| SUB-UNDERLEASEofOffice      premises at Fifth Floor,  40 Portman Square, London      W1 |
|---------------------------------------------------------------------------------------------------|

----

|  Clause  |  Headings |  Page |
|--------------------|----------------|------------|

| 1. | DEFINITIONS | 1 |
|----|-------------|---|

| 2. | INTERPRETATION | 6 |
|----|----------------|---|

| 3. | DEMISE      AND RENTS | 7 |
|----|-----------------------|---|

| 4. | TENANT’S      OBLIGATIONS | 8 |
|----|---------------------------------|---|

| 4.1 | Rent |   | 8 |
|-----|------|--------|---|

| 4.2 | VAT |   | 8 |
|-----|-----|--------|---|

| 4.3 | Outgoings | 9 |
|-----|-----------|---|

| 4.4 | Compliance      with Enactments | 9 |
|-----|---------------------------------|---|

| 4.5 | Official      communications | 9 |
|-----|------------------------------|---|

| 4.6 | Repair | 9 |
|-----|--------|---|

| 4.7 | Decoration      and general condition | 9 |
|-----|---------------------------------------|---|

| 4.8 | Refuse | 10 |
|-----|--------|----|

| 4.9 | Entry      by the Landlord | 10 |
|-----|----------------------------|----|

| 4.10 | Remedying      breaches | 10 |
|------|-------------------------|----|

| 4.11 | Preserving      rights | 10 |
|------|------------------------|----|

| 4.12 | Alterations      and reinstatement | 11 |
|------|------------------------------------|----|

| 4.13 | Use |   | 12 |
|------|-----|--------|----|

| 4.14 | Signs,      blinds, aerials etc | 12 |
|------|---------------------------------|----|

| 4.15 | Dealings      with the lease | 12 |
|------|------------------------------|----|

| 4.16 | Notifying      Landlord of dealings with the lease | 14 |
|------|----------------------------------------------------|----|

| 4.17 | Payment      of cost of notices, consents etc | 14 |
|------|-----------------------------------------------|----|

| 4.18 | Installing      machinery in the Premises | 14 |
|------|-------------------------------------------|----|

| 4.19 | Obstruction/overloading | 15 |
|------|-------------------------|----|

| 4.20 | Goods      delivery | 15 |
|------|---------------------|----|

| 4.21 | Complying      with Planning Law | 15 |
|------|----------------------------------|----|

| 4.22 | Indemnifying      the Landlord | 16 |
|------|--------------------------------|----|

| 4.23 | Notifying      defects in the Premises | 16 |
|------|----------------------------------------|----|

| 4.24 | Dangerous      and contaminative materials | 16 |
|------|--------------------------------------------|----|

| 4.25 | Returning      the Premises to the Landlord | 16 |
|------|---------------------------------------------|----|

| 4.26 | Regulations      and Covenants | 16 |
|------|--------------------------------|----|

| 4.27 | Land      Registry | 17 |
|------|--------------------|----|

| 4.28 | Superior      Lease | 17 |
|------|---------------------|----|

| 5. | LANDLORD’S      OBLIGATIONS | 17 |
|----|-----------------------------------|----|

| 5.1 | Quiet      enjoyment | 17 |
|-----|----------------------|----|

| 5.2 | Superior      Lease | 17 |
|-----|---------------------|----|

| 5.3 | Shared      Areas | 18 |
|-----|-------------------|----|

| 6. | OTHER      AGREEMENTS AND DECLARATIONS | 18 |
|----|----------------------------------------|----|

| 6.1 | Forfeiture      and re-entry | 18 |
|-----|------------------------------|----|

| 6.2 | No      implied rights | 19 |
|-----|------------------------|----|

| 6.3 | Common      Parts and Service Media | 19 |
|-----|-------------------------------------|----|

| 6.4 | Service      of notices | 19 |
|-----|-------------------------|----|

| 6.5 | Arbitration      fees | 20 |
|-----|-----------------------|----|

| 6.6 | No      warranty as to use | 20 |
|-----|----------------------------|----|

| 6.7 | Compensation | 20 |
|-----|--------------|----|

| 6.8 | No      warranty as to security | 20 |
|-----|---------------------------------|----|

| 6.9 | Overriding      lease | 20 |
|-----|-----------------------|----|

| 6.10 | Application      of Landlord and Tenant (Covenants) Act 1995 | 20 |
|------|--------------------------------------------------------------|----|

