    expiration of the Term) and keep the Landlord indemnified
    against all liability whatsoever including costs and expenses in
    respect of any contravention arising during the Term
|
| | 5.12.2 | Save with respect to any alteration to the
    Premises to which the Landlord has granted its consent not
    without                                                                                                                                                                                                                                                                                                                                                                                                                                                           

12



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##### 





| |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | the consent in writing of the Landlord (which
    shall not be unreasonably withheld or delayed) to apply for
    planning permission to carry out any development in or upon the
    Premises and at the expense of the Tenant to supply the Landlord
    with a copy of any application for planning permission together
    with such plans and other documents as the Landlord may
    reasonably require and to supply prior to the commencement of
    any development a copy of any planning permission granted to the
    Tenant



| |        |                                                                                                                                                                                              
| | ------ | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.12.3 | To pay and satisfy any charge that may be imposed
    upon any breach by the Tenant of planning control or otherwise
    under the Planning Acts                                             
|
| | 5.12.4 | Notwithstanding any consent which may be granted
    by the Landlord under this Lease not to carry out or make any
    alteration or addition to the Premises or any change of use
    until:



| |          |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
| | -------- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.12.4.1 | all necessary notices under the Planning Acts
    have been served and copies produced to the Landlord                                                                                                                                                                                                                                                                                                                                                                                                                           
|
| | 5.12.4.2 | all necessary permissions under the Planning Acts
    have been obtained and produced to the Landlord and                                                                                                                                                                                                                                                                                                                                                                                                                        
|
| | 5.12.4.3 | the Landlords has acknowledged that every
    necessary planning permission is acceptable to it the Landlord
    being entitled to refuse to acknowledge its acceptance of a
    planning permission only on the grounds that any condition
    contained in it or anything omitted from it or the period
    referred to in it would be in the reasonable opinion of the
    Surveyor be (or likely to be) prejudicial to the Landlords
    interest in the Premises whether during or following the
    expiration of the Term



| |        |                                                                                                            
| | ------ | -----------------------------------------------------------------------------------------------------------
| | 5.12.5 | Unless the Landlord shall otherwise direct to
    carry out and complete before the expiration of the Term:



| |          |                                                                                                                                                                                                                             
| | -------- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.12.5.1 | any works stipulated to be carried out to the
    Premises by a date subsequent to such expiration as a condition
    of any planning permission granted for any Development begun
    before the expiration of the term and
|
| | 5.12.5.2 | any Development begun upon the Premises in
    respect of which the Landlord shall or may be or become liable
    for any change or levy under the Planning Acts                                                            



| |        |                                                                                                                                                                                                                                         
| | ------ | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.12.6 | In any case where a planning permission is
    granted subject to conditions and if the Landlords so requires
    (which it shall not do during the Tenants occupation) to
    provide security for the compliance with such conditions

13



---



##### 





| |                                                                                  
| | ---------------------------------------------------------------------------------
| | and not to implement the planning permission
    until security has been provided



|     |                                                                                                                                                                                                                                   
|---- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|5.13 | Indemnities                                                                                                                                                                                                                       
|    
|     | To be responsible for and to keep the landlord
    fully indemnified against all damages losses costs expenses
    actions demands proceedings claims and liabilities made against
    or suffered by the Landlord arising out of:



| |        |                                                                                                                                                                                                                                  
| | ------ | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.13.1 | any act omission or negligence of the Tenant or
    any persons at the Premises expressly or impliedly with the
    Tenants authority or                                                                                        
|
| | 5.13.2 | any branch or non-observance by the Tenant of the
    covenants conditions or other provisions of this Lease on the
    part of the Tenant to be observed and performed or any of the
    matters to which this demise is subject



|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|---- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|5.14 | Reletting Boards                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|    
|     | To permit the Landlord at any time during the
    last 4 months of the Contractual Term and at anytime thereafter
    to enter upon the Premises and affix and retain upon the
    Premises in a position that will not interfere with the
    Tenants enjoyment of the Premises a notice for reletting
    the Premises and during such period upon prior appointment to
    permit persons with the written authority of the Landlord or its
    agent at reasonable times of the day to view the Premises
|    
|5.15 | Encroachments                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|    



| |        |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
| | ------ | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.15.1 | Not to stop up darken or obstruct any windows or
    light belonging to the Building                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|
| | 5.15.2 | So far as is reasonably practicable to take all
    steps to prevent any new window light opening doorway path
    passage pipe or other encroachment or easement being made or
    acquired in against out of or upon the Premises and as soon as
    the same may come to the Tenants notice to notify the
    Landlord immediately if any such encroachment or easement shall
    be made or acquired or attempted to be made or acquired and at
    the request and cost of the Landlord to give to the Landlord all
    such assistance as it may reasonably require to enable the
    Landlord to adopt such means as shall reasonably be required to
    prevent such encroachment or the acquisitions of any such
    easement



|     |                               
|---- | ------------------------------
|5.16 | Yield Up                      
|    
|     | At the expiration of the Term:



| |        |                                                                                                           
| | ------ | ----------------------------------------------------------------------------------------------------------
| | 5.16.1 | to yield up the Premises in a state of repair and
    otherwise in accordance with the terms of this Lease
|
| | 5.16.2 | to give up all keys of the Premises to the
    Landlord and                                               

14



---



##### 





| |        |                                                                                                                                         
| | ------ | ----------------------------------------------------------------------------------------------------------------------------------------
| | 5.16.3 | to remove all signs erected by the Tenant in or
    upon the Premises and immediately to make good any damage caused
    by such removal



|     |                    
|---- | -------------------
|5.17 | Interest on Arrears



| |        |                                                                                                                                                                                                                                                                                                                                                                                                                                                           
| | ------ | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.17.1 | If the Tenant shall fail to pay the rents or any
    other sum due under this Lease within 28 days of the date
    due whether formally demanded or not the Tenant shall pay to the
    Landlord Interest on the rents or other sum from the date when
    they were due to the date on which they are paid                                                                                                                                               
|
| | 5.17.2 | Nothing in the preceding sub-clause 5.17.1 shall
    entitle the Tenant to withhold or delay any payment of the rents
    or any other sum due under this Lease after the date upon which
    they fall due or in any way prejudice affect or derogate from
    the rights of the Landlord in relation to such non-payment
    including (but without prejudice to the generality of the above)
    under the proviso for re-entry contained in this Lease



|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|---- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|5.18 | Statutory Notice etc                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|    
|     | To give full particulars to the Landlord of a
    notice direction order or proposal for the Premises made given
    or issued to the Tenant by any local or public authority within
    14 days or receipt and if so required by the Landlord to
    produce it to the Landlord and to the extent that the Tenant is
    legally bound thereby without delay to take all steps reasonable
    necessary to comply with the notice direction or order in so far
    as such compliance is otherwise within the obligations of the
    Tenant under this Lease and at the request and cost of the
    Landlord to make or join with the Landlord in making such
    objection or representation against or in respect of any notice
    direction order or proposals as the Landlord shall reasonably
    require



|     |                                                                                                                                                                                                   
|---- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|5.19 | Keyholders                                                                                                                                                                                        
|    
|     | To ensure that at all times the Landlord has and
    the local police force has written notice of the name home
    address and home telephone number of at least 2 keyholders
    of the Premises



|     |                                                                                                                                                                                                                                                                                                                                                                                            
|---- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|5.20 | Sale of Reversion etc                                                                                                                                                                                                                                                                                                                                                                      
|    
|     | To permit upon reasonable written notice (being
    at least 48 hours) at reasonable times during the Term
    prospective purchase of or agents instructed in connection with
    the sale of the Landlords reversion or of any interest
    superior to the Term to view the Premises without interruption
    provided they are authorised in writing by the Landlord or its
    agents



|     |                                                                                                                                                                                                                                                                              
|---- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|5.21 | Defective Premises                                                                                                                                                                                                                                                           
|    
|     | To give notice to the Landlord or any defect in
    the Premises coming to the Tenants attention which might
    give rise to an obligation on the Landlord to do or refrain from
    doing any act or thing in order to comply with the provisions of
    this Lease or the

