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Exhibit 10.65
 Please quote our reference when replying 
Our Ref: JTC(L) 3729/15A/EO
    
    (JTC LOGO)
  JTC CorporationUNIVERSAL (FAR EAST) PTE. LTD.
    
    
    
    The JTC SummitBLK 1008 TOA PAYOH NORTH
    
    
    
    8 Jurong Town Hall Road#03-09
    
    
    
    Singapore 609434SINGAPORE 318996BY FAX & POST
    
    contactFAX: 62596355
    
    centre hotline
    
    1800 568 7000main line
    
    (65) 6560 0056facsimile
    
    (65) 6585 5301Attn: Ms Janice Tay
    
    
    
    website
    
    www.jtc.gov.sg
  RENEWAL OFFER OF TENANCY FOR FLATTED FACTORY KNOWN AS PRIVATE LOT A0958202 AT BLK 1008 TOA
PAYOH NORTH #02-17 SINGAPORE 318996 ( PREMISES )
 1.
    
    We refer to your tenancy of the Premises. In accordance with our letter of offer to you
dated 19 April 2004 (Tenancy) and our consent on the transfer of tenancy dated
22 December 2005, we are pleased to inform you that we are prepared to renew the
Tenancy at the Premises for a further term of 3 years(Term) commencing from 16 June 2007
(Commencement Date) upon the same covenants, terms and conditions as set out in the
Tenancy except for the Option for Renewal and the following:Building Rent&Service Charge
 1.1
    
    $10.50 per square metre per month(Building Rent) on the Area from the
Commencement Date, to be paid without demand and in advance without deduction on the
1st day of each month of the year (i.e. 1st of January,
February, March, etc.).1.2
    
    $2.25 per square metre per month(Service Charge) on the Area as charges
for services rendered by us, payable by way of additional and further rent without
demand on the same date and in the same manner as the Building Rent, subject to our
revision from time to time.1.3
    
    For the purpose of paragraphs 1.1 and 1.2 of this letter, Area means the Area
stipulated in the Tenancy.




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Security Deposit/Bankers Guarantee
 three (3) months (1) months Security Deposit
 (a)
    
    The Security Deposit may be in the form of cash or acceptable Bankers Guarantee in the
form attached (effective from 16 June 2007 to 15 September 2010),or such other form of
security as we may in our absolute discretion permit or accept.(b)
    
    The Security Deposit shall be maintained at the same sum throughout the Term and shall
be repayable to you without interest, or returned to you for cancellation, after the
termination of the Term (by expiry or otherwise) or expiry of the Bankers expiry of the
Bankers Guarantee, as the case may be, subject to appropriate deductions or payment to us
for damages or other sums due under the Tenancy.(c)
    
    If the Service Charge is increased or any deductions are made from the Security
Deposit, you shall immediately pay the amount of such increase or make good the deductions
so that the Security Deposit shall at all times be equal to one (1) monthsBuilding Rent
and Service Charge.(d)
    
    If at any time during the Term, your GIRO payment is discontinued, then you shall place
with us, within two (2) weeks of the date of discontinuance of your GIRO payment, the
additional sum equivalent to two (2) months Building Rent and Service Charge, so that the
Security Deposit shall at all times be equal to three (3) monthsBuilding Rent and Service
Charge for the remaining period of the Term.(e)
    
    If at any time during the Term the off-budget measure is withdrawn you shall, if
required in writing by us, also pay to us the additional sum equivalent to two (2) months
Building Rent and Service Charge, so that the Security Deposit shall at all times be equal
to three (3) monthsBuilding Rent and Service Charge for the remaining period of the Term.
 2
    
    Please note that this offer shall lapse if we do not receive the following by 16 August 2007:
 (a)
    
    Duly signed letter of acceptance of this offer, in the form set out in the Letter
of Acceptance attached at Annex B. We shall stamp the Letter of Acceptance and return
the stamped letter to you;(Please date as required in your letter of acceptance)(b)
    