| 6.11 | Exclusion      of Third Party Rights | 20 |
|------|--------------------------------------|----|

| 6.12 | Jurisdiction | 20 |
|------|--------------|----|

| 6.13 | Exclusion      of sections 24 - 28 of the 1954 Act | 21 |
|------|----------------------------------------------------|----|

| 6.14 | Tenant’s      break clause | 21 |
|------|----------------------------------|----|

| 7. | INSURANCE | 22 |
|----|-----------|----|

| 8. | GUARANTOR’S      OBLIGATIONS | 22 |
|----|------------------------------------|----|

| 8.1 | Guarantee | 22 |
|-----|-----------|----|

| 8.2 | Preservation      of the Guarantee | 22 |
|-----|------------------------------------|----|

| 8.3 | No      right to participate in security | 23 |
|-----|------------------------------------------|----|

| 8.4 | Disclaimer | 23 |
|-----|------------|----|

| 8.5 | Forfeiture      or the Tenant ceasing to exist | 23 |
|-----|------------------------------------------------|----|

| 8.6 | Transfer      of the reversion | 24 |
|-----|--------------------------------|----|

|   | APPENDIX      141 |
|--------|-------------------|

|   | (BUILDING      PLAN)41 |
|--------|------------------------|

|   | APPENDIX      242 |
|--------|-------------------|

|   | (PART I OF SCHEDULE 5      TO SUPERIOR LEASE)42 |
|--------|-------------------------------------------------|

|   | APPENDIX      344 |
|--------|-------------------|

|   | (PART II OF SCHEDULE 5      TO SUPERIOR LEASE)44 |
|--------|--------------------------------------------------|

|   | APPENDIX      446 |
|--------|-------------------|

|   | (SPECIFICATION)46 |
|--------|-------------------|

| LR1.      Date of lease                                                                                              | 2009                                                                                                                                                                                                                                                                                                                   |
|----------------------------------------------------------------------------------------------------------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| LR2.      Title number(s)                                                                                            | LR2.1      Landlord’s title number(s)NGL903755                                                                                                                                                                                                                                                                   |
|                                                                                                                 | LR2.2      Other title numbersNone                                                                                                                                                                                                                                                                                     |
| LR3.      Parties to this lease                                                                                      | LandlordWELLS FARGO & COMPANY,      a corporation duly incorporated and registered in Delaware, USA and      whose address for service in the UK is at 1 Plantation Place  30      Fenchurch Street  London EC3M 3BD                                                                           |
|                                                                                                                 | TenantCOSTAR UK LIMITED whose      registered office is at York House,  12 York      Street,  Manchester M2 3BB (Co. Regn. No:    01789170)                                                                                                                                                        |
| LR4.Property                                                                                                         | In      the case of a conflict between this clause and the remainder of this lease      then, for the purposes of registration, this clause shall      prevailAs      defined as the Premises in Part 1 of the Particulars to this      lease                                                                          |
| LR5.      Prescribed statements etc.                                                                                 | None                                                                                                                                                                                                                                                                                                                   |
| LR6.      Term for which the Property is leased                                                                      | The      term as specified in Part 1 of the Particulars to this lease and defined      as “Term”                                                                                                                                                                                                           |
| LR7.      Premium                                                                                                    | None                                                                                                                                                                                                                                                                                                                   |
| LR8.      Prohibitions or restrictions on disposing of this lease                                                    | This      lease contains a provision that prohibits or restricts      dispositions                                                                                                                                                                                                                                     |
| LR9.      Rights of acquisition etc.                                                                                 | LR9.1      Tenant’s contractual rights to renew this lease, to acquire the reversion      or another lease of the Property, or to acquire an interest in other      landNone                                                                                                                                     |
|                                                                                                                 | LR9.2      Tenant’s covenant to (or offer to) surrender this leaseNone                                                                                                                                                                                                                                           |
|                                                                                                                 | LR9.3      Landlord’s contractual rights to acquire this leaseNone                                                                                                                                                                                                                                               |
| LR10.      Restrictive covenants given in this lease by the Landlord in respect of      land other than the Property | None                                                                                                                                                                                                                                                                                                                   |
| LR11.      Easements                                                                                                 | LR11.1      Easements granted by this lease for the benefit of the      PropertyThe      easements as specified in Schedule 2 to this leaseLR11.2      Easements granted or reserved by this lease over the Property for the      benefit of other propertyThe      easements as specified in Schedule 3 to this lease |
| LR12.      Estate rent charge burdening the property                                                                 | None                                                                                                                                                                                                                                                                                                                   |
| LR13.      Application for standard form of restriction                                                              | None                                                                                                                                                                                                                                                                                                                   |
| LR14.      Declaration of trust where there is more than one person comprising the      Tenant                       | Not      applicable                                                                                                                                                                                                                                                                                                    |