15



---



##### 





|     |                                                                                                                                                                                                                                                     
|---- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|     | duty of care imposed on the Landlord pursuant to
the Defective Premises Act 1972 or otherwise and at all
times to display and maintain all notices which the Landlord may
from time to time require to be displayed at the Premises for
such purpose
|    
|5.22 | New Guarantor                                                                                                                                                                                                                                       



| |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | With 14 days of the death during the Term of
    any Guarantor or of such person becoming bankrupt or having a
    receiving order made against him or having a receiver appointed
    under the Mental Health Act 1983 or being a company passing
    a resolution to wind up or entering into liquidation or having a
    receiver appointed to give notice of this to the Landlord and if
    so required by the Landlord at the expense of the Tenant within
    28 days to procure some other person reasonably acceptable
    to the Landlord to execute a guarantee in respect of the
    Tenants obligations contained in this Lease in the form of
    the guarantors covenants contained in the Eighth Schedule
    of this Lease

Landlords Rights



|     |                                                                                                                                                                                      
|---- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|5.23 | To permit the Landlord at all time during the
    Term to exercise without interruption or interference any of the
    rights granted to it by virtue or the provisions of this Lease
|    
|5.24 | The Office Covenants                                                                                                                                                                 



| |                                            
| | -------------------------------------------
| | To observe and perform the Office Covenants



|   |                        
|-- | -----------------------
|6. | The Landlords Covenant



| |                                                                                                                                                                                                                      
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | The Landlord covenants with the Tenant to permit
    the Tenant peaceably and quietly to hold and enjoy the Premises
    without any interruption or disturbance from or by the Landlord
    or any person whomsoever



|   |                                       
|-- | --------------------------------------
|7. | Service Charge and Insurance Covenants



|    |                                                                                                                                                                                                                                  
|--- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|    | The provisions of the Fifth and Sixth Schedules
    shall have effect and the parties covenants with each other to
    observe with each other to observe and perform their respective
    obligations set out in those schedules
|   
|8.  | Provisos                                                                                                                                                                                                                         
|   
|8.1 | Re-entry                                                                                                                                                                                                                         



| |                                 
| | --------------------------------
| | If and whenever during the Term:



| |       |                                                                                                                                                                                                           
| | ----- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 8.1.1 | the rents (or any of them or any part of them)
    under this Lease are outstanding for 21 days after becoming
    due whether formally demanded or not or                                                
|
| | 8.1.2 | there is a breach by the Tenant of any covenant
    or other term of this Lease or any document properly executed by
    the Landlord and the Tenant and expressed to be supplemental to
    this Lease or

16



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##### 





| |       |                                         
| | ----- | ----------------------------------------
| | 8.1.3 | an individual Tenant becomes bankrupt or
|
| | 8.1.4 | a company Tenant                        



| |         |                                                                                                                                                           
| | ------- | ----------------------------------------------------------------------------------------------------------------------------------------------------------
| | 8.1.4.1 | enters into liquidation whether compulsory or
    voluntary (but not if the liquidation is for amalgamation or
    reconstruction of a solvent company) or
|
| | 8.1.4.2 | has a receiver appointed or                                                                                                                               



| |       |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
| | ----- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 8.1.5 | the Tenant enters into an arrangement for the
    benefit of its creditors or                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|
| | 8.1.6 | the tenant has any distress or execution levied
    on its goods the Landlord may re-enter the Premises (or any par
    of them in the name of the whole) at any time (and even if any
    previous right of re-entry has been waived) and then the Term
    will absolutely cease but without prejudice to any rights or
    remedies which may have accrued to the Landlord against the
    Tenant or the Guarantor in respect of any breach of covenant or
    other term of this Lease (including the breach in respect of
    which the re-entry is made).



|    |                                                                                                                                                                                                                                                                                                               
|--- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|8.2 | Covenants relating to
adjoining Premises                                                                                                                                                                                                                                                                      
|   
|    | Nothing contained in or implied in this Lease
    shall give the Tenant the benefit of or the right to enforce or
    to prevent the release or modification of any covenant agreement
    or condition entered into by any tenant of the Landlord in
    respect of any property not comprised in this Lease.



|    |                                                                                                                                                                                                                                                                                                                                                                                                                           
|--- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|8.3 | Disputes with adjoining
Occupiers                                                                                                                                                                                                                                                                                                                                                                                         
|   
|    | If any dispute arises between the Tenant and the
    tenants or occupiers of other parts of the Building or the
    adjoining Property as to any easement right or privilege in
    connection with the use of the Premises and any other part of
    the building or the adjoining Property or as to the boundary
    structures separating the Premises from any other property it
    shall be decided by the Landlord.



|    |                                                                                                                                                                                                                                                                                                                                                                                               
|--- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|8.4 | Effect of Waiver                                                                                                                                                                                                                                                                                                                                                                              
|   
|    | Each of the Tenants covenants shall remain in
    full force both at law and in equity notwithstanding that the
    Landlord shall have waived or released temporarily any such
    covenant or waived or released temporarily or permanently
    revocably or irrevocably a similar covenant or similar covenants
    affecting any other part of the Building or the adjoining
    Property.



|    |                                                                                                                                                                                                                                                                                                                                                      
|--- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|8.5 | Rights, Basements etc.                                                                                                                                                                                                                                                                                                                               
|   
|    | The operation of the Law of Property Act 1925
    Section 62 shall be excluded from this Lease and the only
    rights granted to the Tenant are those expressly set out in this
    Lease and such further ancillary rights that arise under the
    general law or by necessary implication and the Tenant shall not
    during the term acquire or

17



---



##### 





| |                                                                                                                                                                                                                                  
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | become entitled by any means whatever to any
    easement from or over or affecting any other land or premises
    now or at any time after the date of this Lease belonging to the
    Landlord and not comprised in this Lease.



|    |                                                                                                                                                                                                                                                                                                                                                                                                    
|--- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|8.6 | Accidents                                                                                                                                                                                                                                                                                                                                                                                          
|   
|    | The landlord shall not be responsible to the
    Tenant or to anyone at the Premises or the Building or the
    adjoining property with the Tenants authority for any
    accident happening or injury suffered or for any damage to or
    loss of any chattel sustained in the Premises or the Building
    except in circumstances where the Landlord or its servant or
    agent is negligent.



|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                
|--- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|8.7 | Perpetuity Period                                                                                                                                                                                                                                                                                                                                                                                                                              
|   
|    | The perpetuity period applicable to this Lease
    shall be 80 years from the commencement of the Contractual
    Term and whenever in this Lease either party is granted a future
    interest in the property there shall be deemed to be included in
    respect of every such grant a provision requiring that future
    interest to vest within the stated period and for it to be void
    for remoteness if it shall not have so vested



|    |                                                                                                                                                                                                                                                                         
|--- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|8.8 | Exclusion of Use Warranty                                                                                                                                                                                                                                               
|   
|    | Nothing in this Lease or in any consent granted
    by the Landlord under this Lease shall imply or warrant that the
    Premises may lawfully be used under the Planning Acts for the
    purpose authorised in this Lease (or any purpose subsequently
    authorised)



|    |                                                                                                                                                                      
|--- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------
|8.9 | Entire Understanding                                                                                                                                                 
|   
|    | This Lease embodies the entire understanding of
    the parties relating to the Premises and to all the matters
    dealt with by any of the provisions of this Lease



|     |                                                                                                                                                                                                                                                                           
|---- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|8.10 | Representations                                                                                                                                                                                                                                                           
|    
|     | The Tenant acknowledges that this Lease has not
    been entered into in reliance wholly or partly on any statement
    or representation made by or on behalf of the Landlord except
    any such statement or representation that is expressly set out
    in this Lease



|     |                                                                                                                                                                                                                                                                                               
|---- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|8.11 | Licence etc under hand                                                                                                                                                                                                                                                                        
|    
|     | Whilst the Landlord is a limited company or
    other corporation all licences consents approvals and notices
    required to be given by the Landlord shall be sufficiently given
    if given under the hand of a director or Secretary or other duly
    authorised officer of the Landlord



|     |                                                                                                                                                                                                                                                                             
|---- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|8.12 | Tenants Property                                                                                                                                                                                                                                                           
|    
|     | If after the Tenant has vacated the Premises on
    the expiry of the Term any property of the Tenant remains in or
    on the Premises and the Tenant fails to remove it within
    21 days after being requested in writing by the Landlord to
    do so or if after using