    Payment of the sum set out in the Payment Table attached at Annex A;




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3
    
    Your due acceptance of this offer in accordance with paragraph 2 of this letter shall, together
with the offer, constitute a binding tenancy agreement.4
    
    Please also note that our offer herein does not at any time prejudice or waive any of our rights
or remedies for breaches of your obligations to us. Any waiver by us, to be effective, must be
clearly and specifically stated in writing.5
    
    Exclusion of Contracts [Rights of Third Parties] ActA person who is not a party to this offer shall have no right under the Contracts
(Rights of Third Parties) Act (Cap53B, as may be amended or revised from time to time) to
enforce any of the covenants, terms or conditions of the offer.6
    
    Jurisdiction and Governing LawThis offer shall be interpreted in accordance with the laws of Singapore and any
legal proceedings, actions or claims arising from or in connection with the offer shall be
commenced in and heard before the courts of Singapore and you agree to irrevocably submit
yourself to the exclusive jurisdiction of the courts of Singapore.7
    
    VariationAny variation, modification, amendment, deletion, addition or otherwise of this
offer shall not be enforceable unless agreed by both parties and reduced in writing by us.
No terms or representation or otherwise, whether express or implied, shall form part of
this offer other than what is contained in this letter.8
    
    To guide and assist you, we enclose a Schedule of Statutory Controlsfor Flatted Factory
Occupants.
  
 Eddy Ong Kok YongSenior Officer (Lease Management)Flatted Factory & Business Park DepartmentCustomer Services GroupDID
    
    
    :
    
    
    68833721HP
    
    
    :
    
    
    91252919FAX
    
    
    :
    
    
    68855936Email
    
    
    :
    
    
    ongkye@jtc.gov.sg
 ENCS
    
    -
    
    Payment TableSpecimen Acceptance FormSchedule of Statutory Controls (SC3)  BY POST




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ANNEX A
 OFFER OF TENANCY FOR PREMISES AT BLK 1008 TOA PAYOH NORTH #02-17 SINGAPORE 318996 -
UNIVERSAL (FAR EAST) PTE LTD
 5 & 7%Site: A0958202 (77.3 sq metres)
    
    
    
    
    
    Amount
    
    GSTRent at $10.50
per sq m per month on 77.3
sq m for period 16 June 2007 to 30 June
2007
    
    $
    405.83Service charge at $2.25 per sq m per
month on 77.3 sq m for period 16 June 2007 to
30 June 2007
    
    $
    86.96
    
    
    $
    492.79
    
    
    $
    24.64Rent at $10.50 per sq m per month on 77.3
sq m for period 1 July 2007 to 15July 2007
    
    $
    405.83Service charge at $2.25 per sq m per
month on 77.3 sq m for period 1 July 2007 to 15
July 2007
    
    $
    86.96
    
    
    $
    492.79
    
    
    $
    34.50Less:
    
    Amount to be deducted thru GIRO
    
    
    
    
    
    $
    1,044.72Deposit equivalent to 3 months rent and
service charge (or Bankers Guarantee)
    
    $
    2,956.74Less: Deposit equivalent to 2 months
rent and service charge (Off-budget
Measure)
    
    $
    1,971.16
    
    
    $
    985.58Less:
    
    Deposit paid for the tenancy period from 15
Dec 2005 to 16 June 2007
    
    
    
    
    
    $
    985.58Balance Amount Due
    
    
    
    
    
    $
    Stamp Duty for Letter of Acceptance
    
    
    
    
    
    $
    96.00Note :
    
    If the Letter is not returned to us within 14 days
of the date of the Letter, you will have to pay penalty on
the stamp duty which is imposed by Stamp Duty Office of
IRAS.Amount Payable
    
    
    
    
    
    $
    96.00
 $1,044.72 GIRO August 2007.
 $96/- 16 August 2007.