Exhibit 10.22

|DATED | 24th December | 1999
|----- | ------------- | ----

Cornhill Insurance PLC

-and-

Eyretel Limited

---

AGREEMENT
FOR UNDERLEASE

-of-

1st
and 2nd Floor, Kings Court,
Wings B & C, Kingston Road, Leatherhead, Surrey

---

Cornhill Insurance PLC
57 Ladymead
Guildford
Surrey
GUI IDB
Tel: 01483 552511
Fax: 01483 552946

1

---

THIS AGREEMENTis made the 24th day of December 1999

BETWEEN:

1    DEFINITIONS AND INTERPRETATION

In
this agreement, the expressions defined in this Clause 1 have the meanings given.

1.1    'The Completion Date'

'The
Completion Date' means 24th December 1999.

1.2    'The Superior Lease'

'The
Superior Lease' means the Lease dated 5th May 1999 and made between the Landlord and Norwich Union Life and Pensions Limited where the premises described in Schedule 1
were demised to the Landlord from 25th Day of March 1999 for a term of 25 years.

1.3    'The Superior Landlord'

'The
Superior Landlord' means Norwich Union Life and Pensions Limited.

1.4    Gender And Number

Words
importing one gender are to be construed as importing any other gender; words importing the singular are to be construed as importing the plural and vice versa.

1.5    Headings

The
clause, paragraph and schedule headings do not form part of this agreement and are not to be taken into account in its construction or interpretation.

1.6    Interpretation of 'the Landlord'

'The
Landlord' includes the Landlord's successors in title to the Premises, and any other person who is at any time entitled to the reversion immediately expectant on the term agreed to be granted by
this agreement.

1.7    Joint and several obligations

Where
any party comprises two or more persons, the obligations and liabilities of that party under this agreement are to be joint and several obligations and liabilities of those persons.

1.8    'The Lease'

'The
Lease' means a lease of the Premises for a term of twenty five years (less five working days) from 25th March 1999 granted in consideration of an initial rent of
£417,075 (Four Hundred and Seventeen Thousand and Seventy Five pounds) per year exclusive of VAT, in the form of the draft lease annexed and initialled by or on behalf of the parties
hereto.

2

---

1.9    'The Premises'

'The
Premises' means the land and premises shown edged red on the plan annexed hereto which are particularly described in Schedule 1, being the land and premises comprised in title number
[SY686893]

1.10    'Bank Guarantee'

The
'Bank Guarantee' means a bank guarantee to be given to the Landlord as security for rent payable under the terms of the Lease by H.S.B.C Bank PLC in the form of the draft annexed.

1.11    References to clauses, paragraphs and schedules

References
in this agreement to any clause, subclause, paragraph, subparagraph or schedule without further designation are to be construed as references to the clause, subclause, paragraph,
subparagraph or schedule of this agreement so numbered.

1.12    'The Rent Commencement Date'

1.12.1    'The
Rent Commencement Date' means 1st August 2000.

2.    GRANT AND COMPLETION

2.1    Grant

The
Landlord must grant the Lease, and the Tenant must execute a counterpart of the Lease.

2.2    Preparation of documents

The
Lease and the counterpart are to be prepared by the Landlord's solicitors and an engrossment of the counterpart must be delivered to the offices of the Tenant's solicitors at least one day before
the Completion Date.

2.3    Completion

The
Lease must be completed on the Completion Date at the offices of the Landlord's solicitors or at any other place they reasonably require.

2.4    Notice to complete

At
any time on or after the Completion Date either the Landlord or the Tenant being ready able and willing able to complete the Lease and perform their other obligations under this agreement may
invoke the provisions of clause 2.5 by notice to the other, in the case to the Landlord to the Tenants and in the case of the Tenant to the Landlord ("a notice to complete") but Without
Prejudice to any other available right or remedy.

2.5    Completion on notice

The
Lease must be completed within 3 working days after service of a notice to complete and the parties must complete and the parties must perform their other obligations under this agreement.