18



---



##### 





| |                                                                                                                                                       
| | ------------------------------------------------------------------------------------------------------------------------------------------------------
| | its best endeavours the Landlord is unable to
    make such a request to the Tenant within 28 days from the
    first attempt so made by the Landlord:



| |        |                                                                                                                                                                                                                                                                                                                                                                                      
| | ------ | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 8.12.1 | the Landlord may as the agent of the Tenant sell
    such property and the Tenant will indemnify the Landlord against
    any liability incurred by it to any third party whose property
    shall have been sold by the Landlord in the mistaken belief held
    in good faith (which shall be presumed unless the contrary be
    proved) that such property belonged to the Tenant
|
| | 8.12.2 | if the Landlord having made reasonable efforts is
    unable to locate the Tenant the Landlord shall be entitled to
    retain such proceeds of sale absolutely unless the Tenant shall
    claim them within 9 months of the date upon which the
    Tenant vacated the Premises and                                                                                                
|
| | 8.12.3 | the Tenant shall indemnify the Landlord against
    any damage occasioned to the Premises and any actions claims
    proceedings costs expenses and demands made against the Landlord
    caused by or related to the presence of the property in or on
    the Premises                                                                                                             



|     |                                                                                                                                                                                                                                                                                                                    
|---- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|8.13 | Party Walls                                                                                                                                                                                                                                                                                                        
|    
|     | The internal non-load bearing walls that divide
    the Premises from the adjoining Property shall be deemed to be
    party walls within the meaning of the Law of Property Act 1925
    Section 38 and shall be maintained at the equally shared
    expense of the Tenant and the other respective estate owners



|     |                   
|---- | ------------------
|8.14 | Service of Notices



| |        |                                                                                                                                                                                                                                                                                                            
| | ------ | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 8.14.1 | The provisions of the Law of Property Act 1925
    Section 196 as amended by the Recorded Delivery Service Act
    1962 shall apply to the giving and service of all notices and
    documents under or in connection with this Lease except that
    Section 196 shall be deemed to be amended as follows:



| |          |                                                                                                                                                                                                                                                                                                                                                                                                                          
| | -------- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 8.14.1.1 | The final words of Section 196(4) ...
    and that service ... be delivered shall be deleted
    and there shall be substituted  ...... and that service
    shall be deemed to be made on the third working day after the
    registered letter has been posed working day meaning
    any day from Monday to Friday (inclusive) other than Christmas
    Day Good Friday and any statutory bank or public holiday
|
| | 8.14.1.2 | any notice or documents shall also be
    sufficiently served if sent by telex telephonic facsimile
    transmission or any other means of electronic transmission to
    the party to be served and that service shall be deemed to be
    made on the day of transmission if transmitted before
    2.00 p.m. on a working day but otherwise                                                                           

19



---



##### 





| |                                                     
| | ----------------------------------------------------
| | on the next following working day (as defined
above)



| |                                                  
| | -------------------------------------------------
| | and in this clause party includes the
Guarantor



| |        |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
| | ------ | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 8.14.2 | Any notice required to be given or served by law
    or hereunder and not herein otherwise provided for shall be
    sufficiently served on the Tenant by being forwarded by
    registered or recorded delivery post to the Premises or such
    other address as the Tenant may notify in writing to the
    Landlord and shall be sufficiently served on the Landlord if
    addressed to the Landlord and left at or sent by registered or
    recorded delivery post to the registered office of the Landlord
    and a notice so sent by post shall be deemed to be given at the
    time when it ought in due course of post to be delivered at the
    address to which it is sent



|    |                                                                                                       
|--- | ------------------------------------------------------------------------------------------------------
|9.  | The Guarantor covenants with the Landlord to
    perform the obligations contained in the 8th Schedule
|   
|10. | Certificate                                                                                           



| |                                                                                
| | -------------------------------------------------------------------------------
| | It is certified that there is no agreement to
    which this Lease gives effect



|    |                              
|--- | -----------------------------
|11. | Covenant Status of this Lease



| |                                                                                                                    
| | -------------------------------------------------------------------------------------------------------------------
| | This Lease is a new tenancy within the meaning of
    Section 1 of the Landlord and Tenant (Covenants)
    Act 1995



|    |                                                                                                                                                                                                                                                                                                                             
|--- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|12. | By an Order dated 28th February 2002 of the Derby
    County Court it is agreed that this Lease shall be (and is)
    hereby contracted out of the Security of Tenure provision of the
    Landlord and Tenant Act 1954 Part and in particular that
    Sections 24-28 thereof shall be excluded by virtue of
    Section 38
|   
|13. | Enforcement by third parties                                                                                                                                                                                                                                                                                                



| |                                                                                                                                                                                             
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | The parties to this Lease do not intend that any
    of its terms will be enforceable by virtue of the Contracts
    (Rights of Third Parties) Act 1999 by any person not a
    party to it.

IN WITNESS whereof the parties hereto have
hereunto caused their respective Common Seals to be hereunto
affixed the day and year first before written

20



---



##### 



FIRST SCHEDULE

The Premises

the Premises means that part of the
Building referred to in clause 1.2 shown for the purpose of
identification only edged green on the Plan containing 4,761
square feet and including:



| |    |                                                                                                                                                                                                                                                                                                                                                         
| | -- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 1. | The paint paper and other decorative finishes
    applied to the interior of the external walls of the Building
    but not any other part of the external walls                                                                                                                                                                                        
|
| | 2. | The floor finishes so that the lower limit of the
    Premises includes such finishes but does not extend to anything
    below them                                                                                                                                                                                                                    
|
| | 3. | The ceiling finishes so that the upper limit of
    the Premises includes such finishes but does not extend to
    anything above them                                                                                                                                                                                                                  
|
| | 4. | The entirety of any non-load bearing internal
    walls wholly within the Premises                                                                                                                                                                                                                                                                      
|
| | 5. | The inner half severed medically of the internal
    non-load-bearing walls dividing the Premises from the other
    parts of the Building                                                                                                                                                                                                              
|
| | 6. | The doors and windows and the door and window
    frames (excluding the external surfaces of the doors and windows
    and the door and window frames)                                                                                                                                                                                                  
|
| | 7. | All additions and improvements to the Premises                                                                                                                                                                                                                                                                                                          
|
| | 8. | All the Landlords fixtures and fittings and
    fixtures of every kind which shall from time to time be in or
    upon the Premises whether originally affixed or fastened to or
    upon the Premises or otherwise including those set out in the
    Seventh Schedule but excluding any such fixture installed by or
    at the expense of the Tenant
|
| | 9. | Any Pipes which are within and that exclusively
    sever the Premises                                                                                                                                                                                                                                                                                  

1



---



##### 



SECOND SCHEDULE

Rights granted

|   |                                                                                                                                                                                                                                                                                                                                                                  
|-- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|   |                                                                                                                                                                                                                                                                                                                                                                  
|1. | Common Parts                                                                                                                                                                                                                                                                                                                                                     
|   |                                                                                                                                                                                                                                                                                                                                                                  
|   | This right for the Tenant and all persons
    expressly or by implication authorised by it at all times (in
    common with the Landlord and all other persons having a like
    right) to use the Common Parts for all proper purposes in
    connection with the use and enjoyment of the Premises                                                             
|   |                                                                                                                                                                                                                                                                                                                                                                  
|2. | Pipes                                                                                                                                                                                                                                                                                                                                                            
|   |                                                                                                                                                                                                                                                                                                                                                                  
|   | The right to the free passage and running
    (subject to temporary interruption for repair alteration or
    replacement) of water sewage gas electricity telephone and other
    services or supplies to and from the Premises in and through the
    Pipes that serve the Premises (in common with the Landlord and
    any other persons having a like right)
|   |                                                                                                                                                                                                                                                                                                                                                                  
|3. | Support                                                                                                                                                                                                                                                                                                                                                          
|   |                                                                                                                                                                                                                                                                                                                                                                  
|   | The right of support and protection for the
    benefit of the Premises from all other parts of the Building                                                                                                                                                                                                                                                     