| PART      1                               |
|-------------------------------------------|
| “Premises”                    | Part      Fifth Floor,  40 Portman Square,  London W1, being the      premises described in schedule 1 |
| “Term      Commencement Date” | 25      August 2009 |
| “Term”                        | From      and including the Term Commencement Date up to and including 20 October      2018 |
| “Yearly      Rent”            | Six      hundred and fifty eight thousand three hundred and twenty pounds      (£658,320) per annum (subject      to review) |
| “Rent      Commencement Date” | 25      April 2010 |
| “Review      Dates”           | 21      October 2013 and any date stipulated pursuant to paragraph 5 of schedule 4 |
| “Permitted      Use”          | Use      as high quality offices for any purpose within Class B1(a) (but not for      any other purpose within that Use Class) of the schedule to the Town and      Country Planning (Use Classes) Order 1987 and ancillary    uses. |
|                                      |   |
| PART      2                               |
| Term      Expiry Date                     | 20      October 2018 |
| Landlord’s      option to break     | None |
| Tenant’s      option to break       | Yes |
| Landlord      and Tenant Act 1954         | Excluded |
| Interest      on late payments            | 4%      above base rate |
| Interest      on shortfall of rent review | Base      rate |

| 1.   | DEFINITIONS |
|----------------|-------------|

|   | (a) | an      act including, but not limited to the use of force or violence and/or      threat thereof of any person or group(s) of persons whether acting alone      or on behalf of or in connection with any organisation(s) or government(s)      committed for political, religious, ideological or similar purposes      including the intention to influence any government and/or put the public      or any section of the public in fear;and |
|--------|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (b) | any      other like act which at the relevant time is commonly regarded in the      global insurance market as an act of terrorism and which is an exclusion      of coverage in the policy or policies of insurance for the Building      effected by the Landlord and/or the Superior  Landlord; |
|--------|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (a) | If      and so often as the Index is related to a commencing date other than 13      January 1987 (the date at which for the purposes of the present Index the      Index Figure was taken as 100) then any new Index Figure which is      published in relation to another commencing date will for the purpose of      this schedule be adjusted to the figure at which the Index would have      stood if 13 January 1987 had been retained as the commencing      date; |
|--------|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (b) | If      the Index ceases to be published or if there is any material change in its      method of compilation then a new arrangement for indexation (the “Revised Indexation”)      will be substituted for the calculations in this schedule under which the      parties to this Lease will agree a new basis by which the Service Charge      Cap will reflect increases in the cost of living on a similar basis to      that set out in this lease PROVIDED THAT if the Landlord and the Tenant      are unable to agree a basis for the Revised Indexation then either of them      may at any time request the President or other duly authorised officer      from time to time of the Institute of Chartered Accountants in England and      Wales to appoint an arbitrator to determine in accordance with the      Arbitration Act 1996 an appropriate basis for the Revised Indexation which      would achieve a basis as near as possible to that which applies under this      lease; |
|--------|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (a) | effecting      and maintaining insurance against the Insured Risks in relation to the      Building for whatever amount the Superior Landlord reasonably considers      represents the Building’s full reinstatement cost with such allowance as      the Superior Landlord reasonably considers appropriate for related      liabilities and expenses (including, without limitation, fees or charges      on the submission of an application for planning permission, professional      fees cost of debris removal, scaffolding, hoardings, demolition and site      clearance costs and the costs of any works properly incurred in complying      with any Enactment, and all VAT); |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (b) | effecting      and maintaining any insurance relating to the Superior Landlord’s property      owner’s and employer’s liability in relation to the Building and anything      done in it; and |
|--------|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (c) | reasonable      and proper professional fees relating to insurance, including fees for      insurance valuations carried out at reasonable intervals not more      frequently than once in every three years from the last      valuation; |
|--------|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (a) | a      fair and proper proportion of the Insurance Cost attributable to the      Landlord’s Premises from time to time as properly determined by the      Superior Landlord; |
|--------|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (b) | the      amount which the Superior Landlord properly spends on effecting and      maintaining insurance against not less than five years’ loss of the rents      first and secondly reserved by the Superior Lease, having regard to      potential increases of rent pursuant to schedule 4 to the Superior Lease,      and with any addition to the amount insured as the Superior Landlord may      reasonably decide in respect ofVAT; |
|--------|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (c) | (without      prejudice to all other provisions of the Superior Lease or this lease      relating to the use of the Premises and the vitiation of any policy of      insurance) any amount which the Superior Landlord properly spends on all      additional premiums and loadings on any policy of insurance required as a      result of anything done or omitted by the Tenant;  and |
|--------|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (d) | an      amount equal to the total of all excess sums which the insurers are not      liable to pay out on any insurance claim in respect of the Premises and      which the Superior Landlord has paid in replacing the damaged or destroyed      parts of the Premises; |
|--------|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (a) | the      figure calculated according to the following  formula: |
|--------|-----|-----------------------------------------------------------------|

