| 1.0   | TERM LOAN      (TL) |
|-----------------|---------------------|

|   |  Limit | :   RM9,625,000.00      (Ringgit Malaysia Nine Million Six Hundred Twenty Five      Thousand Only). |
|--------|-------------|-------------------------------------------------------------------------------------------------------------------------|

|   |         Purpose     |  :  To      finance 77% purchase of land and building |
|--------|---------------------------------------------------|-----------------------------------------------------------------|

|   |  Nature |  :       Non-Revolving |
|--------|--------------|----------------------------------|

|   | Tenor | :  Up      to a maximum of fifteen (15) years or 180 months from the date of      final drawdown/disbursement. |
|--------|-------|-------------------------------------------------------------------------------------------------------------------------------|

|   |  Prescribed      Lending Rate | :   1.      Floating Rate: BLR - 1.5% per annum. (Option1) |
|--------|------------------------------------|---------------------------------------------------------------------------|

|   | 2.      Fixed Rate: 5 years (All-in-Rate): 7.12% p.a. (Option 2) Thereafter:      BLR-1.50% p.a. |
|--------|--------------------------------------------------------------------------------------------------|

|   | Availability      Period | :   Within      six (6) months from the date of this Letter of Offer. Any undrawn portion      of the loan is deemed to becancelled. |
|--------|--------------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------|

|   | Disbursement      Clause | :    Disbursements      will be made directly to vendor based on Sales & Purchase      Agreement or reimbursed to TTMSB with evidence of      payment. |
|--------|--------------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | Interest      Payment | : | Monthly      in arrears commencing one month from the date of first drawdown. The mode      of payment will be made by debiting TTMSB's current account with us on the      respective due date(s) provided always there are sufficient      funds. |
|--------|-----------------------|---|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | Interest      Variation Clause | :    The      Bank shall be entitled at any time and from time to time vary at its      discretion the BLR and/or spread. Any interest due but not paid on due      date will be added onto the principal outstanding and interest      will accrue on such credit facility or  accommodation. |
|--------|--------------------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | Repayment | : | 1. | Repayment      of the principal and interest (inclusive) are to be paid over a period of      15 years by ISO monthly installments of RM77.374.00 each under Floating      Rate (Option 1). |
|--------|-----------|---|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | 2. | Repayment      of the principal and interest (inclusive) are to be paid over period of 5      years by 60 monthly installments of RM87,160.00 each under Fixed Rate. And      over period of 10 years by 120 monthly installment of RM80,104.00 each      under Floating rate (Option 2). |
|--------|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | Interest      Variation Clause | :    The      Bank shall be entitled at any time and from time to time vary at its      discretion the BLR and/or spread. Any interest due but not paid on due      date will be added onto the principal outstanding and interest will accrue      on such credit facility oraccommodation. |
|--------|--------------------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | Mode      of Repayment  | :   The      mode of payment will be via debiting TTMSB's current account with us on      the respective due date(s) provided always there are sufficient      funds. |
|--|------------------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | Late      Repayment  | :   Any      late payment will attract an additional interest rate of 1.0% per annum or      such other rates as determined by the Bank from time to time, above the      prevailing prescribed lendingrate. |
|--|---------------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | Disbursement  | :  Disbursement      shall be made in accordance with the following principal      provisions: |
|--|--------------------|----------------------------------------------------------------------------------------------------------|

| (a)   | Seven      (7) business days prior irrevocable written notice given to the Bank for      each disbursement. |
|-----------------|-------------------------------------------------------------------------------------------------------------|

| (b)   | Disbursement      shall be made either on the business day of the middle of the month or on      the last business day for themonth. |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------|

| (c)   | Compliance      with conditions precedent. |
|-----------------|--------------------------------------------|

|  | QuitRent/Assessment  | :           You      are required to pay quit rent annually and a copy of the receipt is to be      submitted to the Bank before the 31st of May each year. You have also to      settle all rate assessments and other taxes as they fall due and submit      copies of the receipts to the Bank. The Bank can debit your account for      these payments as well as other charges as and when they fall      due. |
|--|---------------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| (a)   |  General      Facility Agreement for RM9,625,000.00. |
|-----------------|-----------------------------------------------------------|
|            |                                                      |