1



---



##### 



THIRD SCHEDULE

Rights reserved

|    |                                                                                                                                                                                                                                                                                                       
|--- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|    |                                                                                                                                                                                                                                                                                                       
|1.  | Construction of Pipes                                                                                                                                                                                                                                                                                 
|    |                                                                                                                                                                                                                                                                                                       
|    | The right to construct renew and maintain in on
    under or over the Premises at any time during the Term any Pipes
    for the benefit of any other part of the Building the person
    exercising this right making good all damage thereby caused to
    the reasonable satisfaction of the Tenant
|    |                                                                                                                                                                                                                                                                                                       
|2.  | Access                                                                                                                                                                                                                                                                                                
|    |                                                                                                                                                                                                                                                                                                       
|2.1 | The right at any time during the Term at
    reasonable times and upon written notice except in cases of
    emergency to enter (or in cases of emergency to break into and
    enter) the Premises:                                                                                                  



|   |             |                                                                                                                                                                                                                     
|-- | ----------- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|   | 2.1.1       | to inspect cleanse connect to repair remove
    replace with others in connection with the Pipes easements or
    services referred to in paragraph 1 of this Schedule                                              
|  
|   | 2.1.2       | to view the state and condition of and repair and
    maintain the Building the Adjoining Property and (if any) the
    Other Buildings where such viewing or work would not otherwise
    be reasonable practicable
|  
|   | 2.1.3       | to carry out work or do anything whatever
    comprised within the Landlords obligations in this Lease                                                                                                             
|  
|   | 2.1.4       | take schedules or inventories of fixtures and
    other items to be yielded up on the expiry of the Term and                                                                                                        
|  
|   | 2.1.5       | to exercise any of the rights granted to the
    Landlord by this Lease                                                                                                                                             
|  
|   | 2.1.6       | to inspect the condition and state of repair of
    the Premises                                                                                                                                                    
|  
|3. | Scaffolding
|  

|   |                                                                                                                                   
|-- | ----------------------------------------------------------------------------------------------------------------------------------
|   | The right to erect scaffolding for the purpose of
    inspecting repairing or cleaning the Building and the Adjoining
    Property
|  
|4. | Support etc                                                                                                                       
|  
|   | The rights of support and protection from the
    Premises to all parts of the Building not hereby demised                        

1



---



##### 



FOURTH SCHEDULE

The Office Covenants

1.    User



|    |                                                                                       
|--- | --------------------------------------------------------------------------------------
|1.1 | Not to use the Premises for any purpose other
    than the User                       
|   
|1.2 | Not to leave the Premises continuously unoccupied
    for more than one month without:



| |       |                                                                                                                                                                                                                                      
| | ----- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 1.2.1 | notifying the Landlord and                                                                                                                                                                                                           
|
| | 1.2.2 | providing such caretaking or security
    arrangements as the Landlord shall reasonably require and the
    insurers shall reasonably require in order to protect the
    Premises from vandalism theft damage or unlawful occupation



| |     |                                                                                                                                                                                                                                                                                                                                                                                            
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 1.3 | Not to play or use in the Premises any musical
    instrument loudspeaker tape recorder gramophone radio or other
    equipment or apparatus that produces sound that may be heard in
    nearby premises or outside the Premises if the Landlord shall in
    its absolute discretion consider such sound to be undesirable
    and shall give written notice to the Tenant to that effect



|   |          
|-- | ---------
|2. | Pollution



| |                                                                                                                                                                                                                                                                                                                                                                                                
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | Not to permit to be discharged into the Pipes
    serving the Building any oil or grease or any deleterious
    objectionable dangerous poisonous or explosive matter or
    substance and to take all reasonable measures to ensure that any
    effluent so discharged into the Pipes will not be corrosive or
    otherwise harmful to the Pipes or cause obstruction or deposit
    in them



|    |                                                                                                                                                                                                                                                                                                                                                                     
|--- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|3.  | Ceiling and Floor Loading                                                                                                                                                                                                                                                                                                                                           
|   
|3.1 | Not to bring or permit to remain on the Premises
    any safes, machinery goods or other articles which will strain
    or damage the Building or any part of it                                                                                                                                                                                                    
|   
|3.2 | Not without the consent of the Landlord to
    suspend anything from the walls or ceilings of the Premises
    other than lights pictures notice boards and other things
    normally fixed to the walls or ceilings or use the same for
    storage of goods or place weight on them                                                                               
|   
|3.3 | On any application by the Tenant for the
    Landlords consent under paragraph 3.2 the Landlord
    may consult and obtain the advice of an engineer or other
    appropriate person in relation to the loading proposed by the
    Tenant and the Tenant shall repay to the Landlord on demand the
    reasonable and proper fees of such engineer or other person
|   
|3.4 | Provided that no normal office machinery or
    equipment shall be prohibited by virtue of this provision                                                                                                                                                                                                                                                           

1



---



##### 



|    |                                                                                                                                                                                                                                                                                       
|--- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|4.  | Common Parts                                                                                                                                                                                                                                                                          
|   
|4.1 | Not to cause the Common Parts or any other land
    roads or pavements adjoining the Building to become untidy or in
    a dirty condition but at all times to keep the Common Parts and
    other land roads or pavements free from deposits of the
    Tenants materials and refuse
|   
|4.2 | Not to stand place deposit or expose outside any
    part of the Premises any goods materials articles or things
    whatsoever for display or sale or for any other purpose nor
    cause any obstruction of the Common Parts                                                        
|   
|5.  | Machinery                                                                                                                                                                                                                                                                             
|   
|    | Not to install or use in or upon the Premises
    any machinery or apparatus so as to cause noise or vibration
    which can be heard or felt in nearby premises or outside the
    Premises or so as to cause structural damage                                                      
|   
|6.  | Unloading                                                                                                                                                                                                                                                                             
|   
|    | Not to load or unload any goods or materials
    onto or from vehicles and convey the same from and into the
    Building and the Premises except through the entrances
    designated for that purpose and by means of any lift designated
    for such purpose                      
|   
|7.  | Heating Cooling and
Ventilation                                                                                                                                                                                                                                                       
|   
|7.1 | Not to do anything which interferes with the
    heating cooling or ventilation of the Common Parts or which
    imposes an additional load on any heating cooling or ventilation
    plant and equipment in the Building                                                             
|   
|7.2 | Not to operate the ventilation equipment in the
    Premises otherwise than in accordance with the reasonable
    regulations for such purpose made by the Landlord from time to
    time                                                                                             
|   
|8.  | Security                                                                                                                                                                                                                                                                              
|   
|    | To comply with the reasonable regulations made
    by the Landlord relating to the security of the Building and to
    ensure that when the rear access door is used by the Tenant or
    its licensees that the rear access door is locked after use                                 
|   
|9.  | Regulations                                                                                                                                                                                                                                                                           
|   
|    | To comply with all reasonable regulations made
    by the Landlord from time to time for the better management of
    the Building                                                                                                                                                    
|   
|10. | Nameplates or Signs                                                                                                                                                                                                                                                                   
|   
|    | Not to erect any signs or notices on the
    Premises without the prior written consent of the Landlord                                                                                                                                                                               

2



---



##### 



|    |                                                                                                                                                                                                    
|--- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|11. | Blinds                                                                                                                                                                                             
|   
|    | To use only vertical blinds to the windows such
    blinds to be of a colour and specification previously approved
    by the Landlord such approval not to be unreasonably withheld or
    delayed

3



---



##### 



FIFTH SCHEDULE

Service Charge

Part A

Definitions



|    |                                                                                                                                                                                         
|--- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|1.  | Service means the service facilities
    and amenities specified in Part C of this Schedule                                                                                           
|   
|2.  | Computing Date means such date as the
    Landlord may from time to time nominate and Computing
    Dates shall be construed accordingly                                            
|   
|3.  | Financial Year means the period:                                                                                                                                                      
|   
|3.1 | from the commencement of the Term and including
    the first Computing Date and subsequently                                                                                           
|   
|3.2 | between two consecutive Computing Dates
    (excluding the first Computing Date from but including the
    second Computing Date in the period)                                         
|   
|4.  | Gross Annual Expenditure means in
    relation to any Financial Year the aggregate of:                                                                                                
|   
|4.1 | all costs expenses and outgoings whatever
    incurred by the Landlord during that Financial Year in or
    incidentally to providing all or any of the Services and any VAT
    payable



| |                                                                                                                                                                                                                                                                                                                                 
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | but Gross Annual Expenditure shall
    not include any expenditure in respect of the maintenance or
    repair of any part of the Building or of any thing in the
    Building whose maintenance or repair is the exclusive
    responsibility of the Tenant or any other tenant in the Building
    or the Adjoining Property



|    |                                                                                                                                                                                                                                                                                                                                                                                                                                      
|--- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|5.  | Annual Expenditure means in relation
    to any Financial Year the Gross Annual Expenditure for that
    Financial Year less the aggregate of:                                                                                                                                                                                                                                                                                     
|   
|5.1 | if in the Financial Year in question or in any
    previous Financial Year the Landlord has incurred any costs or
    expenses in or incidentally to making good any loss or damage
    covered by any policy of insurance maintained by the Landlord
    pursuant to its obligations in this Lease all (if any) amounts
    recovered by the Landlord in the Financial Year in question
    pursuant to such policy of insurance and
|   
|5.2 | if in the Financial Year in question or in any
    previous Financial Year the Landlord had incurred any costs or
    expenses in or incidentally to providing any of the Services or
    in relation to any of the Additional Items                                                                                                                                                                                                 