3.1.1    VACANT POSSESSION AND RENT

3.1    Vacant possession

Vacant
possession of the Premises is to be given to the Tenant on completion of the Lease but the Tenant may not make any objection to, and is not to be allowed any compensation in respect of, the
presence on the Premises of any chattels in or about the Premises at the date of this agreement.

3

---

3.2    Rent

If the Lease is completed, rent is to be payable in accordance with the terms of the Lease with effect from the Rent Commencement Date.

4.    DAMAGE TO THE PREMISES

No damage to or destruction of the Premises or any part of them or the means of access to them occurring after the date of this agreement, however occasioned, is
to affect the obligations of the parties under this agreement in any way.

5.    TITLE

5.1    Deduction of title

The
Landlord has supplied the Tenant with office copies of the entries on the register and filed plan of Title Number SY823261 which is the Superior Landlord's title and has supplied the Tenant with a
copy of the original lease from the Superior Landlord to the Landlord. The Landlord has also supplied the Tenant with a certified copy of the Superior Lease.

5.2    Terms of the Superior Lease and Draft Lease

The
Tenant or his solicitors having been supplied with a copy of the Superior Lease and Draft Lease, the Tenant has entered into this agreement with notice of their terms and conditions and may not
raise any objection, requisition or enquiry in respect of them.

5.3    The subjections

The
premises are to be demised subject to any matters set out or referred to in schedule 2 and the Tenant or his solicitors having been supplied with sufficient information as the Landlord has
concerning those matters The Tenant has entered into this agreement with notice of them and may not raise any objection, requisition or enquiry in respect of them.

5.4    Notice of state and condition

The
Tenant has entered into this agreement with notice of the actual state and condition of the Premises, and the Tenant must take the Premises as they are.

6.    RESTRICTIONS

In this clause, references to 'restrictions' are references to all matters affecting the Premises or their use registered or capable of registration as local land charges, and
all notices, charges, orders, resolutions, demands, proposals, requirements, restrictions, agreements, directions or other matters affecting the Premises or their use, served or made by a local or
other competent authority, or otherwise arising under a statute or a regulation or order made under a statute.

6.2    Demise subject to the Restrictions

The
Premises are to be demised subject to any restrictions in existence at the date of this agreement or arising at any later date.

4

---

6.3    Warranties excluded

No
representation is made or warranty given by the Landlord as to whether or not any restrictions exist, or as to the permitted use of the Premises for planning purposes, or as to whether in other
respects the Premises comply with any restrictions.

6.4    Obligations and indemnity

The
Tenant acknowledges that its obligations under this agreement and the Lease are not to be affected or lessened in any way by the fact that any restrictions may now or subsequently exist, or by any
non-compliance with any restrictions, and, to the extent that compliance with it would be the Tenant's responsibility under the Lease, the Tenant must indemnify the Landlord in respect of
any liability under any requirement of a local or other competent authority in relation to the Premises whether made before or after the date of this agreement.

7    MISREPRESENTATIONS

7.1    No authorised representations

Except
as provided in clause 7.2, no agent, adviser or other person acting for the Landlord has at any time been authorised by the Landlord to make to the Tenant, or to any agent, adviser or
other person acting for the Tenant, any representation whatsoever, whether written, oral or implied, in relation to the Premises or to any matter contained or referred to in this agreement.

7.2    Preliminary enquiries

Any
written statement made by the Landlord's solicitors to the Tenant's solicitors before the making of this agreement in reply to a written enquiry made by the Tenant's solicitors was made with the
authority of the Landlord.

7.3    Immaterial errors

No
immaterial error, omission or misstatement in this agreement, or in any plan referred to in this agreement, or in any statement made by any person before the making of this agreement, is in any way
to affect the obligations of the parties under this agreement or entitle any party to damages or compensation.

8.    ASSIGNMENT OF BENEFIT PROHIBITED

The
Tenant must not assign, sublet, charge or otherwise deal with all or part of the benefit of this agreement, and the Landlord need not grant the Lease to any person other that the Tenant.

