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Exhibit 10.64
 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 & MAIL
    
    contactFAX: 62596355
    
    centre hotline
    
    1800 568 7000main line
    
    (65) 6560 0056facsimile
    
    (65) 6565 5301Attn: Jalene Ng (Ms)
    
    
    
    website
    
    www.jtc.gov.sg
  RENEWAL OFFER OF TENANCY FOR FLATTED FACTORY KNOWN AS PRIVATE LOT A0958200 AT
BLK 1008 TOA PAYOH NORTH #01-09/10/11 SINGAPORE 318996 ( PREMISES )
 1.
    
    We refer to your tenancy of the Premises. In accordance with our letter of offer
to you dated 10 September 2003(Tenancy), 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 November 2006(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
    
    $12.85 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
Building 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
 1.4
    
    Ordinarily we would require a tenant to lodge with us a security deposit equivalent to three
(3) months Building Rent and Service Charge. However, as an off-budget measure and as payment by
GIRO has been made a condition with which you must comply under Clause 3 of this letter, you
shall, at the time of your acceptance of the Offer, be required to place with us a deposit
equivalent to one (1) months Building Rent and Service Charge (Security Deposit) as
security against any breach of the covenants, terms and conditions in the Tenancy subject to the
terms and conditions set out below.1.5
    
    The Security Deposit-
 1.5.1
    
    may be in the form of cash or acceptable Bankers Guarantee in the form attached
(effective from 16 November 2006 to 15 February 2010), or such other form of security as
we may in our absolute discretion permit or accept;1.5.2
    
    shall be maintained at the same sum throughout the Term; and1.5.3
    
    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 Guarantee, as the case may be,
subject to appropriate deductions or payment to us for damages or other sums due
under the Tenancy.
 1.6
    
    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s Building Rent and Service Charge.1.7
    
    If at any time during the Term -
 1.7.1
    
    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;




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1.7.2
    
    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
7 March 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;
 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
    
    Variation to the TenancyAny 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.




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8
    
    To guide and assist you, we enclose a Schedule ofStatutory Controlsfor Flatted
Factory Occupants.
  
 Eddy OngSenior Officer (Lease Management)Flatted Factory & Business Park DepartmentCustomer Services GroupDID
    
    
    :
    
    
    68833721HP
    
    
    :
    
    
    91252919FAX
    
    
    :
    
    
    68855936Email
    
    
    :
    
    
    ongkye@jtc.gov.sg
 ENCS
    
    -
    
    Payment TableSpecimen Acceptance FormSpecimen BGSchedule of Statutory Controls (SC3)]




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ANNEX A
 OFFER OF TENANCY FOR PREMISES AT BLK 1008 TOA PAYOH NORTH #01-09/10/11 SINGAPORE 318996
- UNIVERSAL (FAR EAST) PTE LTD
 5%Site: A0958200 (204.6 sq metres)
    
    
    
    
    
    Amount
    
    GSTRent at $12.85
per sq m per month on
204.6 sq m for period 16 November 2006 to 15
December 2006
    
    $
    2,629.11Service charge at $2.25 per sq m per month
on 204.6 sq m for period 16 November 2006 to 15
December 2006
    
    $
    460.35
    
    
    $
    3,089.46
    
    
    $
    154.47Less:
    
    Amount to be deducted through GIRO
    
    
    
    
    
    $
    3,234.93Deposit equivalent to 3 months rent and
service charge (or Bankers Guarantee)
    
    $
    9,268.38Less:
    
    Deposit equivalent to 2 months rent and
service charge (or Bankers Guarantee)
    
    $
    6,178.92
    
    
    $
    3,089.46Stamp Duty for Letter of Acceptance
    
    
    
    
    
    $
    298.00Note :
    
    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
    
    
    
    
    
    $
    3,387.46
 $3,234.93
 $3,387.46 7 March 2007. $298 $3,089.46.