1



---



##### 





| |                                                                                                                                                                                                                                                                           
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | which are recoverable (in whole or in part) from
    any person other than the Tenant or any other in the Building
    all (if any) amounts recoverable by the Landlord in the
    Financial Year in question from any such person (whether or not
    actually recovered)



|    |                                                                                                                                                                                                                                                                                                                                                      
|--- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|6.  | Service Charge means the Service
    Charge Percentage of the Annual Expenditure for the relevant
    Financial Year                                                                                                                                                                                                                               
|   
|7.  | Lettable Area means all parts of the
    Building not comprising Common Parts which from time to time are
    either occupied by the Landlord for the purposes of its business
    or by a tenant or tenants for office purposes or are so
    constructed or adapted as to be capable of being so occupied                                        
|   
|8.  | Retained Parts means all parts of the
    Building (including the Common Parts) other than the Premises
    and the other Lettable Areas                                                                                                                                                                                                           
|   
|9.  | Structure means:                                                                                                                                                                                                                                                                                                                                   
|   
|9.1 | the entirety of the roofs and foundations of the
    building                                                                                                                                                                                                                                                                                        
|   
|9.2 | the entirety of all floors and ceilings of the
    Building (but excluding the floor and ceiling finishes)                                                                                                                                                                                                                                           
|   
|9.3 | the entirety of all external walls of the
    Building (but excluding the paint paper and other decorative
    finishes applied to the internal faces of such walls within a
    Lettable Area)                                                                                                                                                      
|   
|9.4 | the entirety of all load-bearing walls pillars
    and other structures of the Building (but excluding the paint
    paper and other decorative finishes applied to the faces of such
    walls pillars and other structures within a Lettable Area) and                                                                                             
|   
|9.5 | all other parts of the structure of the building
    not referred to in the preceding paragraphs 9.1 to 9.4                                                                                                                                                                                                                                          
|   
|9.6 | the entirety of the car park adjacent to the
    Building                                                                                                                                                                                                                                                                                            
|   
|10. | Plants means all apparatus plant
    machinery and equipment within the Building from time to time
    including (without prejudice to the generality of the above)
    lifts lift-shafts stand-by generators and boilers and items
    relating to mechanical ventilation heating cooling public
    address and closed circuit television systems

PART B

Performance of the Services and Payment of the
Service Charge



|    |                            
|--- | ---------------------------
|11. | Performance of the Services



| |                                                                                                                                                                                                                                                                                                     
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | Subject to the Tenant paying to the Landlord the
    Service Charge and complying with the covenants and other terms
    of this Lease the Landlord shall perform the Services throughout
    the Term provided that the Landlord shall not be liable to the
    Tenant in respect of any failure or

2



---



##### 





| |                                                                                                                                                                                                                                                                                                                                                                                                                                       
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | interruption in any of the Services by reason of
    necessary repair replacement maintenance or any installations or
    apparatus or their damage or destruction or by reason of
    mechanical or other defect or breakdown or frost or other
    inclement conditions or shortage of fuel materials water or
    labour or any other cause beyond the Landlords control and
    not arising from the Landlords default hereunder

PROVIDED THAT the Landlord shall restore the same
as soon as reasonably practicable

|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|---- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|    
|12.  | Payment of the Service Charge                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|    
|12.1 | The Landlord shall as soon as reasonably
    practicable after each Computing Date prepare an account showing
    the Gross Annual Expenditure and the Annual Expenditure for the
    Financial Year ending on that Computing Date and containing a
    schedule together with such receipts vouchers and other evidence
    of payment as the Tenant may reasonably require of the
    expenditure referred to in it and upon such account being
    certified by the Accountant it shall be conclusive evidence for
    the purposes of this Lease of all matters of fact referred to in
    the account except in the case of manifest error
|    
|12.2 | The Tenant shall pay for the period from the Rent
    Commencement Date to the Computing Date next following the date
    of this Lease the Initial Provisional Service Charge the first
    payment being a proportionate sum in respect of the period from
    and including the Rent Commencement Date to and including the
    day before the next quarter day to be paid on the date of this
    Lease and subsequent payments to be made in advance on the
    relevant quarter days in respect of the relevant quarters                                                                                                                 
|    
|12.3 | The Tenant shall pay for the next and each
    subsequent Financial Year a provisional sum calculated upon a
    reasonable and proper estimate by the Surveyor acting as an
    expert and not as an arbitrator of what the Annual Expenditure
    is likely to be for that Financial Year by four equal quarterly
    payments on the usual quarter days                                                                                                                                                                                                                                                                                     
|    
|12.4 | If the Service Charge for any Financial Year
    shall:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        



| |        |                                                                                                                                                                                                                                 
| | ------ | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 12.4.1 | exceed the provisional sum for that Financial
    Year the excess shall be due to the Landlord on demand or                                                                                                                     
|
| | 12.4.2 | be less than such provisional sum the overpayment
    shall be credited to the Tenant against the next quarterly
    payment of the Rent and Service Charge and any balance refunded
    to the Tenant at the expiry of the Term

|     |                                                                                                                                                                                                                                                                               
|---- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|    
|13.  | Variations                                                                                                                                                                                                                                                                    
|    
|13.1 | The Landlord may withhold add to extend vary or
    make any alteration in the rendering of the Services or any of
    them from time to time provided that the same complies with the
    principles of good estate management and is reasonable in all
    the circumstances

3



---



##### 





|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
|---- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|13.2 | If at any time during the Term the total property
    enjoying or capable of enjoying the benefit of any of the
    Services or the Additional Items is increased or decreased on a
    permanent basis or the benefit or any of the Services or the
    Additional Items is extended on a like basis to any adjoining or
    neighbouring property or if some other event occurs a result of
    which is that the Service Charge Percentage is no longer
    appropriate to the Premises the Service Charge Percentage shall
    be varied with effect from the Computing Date following such
    event by agreement between the parties or in default of
    agreement shall be referred to arbitration except that nothing
    contained in this Lease shall imply an obligation on the part of
    the Landlord to provide the Services or the Additional Items to
    any adjoining or neighbouring property

PART C

The Services



|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|---- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|14.  | Maintaining Structure and Retained Parts                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|    
|14.1 | Maintaining repairing rebuilding renewing and
    reinstating the Structure except where the same results from the
    occurrence of an Insured Risk where the insurance monies have
    not been refused by reason of any act or default of the Tenant                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|    
|14.2 | Maintaining and repairing the outer half served
    medially of all internal non-load-bearing walls dividing the
    Premises from other parts of the Building                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|    
|14.3 | Maintaining repairing amending altering
    rebuilding renewing and reinstating and where appropriate
    treating washing down painting and decorating to such standard
    as the Landlord may from time to time reasonably consider
    adequate the Common Parts including the entirety of all walls
    floors and ceilings surrounding and all doors and windows and
    door and window frames in the Common Parts (but excluding any
    such items or parts of them the maintenance of which is the
    exclusive responsibility of the Tenant or any other tenant of
    the Adjoining Property) except where the same results from the
    occurrence of an Insured Risk where the insurance monies have
    not been refused by reason of any act or default of the Tenant
|    
|15.  | Lift                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  



| |                                                                                                                                                                                               
| | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | Providing a lift service by the operation of the
    lift now installed in the Building or by such substituted lift
    as the Landlord may from time to time reasonably decide to
    install



|    |                   
|--- | ------------------
|16. | Hot and Cold Water



| |                                                                                                                                                                                                      
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | Maintaining at all times to the Building an
    adequate supply of hot and cold water and supplying necessary
    washing and toilet requisites in the toilet accommodation in the
    Retained Parts