9.    POSSESSION

9.1    Executory agreement

This
agreement is an executory agreement only, and is not to operate or be deemed to operate as a demise of the Premises.

9.2    Occupation prior to completion

The
Tenant shall have licence and authority to enter upon the Premises from the date hereof subject to the Tenant observing and performing the obligations on its part contained in the underlease.
Until the Completion Date the Tenant will occupy the Premises as Licensee only and no relationship of Landlord and Tenant will be created.

5

---

10    NOTICES

10.1    Form and service

Any
notice or other communication given or made in accordance with this agreement must be in writing and may, in addition to any other effective mode of service, be sent by registered or recorded
delivery to the relevant party either at the address of that party shown on the first page of this agreement or at any other address from time to time notified to the other party as being an address
for service for the purposes of this agreement.

10.2    Service on solicitors

Any
notice or other communication given by or to any party in accordance with this agreement may be given by or to that party's solicitors.

11    LANDLORD'S SOLICITORS' COSTS

On
completion of the Lease the Tenant must pay one half of the reasonable and proper fees, disbursements and incidental expenses of the Superior Landlord's solicitors, including VAT, for negotiating
and preparing the Licence to underletting. The Tenant is also to be responsible for any stamp duty or any counterpart documents entered into pursuant to this agreement.

12    DEPOSIT OF LAND CERTIFICATE

The
Landlord must as soon as practicable after the date of this agreement place the land certificate of Title Number SY686893 on deposit at HM Land Registry to enable notice of this agreement and, if
the Lease is completed, notice of the Lease, to be entered on the register and to facilitate substantive registration of the Lease and must notify the Tenant's solicitors of the deposit number.

13    MERGER EXCLUDED

To
the extent that they remain to be observed and performed, all the provisions of this agreement are to continue in full force and effect notwithstanding completion of this agreement.

14    FITTING OUT COSTS

The
Landlord will pay to the Tenant within 14 days of completion £15,000 + VAT towards the Tenants costs of fitting out the Premises for occupation. The said
£15,000 is in respect of conventional 3 compartmentel floor boxes.

15    BANK GUARANTEE

6

---

| | "Cornhill" | shall include any successors in title to the reversion immediately expectant upon determination of the Lease;
| | ---------- | -------------------------------------------------------------------------------------------------------------
| | "Eyretel"  | shall include any successors in title or assigns of the residue of the Lease;                                
| | "Lease"    | shall mean the term of years granted or to be granted by the Lease;                                          
| | "Rents"    | shall have the meaning given to it in the Lease.                                                             

16    SIGNAGE RIGHTS

The
Landlord will do nothing to frustrate the Tenants negotiations with the Superior Landlord for signage and naming rights of the building in which the Premises is situated and for the avoidance of
doubt does not object to the Tenant negotiating directly with the Superior Landlord.

7

---

17    ASSIGNMENT OF HEAD LEASE

The
Landlord agrees to assign and the Tenant agrees to take an Assignment of the Head Lease at nil premium. The Assignment will only take place with the Superior Landlords consent. Provided the
Superior Landlords consent is forthcoming the Landlord and Tenant must complete the said Assignment as soon is reasonably practicable after obtaining the said consent.

18    WARRANTIES

The
Landlord shall on completion of the Lease hand over to the Tenant the Deeds of Warranty as listed in schedule three hereto together with completed assignments relating to each of such warranties
such assignments to be in the form of the drafts annexed hereto.

19    DEED OF VARIATION

On
or before the date of Completion the Landlord will hand to the Tenant the form of the agreed Deed of Variation in the form of the draft annexed hereto made between Norwich Union Life and Pensions
Limited (1) and the Landlord (2) which for the avoidance of doubt is hereby approved by the Tenant.

20    DEFECTS LIABILITY PERIOD

The Landlord shall at its own cost use its reasonable endeavours to enforce or procure the Superior Landlord enforces the defects liability provisions in the
Building Contract dated [                                  ] made between
[                                      ] in relation to the
Premises.