| (b)   | Registered      1" party 1" legal charge in our favour for RM9,625,000.00 to be created      over the Factory A (Single storey), factory B (double storey) and factory      C (three storey) held under Title No. PM33, 52540, Mukim of Damansara,      District of Petaling, Selangor Darul Ehsan and H.S. (D) 108103 PT 6 Bandar      Petaling Jaya, District of Petaling, Selangor Darul Ehsan known as Lot      11A, Jalan SS 8/2, Sungai Way Free Industrial Zone, SS 8, 47300 Petaling      Jaya, Selangor. |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|            |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |

| (c)   | 3      months installment amounting to RM232,122.00 (Option 1) or RM261,477.69      (Option 2) to be kept in Fixed Deposit & pledged to the      Bank. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (a)   | Confirmation      of issuance of Certificate of Fitness for the building to be furnished      prior to drawdown. |
|-----------------|------------------------------------------------------------------------------------------------------------------|

| (b)   | Submission      of Fresh valuation report, to be obtained from Bank's panel of valuers      indicating a minimum market value of RM12,500,000.00 for both properties      mentioned under 2(b). The loan amount will be reduced proportionately in      the event of reduction in current marketvalue. |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c)   |  Completion      of all documentation in form substance acceptable to the    Bank. |
|-----------------|-----------------------------------------------------------------------------------------|

| (d)   |  Facility      fee of RM14,000.00 is payable upon acceptance of this letter of      offer. |
|-----------------|-------------------------------------------------------------------------------------------------|

| (a)   | All      costs, charges and expenses incurred by the Bank in connection with or      arising from or incidential to the credit facility (even though the said      documents are not executed by you for any reasons whatsoever) to the      Bank's enforcement of its rights thereunder including, but not limited to      the Bank's solicitor's fees (on a solicitor and client basis) stamp duty      (including penalty if applicable), insurance premium and others shall be      borne by you and shall be payableimmediately. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   |  The      Bank may at its sole and absolute discretion debit to the Current Account      the amount due. |
|-----------------|---------------------------------------------------------------------------------------------------------------|

| (c)   | The      amount if it remains unpaid shall bear interest at the Prevailing Rate      and/or Default Rate whichever is applicable from the date of      debiting. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (a)   |  Any      amounts prepaid shall be applied in the inverse order of      maturity. |
|-----------------|----------------------------------------------------------------------------------------|
|            |                                                                                   |

| (b)   | Any      notice in writing received by the Bank for any prepayment shall be      irrevocable and the amount prepaid shall not be available for      redrawing. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------|
|            |                                                                                                                                                           |

| (c)   | Any      prepayment shall be made on principal and/or interest payment dates where      applicable, failing which an additional break funding cost which shall be      at the discretion of the Bank to determine, shall be    charged. |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|            |                                                                                                                                                                                                                                    |

| (d)   |  Prepayment      is only allowed after full disbursement of the  loan. |
|-----------------|-----------------------------------------------------------------------------|

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|                (e)   | Any      prepayment made shall be subject to a minimum amount of Ringgit Malaysia      Two Hundred Fifty Thousand (RM250,000.00) for each prepayment at any one      time. |
|-----------------------------------------------------------------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (f)   |  Lock      in period of 5 anniversary years from the date of full      drawdown. |
|-----------------|---------------------------------------------------------------------------------------|

| (g)   | Prepayment      penalty charge of 3.0% on the approved loan amount will be imposed for      full settlement of the loan during the lock-in  period. |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------|

| (a)   | To      provide a certified copy of the necessary Board Resolution to accept the      Facility stating the person or persons authorised to sign the Letter of      Offer and other related documents and to operate the Facility from time to      time together with their specimensignature(s). |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | All      other terms and conditions specified in the Bank's General Facility      Agreement shall be applicable. |
|-----------------|------------------------------------------------------------------------------------------------------------------|

|   | (a)    Interest      shall be calculated based on the daily outstanding balance at the      Prescribed Spread above the Bank's Base Lending Rate (BLR). The total      interest for the month shall be debited to the current account at the end      of each month. |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (b)     The      Bank's BLR, which is currently at six point seven,five zero percent      (6.75%) per annum, is subject to change depending on market conditions or      such other reasons as the Bank at its sole discretion deems      fit. |
|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c)   | The      Bank shall communicate such change in the Bank's BLR by displaying a      notice in the Bank's premises or by publication in a newspaper of the      Bank's choice. Such change shall take effect on the date specified      therein. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (d)   | Notwithstanding      any change to the Bank's BLR, the Bank shall be at liberty to vary the      Prevailing Rate. Such change shall be notified accordingly and shall take      effect on the date specifiedtherein. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (a)     You      shall pay Default Rate (before and after judgment) at the rate of three      point five percent (3.5%) or any variation above BLR per annum subject to      a minimum of Ringgit Malaysia Five (RM 5-00): |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   |                                                                                                                                                                                                                                                |

| (i) |  on      the amount in excess of your ApprovedLimit; |
|-----|-----------------------------------------------------------|

| (ii) |  on      any amount due but remainingunpaid; |
|------|---------------------------------------------------|