4



---



##### 



|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|--- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|   
|17. | Central Heating                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|   
|    | Supplying at all times during the months of
    October November December January February March and April and
    such other times when necessary central heating to the Premises
    and the Common Parts in order to maintain a room temperature
    (with adequate natural ventilation) of 65 degrees Fahrenheit
    from 8.00 a.m. to 6.00 p.m. on every weekday                                                                                                      
|   
|18. | Maintaining etc. Plant                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|   
|    | Inspecting servicing maintaining repairing
    (including renewal but not replacement) amending overhauling and
    insuring (save in so far as insured under other provisions of
    this Lease) all Plant which serves the Premises (but excluding
    any items or parts of any items of such Plant whose maintenance
    is the exclusive responsibility of the Tenant or is attributable
    to any other lettable area) and all other Plant                          
|   
|19. | Maintaining etc. Pipes                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|   
|    | Maintaining repairing cleansing emptying draining
    amending and renewing all Pipes in on under or over the Building
    or the Adjoining Property serving the Premises in common and
    other premises (but excluding any Pipes or parts of them whose
    maintenance is the exclusive responsibility of any tenant in the
    Adjoining Property)                                                                                                                    
|   
|20. | Maintaining etc. fire alarms etc                                                                                                                                                                                                                                                                                                                                                                                                                                           
|   
|    | Maintaining and renewing any fire alarms fire
    prevention and fire fighting equipment and ancillary apparatus
    in the Common Parts                                                                                                                                                                                                                                                                                                                                   
|   
|21. | Cleaning etc. the Common Parts                                                                                                                                                                                                                                                                                                                                                                                                                                             
|   
|    | Cleaning treating polishing heating and lighting
    the Common Parts                                                                                                                                                                                                                                                                                                                                                                                                      
|   
|22. | Gardens and floral decorations                                                                                                                                                                                                                                                                                                                                                                                                                                             
|   
|    | Providing and maintaining to a reasonable
    standard plants shrubs trees gardens or grassed areas and floral
    decorations in the Common Parts and keeping the same planted
    free from weeds and properly attended and the grass cut                                                                                                                                                                                                                                
|   
|22. | Fixtures fittings etc                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|   
|    | Supplying providing purchasing maintaining
    renewing replacing repairing servicing overhauling and keeping
    in good and serviceable order and condition all appurtenances
    fixtures fittings bins receptacles tools appliances materials
    equipment and other things which the Landlord reasonably may
    deem desirable or necessary for the maintenance appearance
    upkeep or cleanliness of the Building and the adjacent car park
    or any part of it
|   
|24. | Windows                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|   
|    | Cleaning at monthly intervals the exterior of all
    windows and window frames in the Building including those that
    form part of the Premises and other lettable areas                                                                                                                                                                                                                                                                                                

5



---



##### 



|    |                                                                                                                                                                                                                              
|--- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|25. | Refuse                                                                                                                                                                                                                       
|   
|    | Collecting and disposing of refuse from the
    Building and the provision repair maintenance and renewal of
    plant and equipment for the collection treatment packaging or
    disposal of refuse                        
|   
|26. | Insurance                                                                                                                                                                                                                    
|   
|    | Insuring the Premises the Building the Common
    Parts and the Pipes in accordance with the Sixth Schedule                                                                                                                  
|   
|27. | Other Services                                                                                                                                                                                                               
|   
|    | Any other services relating to the Building or
    any part of it reasonably provided by the Landlord in the
    interests of good estate management from time to time during the
    Term and not expressly mentioned herein

PART D

The Additional Items

|     |                                                                                       
|---- | --------------------------------------------------------------------------------------
|    
|28.  | Fees                                                                                  
|    
|28.1 | The reasonable and proper fees and disbursements
    (and any VAT payable on them) of:



| |        |                                                                                                                                                                                         
| | ------ | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 28.1.1 | the Surveyor the Accountant and any other
    individual firm or company employed or retained by the Landlord
    for (or in connection with) such surveying or accounting
    functions
|
| | 28.1.2 | the managing agents (whether or not the Surveyor)
    for or in connection with:                                                                                                        



| |  |          |                                                                                                                                                                                                                                                                                      
| |  | -------- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| |  | 28.1.2.1 | the management of the Building including but
    without prejudice to the generality of the foregoing the
    collection of the rents and all other sums due to the Landlord
    from the tenants of the Building                                                                    
|
| |  | 28.1.2.2 | the performance of the Services and any other
    duties in and about the Building or any part of it relating to
    (without prejudice to the generality of the above) the general
    management administration security maintenance protection and
    cleanliness of the Building



| |        |                                                                                                                                                                                                 
| | ------ | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 28.1.3 | any individual firm or company provided
    caretaking or security arrangements and services to the Building                                                                                    
|
| | 28.1.4 | any other individual firm or company employed by
    the Landlord to perform (or in connection with) any of the
    Services or any of the functions or duties referred to in this
    paragraph

6



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##### 





|     |                                                                                                                                                                                                                                           
|---- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|28.2 | The fees of the Landlord or a Group Company for
    any of the Services or the other functions and duties referred
    to in paragraph 28.1 above that shall be undertaken by the
    Landlord or a Group Company and not by a third party
|    
|29.  | Contracts for Service                                                                                                                                                                                                                     



| |                                                                                                                                                                                                                     
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | The cost of entering into any contracts for the
    carrying out of all or any of the Services and other functions
    and duties that the Landlord may in its reasonable discretion
    deem desirable or necessary



|    |          
|--- | ---------
|30. | Outgoings



| |                                                                                                                                                       
| | ------------------------------------------------------------------------------------------------------------------------------------------------------
| | All rates taxes assessments duties charges
    impositions and outgoings which are now or during the Term shall
    be charged assessed or imposed on:



|     |                                                                                                                                    
|---- | -----------------------------------------------------------------------------------------------------------------------------------
|30.1 | The whole of the Building where there is no
    separate charge assessment or imposition on or in respect of an
    individual unit
|    
|30.2 | The whole of the Common Parts or any part of them                                                                                  
|    
|31.  | Electricity, Gas etc                                                                                                               



| |                                                                                                  
| | -------------------------------------------------------------------------------------------------
| | The cost of the supply of electricity gas oil or
    other fuel for the provision of the Services



|    |                 
|--- | ----------------
|32. | Road etc Charges



| |                                                                                                                                                                                                                                                                                                                                                                                                                                     
| | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | The amount which the Landlord shall be called
    upon to pay and may properly pay as a contribution towards the
    expense of making repairing (including renewals but not
    rebuilding) maintaining and cleansing any ways roads pavements
    or structures Pipes or anything which may belong to or be used
    for the Building or any part of it exclusively or in common with
    other neighbouring or adjoining premises



|    |                            
|--- | ---------------------------
|33. | Statutory etc. Requirements



| |                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | The cost of taking all steps deemed desirable or
    expedient by the Landlord for complying with making
    representations against or otherwise contesting the incidence of
    the provisions of any statute byelaw or notice concerning town
    planning public health highways streets drainage or other
    matters relating to or alleged to relate to the Building or any
    part of it for which any tenant is not directly and exclusively
    liable



|    |         
|--- | --------
|34. | Nuisance



| |                                                                                                                                                                                                                
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | The cost to the Landlord of abating a nuisance
    in respect of the Building or any part of it greater than a
    single lettable area in so far as the same is not the liability
    of any individual tenant

35.



|     |                                                                                                                                                                                                               
|---- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|35.1 | Provided always that in relation to the
    calculation of the Gross Annual Expenditure or the Service
    Charge the Landlord shall not include the same sum more than
    once nor shall the Landlord or any

7



---



##### 





| |                                                                                           
| | ------------------------------------------------------------------------------------------
| | other person providing the Services be paid more
    than once for any service so provided



|     |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|---- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|35.2 | Notwithstanding the provisions of this Schedule
    the Landlord shall not recover or seek to recover from the
    Tenant any Service Charge or other payment in respect of any
    costs incurred by the Landlord of or incidental to the remedying
    of any defect in the structure of the Premises or the Building
    which manifests itself at any time during the Term or of any
    want of repair attributable to such defect which manifests
    itself at any time during the Term