SCHEDULE 1: THE PREMISES

1st and 2nd Floors (Wings B & C) of 41, 43 and 51 Kingston Road (also know as Kings Court) Leatherhead, Surrey KT22 7SZ. Which
premises are for the purposes of identification only shown edged red on the second and third plans of the Superior Lease.

8

---

SCHEDULE 2: THE SUBJECTIONS

NONE

SCHEDULE 3

|Date          |  | Document           |  | Parties                                                                                                 
|------------- |  | ------------------ |  | --------------------------------------------------------------------------------------------------------
|7th May 1999  |  | Warranty Agreement |  | Hill Leigh (Timber Products) Limited (1) C H Pearce Construction Limited (2) Cornhill Insurance PLC (3) 
|7th May 1999  |  | Warranty Agreement |  | C H Pearce Construction Limited (1) Cornhill Insurance PLC (2) Crest Nicholson Plc (3)                  
|7th May 1999  |  | Warranty Agreement |  | City Lifts Limited (1) C H Pearce Construction Limited (2) Cornhill Insurance PLC (3)                   
|7th May 1999  |  | Warranty Agreement |  | Modern Engineering (Bristol) Limited (1) C H Pearce Construction Limited (2) Cornhill Insurance PLC (3) 
|7th May 1999  |  | Warranty Agreement |  | Aluminium Sashes Limited (1) C H Pearce Construction Limited (2) Cornhill Insurance PLC (3)             
|7th May 1999  |  | Warranty Agreement |  | Built Environment Engineering Limited (1) C H Pearce Construction Limited (2) Cornhill Insurance PLC (3)
|7th May 1999  |  | Warranty Agreement |  | Johnson Poole and Bloomer (1) Cornhill Insurance PLC (2)                                                
|7th May 1999  |  | Warranty Agreement |  | Broadway Malyan Limited (1) Cornhill Insurance PLC (2)                                                  
|7th May 1999  |  | Warranty Agreement |  | Fuller & Partners (1) Cornhill Insurance PLC (2)                                                        
|7th May 1999  |  | Warranty Agreement |  | Bunyan Meyer & Partners Limited (1) Cornhill Insurance PLC (2)                                          
|7th May 1999  |  | Warranty Agreement |  | A P Health & Safety Management (1) Cornhill Insurance PLC (2)                                           
|7th May 1999  |  | Warranty Agreement |  | A L Currie & Brown (1) Cornhill Insurance PLC (2)                                                       
|11th May 1999 |  | Warranty Agreement |  | Durabella Limited (1) C H Pearce Construction Limited (2) Cornhill Insurance PLC (3)                    

In
Witness whereof the Parties have set their hand on the day and year first written above

Executed
as a Deed by Cornhill Insurance PlcBy it's Duly Authorised
Officers



Executed
as a Deed by Eyretel Limitedby it's Duly Authorised
Officers



9

---



|DATED |  | 1999
|----- |  | ----
|      |  |     

Cornhill Insurance PLC(1)

-and-

Eyretel Limited(2)

---

UNDERLEASE

-of-

1st &
2nd Floors Wings B & C
Kings Court Leatherhead Surrey

---

Cornhill Insurance PLC
57 Ladymead
Guildford
Surrey GU 1 1 DB

Tel:
01483 552033
Fax: 01483 552946

Ref:
AB.

10

---

THIS LEASEis made the      day of                  One thousand nine hundred and
ninety-nine

BETWEEN:

NOW THIS DEED WITNESSESas follows:

11

---



12

---



13

---





14

---



THE
Tenant HEREBY COVENANTS with the Landlord as follows:-







15

---









16

---





17

---













34

---





35

---



36

---





37

---



38

---



39

---





40

---







41

---









42

---











43

---







44

---







45

---











46

---













47

---









48

---



49

---



50

---





IN WITNESSwhereof the parties hereto have executed this Lease as a deed the day and year first above written

51

---

QuickLinks