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| (iii)  |    on      the balance outstanding if the Facility is recalled or after the Duration      Tenure hadexpired; |
|-------------|-----------------------------------------------------------------------------------------------------------------------------|

|   | (b)    Not-withstanding      demand has not been made, Default Rate shall accrue until the account is      within the Approved Limit or date of actual  payment. |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (a)    |  Subject      to the Bank's sole discretion. |
|-----------------------|---------------------------------------------------|

| (b)   | Notwithstanding      the Tenure determined by the Bank, the Bank reserves the right to recall      the credit facilities in the event of default or breach of any of the      terms of the credit facilities. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (a)   | All      payments to be made to the Bank shall be in full without set-off or      counterclaim, free and clear of and without deduction for any taxes,      levies, impost, duties, charges, fees, deductions, withholdings,      restrictions or conditions of anydescription. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | If      the law requires such deduction from any payment, you shall ensure that      the net amount received by the Bank shall equal the full amount which the      Bank would have had received, had no such deduction been    made. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (a)   | taken      together with the Bank's obligation under the Facility being made is that      the Bank incur a cost; or |
|-----------------|---------------------------------------------------------------------------------------------------------------------|

| (b)   |  is      to increase the cost to the Bank in funding or maintaining the      Facility; |
|-----------------|---------------------------------------------------------------------------------------------|

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| (a)   |  Any      notice required to be given |
|-----------------|--------------------------------------------|

| (i)   | to      the Bank, shall be addressed and delivered to the Branch, marked for the      attention of the Manager |
|-----------------|----------------------------------------------------------------------------------------------------------------|
|            |                                                                                                           |
| (ii)       | to      you ,shall be addressed and delivered to you at your usual or last known      address                  |

| (b)   | Every      notice or other communication shall be in writing and be deemed to have      been received (if sent by post) 24 hours after despatch and (if delivered      personally) at the time of delivery or despatch if during normal business      hours in the place and otherwise at the opening of business in that place      on the next succeeding such working day, provided that any notice or      communication to be made or delivered by you to the Bank shall be      effective only when the Bank actually receives  it. |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (a)  |   You      hereby consent to the disclosure by the Bank of any information relating      to the credit facility: |
|-----------|----------------------------------------------------------------------------------------------------------------------------|

| (i)   |  to      its auditors, legal counsel and other professional    advisors; |
|-----------------|-------------------------------------------------------------------------------|

| (ii)   |  to      any such person who gives any security under the credit      facility; |
|------------------|--------------------------------------------------------------------------------------|
|             |                                                                                 |

| (iii)   | to      the Central Credit Bureau or other relevant authorities to whom such      Bureau or authorities are required to make such disclosure. Bank Negara      Malaysia has established the Central Credit Bureau to collect information      from Banks regarding the credit facilities which they grant to their      customers in order to enable participating banks (of which the Bank is      one), who are approached for credit facilities by a customer, to be      informed by the Bureau of the aggregate credit facility granted to that      customer by other banks. This information is kept strictly in confidence      between the Bureau and all participating banks and it is a term of the      credit facility offered herein that information regarding it, shall be      given to the Bureau for the use of the Bureau and the participating      banks; |
|-------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|              |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
| (iv)    |  to      the Companies within the Bank's Group;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |

| (v)   | pursuant      to any subpoena or other legal provisions or in connection with any      action, suit or proceeding relating to the credit facility or      security; |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|            |                                                                                                                                                                |
| (vi)       |  pursuant      to any law                                                                                                                                      |

| (vii)   | The      Bank reserves the right to convert the credit facility into a term loan      facility on terms and conditions as the Bank deems  fit. |
|-------------------|------------------------------------------------------------------------------------------------------------------------------------------------|

| (viii)   | The      Bank may at any time impose additional terms or vary or modify the terms      of the credit facility at its sole and absolute  discretion. |
|--------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------|

| (ix)   | The      Bank reserves the right to close the Current Account if required pursuant      to the Biro Maklumat Cek (a Central Bureau set up within Bank Negara      Malaysia to monitor the "bad" cheque incidents)  Blacklist. |
|------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|