8



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##### 



SIXTH SCHEDULE

Insurance

|    |                                                                                                     
|--- | ----------------------------------------------------------------------------------------------------
|1.  | Definition                                                                                          
|   
|1.1 | Insurance Cost means the sums that
    the Landlord shall from time to time pay by way of premium:



| |       |                                                                                                                                                                                                                                                                                                                                                                                                                            
| | ----- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 1.1.1 | for insuring the Building in accordance with this
    Schedule or (where such insurance includes other premises) the
    proportion reasonably attributable to the Building of the sums
    that the Landlord shall from time to time pay by way of premium
    for insuring the Building and such other premises (to be
    determined from time to time by the Surveyor acting as an expert
    and not as an arbitrator)
|
| | 1.1.2 | for insuring in such amount and on such terms as
    the Landlord shall consider appropriate against all liability of
    the Landlord to third parties arising out of or in connection
    with any matter involving or relating to the Building                                                                                                                                                                          



|    |                                                                                                                                                                                                                                                                                                                                                                                                 
|--- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|1.2 | Insured Risks means fire lightning
    explosion aircraft (including articles dropped from aircraft)
    riot civil commotion malicious persons earthquake storm tempest
    flood bursting and overflowing of water pipes tanks and other
    apparatus and impact by road vehicles and such other risks as
    the Landlord from time to time reasonably may think fit to
    insure against
|   
|2.  | Landlord to insure                                                                                                                                                                                                                                                                                                                                                                              
|   
|    | The Landlord shall insure the Building unless
    such insurance shall be vitiated by any act of the Tenant its
    agents or employees and keep the same insured against all the
    Insured Risks at all times                                                                                                                                                                                
|   
|3.  | Details of the Insurance                                                                                                                                                                                                                                                                                                                                                                        
|   
|    | Insurance shall be effected:                                                                                                                                                                                                                                                                                                                                                                    



|    |                                                                                                                                                                     
|--- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------
|3.1 | in such substantial and reputable insurance
    office or with such underwriters and through such agency as the
    Landlord may from time to time reasonably decide
|   
|3.2 | for the following sums:                                                                                                                                             



| |       |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
| | ----- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 3.2.1 | such sum as shall from time to time be the full
    cost (including any Value Added Tax thereon) of rebuilding and
    reinstating the Building including architects
    surveyors and other professional fees payable upon any
    applications for planning permission or other permits or
    consents that may be required in relation to the rebuilding or
    reinstatement of the Building the cost of debris removal
    demolition site clearance any works that may be required by
    statute and incidental expenses and

1



---



##### 





| |       |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
| | ----- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 3.2.2 | the loss of Rent and Service Charge (including
    any Value Added Tax thereon) payable under this Lease from time
    to time (having regard to any review of rent which may become
    due under this Lease) for three years or such longer period as
    the Landlord may from time to time reasonably deem to be
    necessary for the purposes of the planning and carrying out the
    rebuilding or reinstatement or (where such insurance includes
    this Lease and other leases) such proportion attributed to this
    Lease from time to time by the Surveyor acting as an expert and
    not as an arbitrator



|    |                                                                                                                                                                                                                                                                                                          
|--- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|3.3 | against damage or destruction by the Insured
    Risks to the extent that such insurance may ordinarily be
    arranged for property such as the Building with an insurer of
    repute and subject to such excesses exclusions or limitations as
    are usual in the insurance market from time to time
|   
|4.  | Suspension of Rent                                                                                                                                                                                                                                                                                       
|   
|4.1 | If and whenever during the Term:                                                                                                                                                                                                                                                                         



| |       |                                                                                                                                                                                                                                                                                                                                                                                    
| | ----- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 4.1.1 | the Premises (which expression in this
    clause 4 and in clauses 5 and 6 of this
    Schedule shall include the means of access thereto) or any part
    of them or the Building or any part of it or the Pipes or the
    Common Parts are damaged or destroyed by way of the Insured
    Risks so that the Premises or any part of them are unfit for
    occupation or use and
|
| | 4.1.2 | to the extent that payment of the insurance money
    is not refused by reason of any act or default of the Tenant its
    agents or employees the provisions of paragraph 4.2 shall
    have effect                                                                                                                                                                               



|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|--- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|4.2 | When the circumstances contemplated in
    paragraph 4.1 arise the Rent and the Service Charge or a
    fair proportion of it or them according to the nature and the
    extent of the damage sustained and the extent of the insurance
    monies not refused under paragraph 4.1.2 of this Schedule
    shall cease to be payable until the Premises or the Building or
    the affected parts aforesaid shall have been rebuilt or
    reinstated so that the Premises or the affected part are made
    fit for occupation or use (the amount of such proportion to be
    determined by arbitration in accordance with and subject to the
    provisions of the Arbitration Acts 1950 and 1979 and any
    statutory modification or re-enactment thereof for the time
    being in force)
|   
|5.  | Reinstatement and termination if prevented                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|   
|5.1 | If and whenever during the term the Premises or
    any part of them or the Building or any part of it or the Pipes
    or the Common Parts are damaged or destroyed by any of the
    Insured Risks and subject to paragraph 6.6 of this Schedule
    the Landlord shall use with due expedition its reasonable
    endeavours to obtain all planning permissions and other permits
    and consents that may be required under the Planning Acts or
    other statutes (if any) to                                                                                                                                                                                                                                                                                                            

2



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##### 



|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|--- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|    | enable the Landlord to rebuild or reinstate the
property so damaged or destroyed (Permissions)                                                                                                                                                                                                                                                                                                                                                   
|   
|5.2 | Subject to the provisions of paragraphs 5.3
    and 5.4 the Landlord shall as soon as the Permissions have been
    obtained or immediately where no Permissions are required apply
    all money received in respect of such insurance (except sums in
    respect of loss of Rent and Service Charge) in rebuilding or
    reinstating the Premises or the Building so destroyed or damaged
    making up any shortfalls out of its own resources
|   
|5.3 | For the purposes of this paragraph the expression
    Supervening Events means:                                                                                                                                                                                                                                                                                                                                                                  



| |       |                                                                                                                                                                                                                              
| | ----- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.3.1 | the Landlord has failed despite using its best
    endeavours to obtain the Permissions                                                                                                                                      
|
| | 5.3.2 | any of the Permissions have been granted subject
    to a lawful condition with which in all the circumstances it
    would be unreasonable to expect the Landlord to comply                                                 
|
| | 5.3.3 | some defect or deficiency in the site upon which
    the rebuilding or reinstatement is to take place would mean that
    the same could only be undertaken at a cost that would be
    unreasonable in all the circumstances
|
| | 5.3.4 | the Landlord is unable for reason not within the
    Landlords control to obtain access to the site for the
    purposes of rebuilding or reinstating                                                                       
|
| | 5.3.5 | the rebuilding or reinstating is prevented by war
    act of God Government actions strike lock-out                                                                                                                          



|    |                                                                                                                                                                                                                                                                                                                                                     
|--- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|5.4 | The Landlord shall not be liable to rebuild or
    reinstate the Premises or the Building if and for so long as
    such rebuilding or reinstating is prevented by Supervening Events                                                                                                                                                               
|   
|5.5 | If upon the expiry of a period of two years
    commencing on the date of the damage or destruction the Landlord
    has not commenced the rebuilding or reinstatement of the
    Premises or the Building either party may by notice served at
    any time within 6 months of the expiry of such period
    invoke the provisions of paragraph 5.6
|   
|5.6 | Upon service of a notice in accordance with
    paragraph 5.5:                                                                                                                                                                                                                                                                                      



| |       |                                                                                                                                                                                                                                                                                                                                                         
| | ----- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 5.6.1 | the Term will absolutely cease but without
    prejudice to any rights or remedies that may have accrued to
    either party against the other including (with prejudice to the
    generality of the above) any right that the Tenant might have
    against the Landlord for a breach of the Landlords
    covenants set out in paragraph 5.1 and 5.2
|
| | 5.6.2 | all money received in respect of the insurance
    effected by the Landlord pursuant to this clause shall belong to
    the Landlord                                                                                                                                                                                                                    

3



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##### 



|   |                                     
|-- | ------------------------------------
|  
|6. | Tenants Insurance Covenants        
|   | The Tenant agrees with the Landlord:



|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|--- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|6.1 | to comply with all the reasonable requirements
    and recommendations of the insurers                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|   
|6.2 | not knowingly to do or omit anything that could
    cause any policy of insurance on or in relation to the Premises
    to become void or voidable wholly or in part nor (unless the
    Tenant shall have previously notified the Landlord and have
    agreed to pay the increased premium) anything by which
    additional insurance premiums may become payable                                                                                                                                                                                                                           
|   
|6.3 | not to store or bring onto the Premises any
    article substance or liquid of a specifically combustible
    inflammable or explosive nature and to comply with the
    reasonable requirements and recommendations of the fire
    authority as to fire precautions relating to the Premises                                                                                                                                                                                                                                                                                                 
|   
|6.4 | not to obstruct the access to any fire equipment
    or the means of escape from the Premises nor to lock any fire
    door while the Premises are occupied                                                                                                                                                                                                                                                                                                                                                                                                                                    
|   
|6.5 | to give notice to the Landlord as soon as
    reasonably practicable upon the happening of any event which
    might affect any insurance policy on or relating to the Premises
    or upon the happening of any event against which the Landlord
    may have insured under this Lease of which the Tenant its agents
    and employees have notice                                                                                                                                                                                                                                           
|   
|6.6 | if and whenever during the Term the Premises or
    any part of them are damaged or destroyed by an Insured Risk and
    the insurance money under the policy of insurance effected by
    the Landlord pursuant to its obligations contained in this Lease
    is by reason of any act or default of the Tenant its agents or
    employees wholly or partially irrecoverable immediately in every
    such case to pay to the Landlord on demand the amount of such
    insurance money so irrecoverable in which event the provisions
    of paragraphs 5 and 6 of this Schedule shall apply
|   
|7.  | Landlords Insurance Covenants                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|   
|    | The Landlord agrees with the Tenant in relation
    to the policy of insurance effected by the Landlord pursuant to
    its obligations in this Schedule                                                                                                                                                                                                                                                                                                                                                                                                                                       



|    |                                                                                                                                           
|--- | ------------------------------------------------------------------------------------------------------------------------------------------
|7.1 | to produce to the Tenant on demand reasonable
    evidence of the terms of the policy and the fact that the last
    premium has been paid
|   
|7.2 | to produce that the interest of the Tenant is
    noted or endorsed on the policy                                                         
|   
|7.3 | to notify the Tenant of any material change in
    the risks covered by the policy from time to time                                      

4



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##### 





|    |                                                                                                                                                              
|--- | -------------------------------------------------------------------------------------------------------------------------------------------------------------
|7.4 | to produce to the Tenant on demand written
    confirmation from the insurers that they have agreed to waive
    all rights of subrogation against the Tenant

5



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##### 



SEVENTH SCHEDULE

(Landlords Fixtures and
Fittings)

The radiators window and door fittings light
fittings electrical equipment and carpeting (but excluding any
electrical equipment which is brought onto the Premises by the
Tenant)

1



---



##### 



EIGHTH SCHEDULE

|    |                                                                                                                                                                                                                                                                                                                                                                                                                                   
|--- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|   
|1.  | Guarantee                                                                                                                                                                                                                                                                                                                                                                                                                         
|   
|1.1 | The Guarantor(s) (jointly and severally)
    guarantee(s) to the Landlord that the Tenant will pay the rents
    reserved by and perform and observe all the Tenants
    covenants in this Lease throughout the Term and the Guarantor(s)
    will pay and make good to the Landlord on demand any losses
    damages costs and expenses suffered or incurred by the Landlord
    by reason of any failure of the Tenant to do so
|   
|1.2 | This guarantee is to take effect immediately on
    the assignment of the Lease to the Tenant and is to remain in
    force for so long as and to the extent that the Tenant is not
    released by law from liability for the Tenants covenants
    in this Lease                                                                                                                                                               
|   
|1.3 | In the context of these guarantee provisions,
    reference to the Tenant are to the assignee only (in its
    capacity as Tenant) with respect to whom this guarantee is given                                                                                                                                                                                                                                                   
|   
|2.  | No Waiver or Release of Liability                                                                                                                                                                                                                                                                                                                                                                                                 
|   
|    | The Guarantor(s) is not to be released from
    liability under these provisions by reason of: -                                                                                                                                                                                                                                                                                                                                  



|    |                                                                                                                                                                                                                                                                                                
|--- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|2.1 | any forbearance the granting of any time or any
    other indulgence on the part of the Landlord; or                                                                                                                                                                                           
|   
|2.2 | any variation of this Lease, made with the
    consent of the Guarantor(s), and the guarantee of the
    Guarantor(s) in paragraph 1 is to operate in relation to
    this Lease as it may be varied from time to time                                                                         
|   
|3.  | Guarantor(s) to accept new Lease upon Disclaimer                                                                                                                                                                                                                                               
|   
|3.1 | If this Lease is determined by re-entry by the
    Landlord or is effectively determined by disclaimer, the
    Guarantor(s) shall, if the Landlord by notice in writing within
    three months after the date of determination so requires take
    from the Landlord a lease of the Premises
|   
|3.2 | The Lease to be granted to the Guarantor(s) under
    paragraph 3.1 is to be on the following terms: -                                                                                                                                                                                         



| |       |                                                                                                                                                                                                                    
| | ----- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 3.2.1 | the term is to commence on the date of
    termination of this Lease and to be equal to the residue of the
    Term which would have remained unexpired at the date of this
    Lease had not then been terminated;
|
| | 3.2.2 | the yearly rent is to be the same as would have
    been payable under this Lease if it had continued;                                                                                                             
|
| | 3.2.3 | the Lease is otherwise to be on the same terms
    and conditions as would have applied under this Lease if it had
    been continued undetermined; and                                                            

1



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##### 





|    |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |                                                                                                                                                                
|--- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------ | ---------------------------------------------------------------------------------------------------------------------------------------------------------------
|    | 3.2.4                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                | the Guarantor(s) (is) (are) to succeed to the
    rights and assume the liability of the Tenant under this Lease
    as if the Lease had continued undetermined
|   
|4.  | Subordination of rights of Guarantor(s)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|   
|4.1 | With respect to any sums paid by the Guarantor(s)
    under this Schedule and to any other rights which may accrue to
    the Guarantor(s) in respect of any sums so paid or liabilities
    incurred under this guarantee or in the observance performance
    or discharge of the obligations and covenants of the Tenant in
    this Lease, the Guarantor(s) shall rank and be entitled to
    enforce its rights only after all obligations and covenants
    under this guarantee have been fully observed and performed, and
    if they have not the Guarantor(s) shall not:-



| |       |                                                                                                                                                                                                                                                                                                                                                                                                                              
| | ----- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 4.1.1 | seek to recover from the Tenant, or any other
    third party whether directly or by way of set-off lien
    counterclaim or otherwise or accept any money or other property
    or security or exercise any rights in respect of any sum which
    may be or become due to the Guarantor(s) on account of the
    failure by the Tenant to observe and perform or discharge such
    obligations or covenants in this Lease;
|
| | 4.1.2 | claim, prove or accept any payment in composition
    by way of winding-up, liquidation, bankruptcy or other form of
    insolvency of the Tenant in competition with the Landlord for
    any amount whatsoever owing to the Guarantor(s) by the Tenants;
    nor                                                                                                                                                           
|
| | 4.1.3 | exercise any right or remedy in respect of any
    amount paid by the Guarantor(s)under this Lease or any liability
    incurred by the Guarantor(s) in observing, performing or
    discharging the obligations and covenants of the Tenant                                                                                                                                                                                 



|    |                                                                                                                                                   
|--- | --------------------------------------------------------------------------------------------------------------------------------------------------
|4.2 | The Guarantor(s) warrant(s) that it has not
    taken, and undertakes with the Landlord that it will not without
    the consent of the Landlord:-



| |       |                                                                                                                                                                                                                                                                    
| | ----- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | 4.2.1 | take any security from the Tenant in respect of
    this guarantee and, if any such security is so taken
    notwithstanding, it shall be held on trust for the Landlord as
    security for the respective liabilities of the Guarantor(s) and
    the Tenant; nor
|
| | 4.2.2 | be entitled to any right of proof in the
    bankruptcy, liquidation or other form of insolvency of the
    Tenant or exercise any other right of the Guarantor(s)
    discharging his liability in respect of such obligations and
    covenants                  

2



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##### 



EXECUTED as a Deed by the Landlord acting by a
Director and its Secretary or by two Directors



| |                
| | ---------------
| | /s/ [illegible]
| |                
| | Director       
|
| | /s/ [illegible]
| |                
| | Director       

3



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##### 



Diagram: Second floor plan as proposed. Drawing
No. 3.