|   | A      = | the      Index Figure last published preceding the last day of the relevant year of      the Term |
|--------|----------|---------------------------------------------------------------------------------------------------|

|   | B      = | 213.4      being the Index Figure in respect of the month of June  2009 |
|--------|----------|-------------------------------------------------------------------------|

|   | C      = | the      Initial Service Charge Cap |
|--------|----------|-------------------------------------|

|   | (b) | the      Initial Service Charge Cap (for the first year of the Term for which the      Service Charge Cap is calculated) and (for each successive year of the      Term) the Service Charge Cap for the preceding year of the      Term; |
|--------|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (a) | the      period commencing on the Term Commencement Date to (but excluding) the      first Account Date; |
|--------|-----|----------------------------------------------------------------------------------------------------------|

|   | (b) | the      period between two consecutive Account Dates (including the first and      excluding the second); and |
|--------|-----|----------------------------------------------------------------------------------------------------------------|

|   | (c) | the      period commencing on the last Account Date in the Term and expiring at the      end of the Term; |
|--------|-----|-----------------------------------------------------------------------------------------------------------|

| 2.   | INTERPRETATION |
|----------------|----------------|

| 2.1   | Where      a party is more than one person, their obligations are joint and      several. |
|-----------------|-------------------------------------------------------------------------------------------|

| 2.2   | A      Tenant’s obligation not to do or omit anything also operates as an      obligation not to permit or suffer it to be done or omitted by any person      deriving title from the Tenant or by their respective servants or agents      and to prevent or, as the case may be, to require it being      done. |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.3   | References      to: |
|-----------------|---------------------|

| 2.3.1   | any      clause or schedule are references to the relevant clause or schedule of      this lease and any reference to a sub-clause or paragraph is a reference      to that sub-clause or paragraph of the clause or schedule in which the      reference appears; |
|-------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.3.2   | any      right of or obligation to permit the Landlord to enter the Premises shall      also be construed, subject as provided in clause 4.9, as entitling the      Landlord to remain on the Premises (but only for as long as reasonably      necessary) with or without equipment and permitting such right to be      exercised by all persons properly authorised by the    Landlord; |
|-------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.3.3   | any      consent of the Landlord, or words to similar effect including references      to approvals, mean a written consent signed by or on behalf of the      Landlord and given before the act requiring consent and any such reference      which states that the consent will not be unreasonably withheld also means      that it will not be unreasonablydelayed; |
|-------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.3.4   | the      Premises (except in the definition of Premises and in clause 4.15) extend,      where the context permits, to any part of the  Premises; |
|-------------------|---------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.3.5   | a      specific Enactment includes every statutory modification, consolidation      and re-enactment and extension of it for the time being in force, except      in relation to the Town and Country Planning (Use Classes) Order 1987,      which shall be interpreted exclusively by reference to the original      provisions of Statutory Instrument 1987 No 764 whether or not it may have      been revoked or modified; |
|-------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.3.6   | the      expiry of this lease means the date when the tenancy constituted by it      terminates either at the end or sooner determination of the Term and      references to the last year of this lease mean the year ending on the      expiry of this lease; |
|-------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.3.7   | rents      or other sums being due from the Tenant to the Landlord mean that they are      exclusive of any VAT; and |
|-------------------|----------------------------------------------------------------------------------------------------------------------|

| 2.3.8   | the      Tenant’s obligations mean the Tenant’s obligations under this lease and      under every agreement which is supplemental or collateral to it;      and |
|-------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.3.9   | The      Royal Institution of Chartered Surveyors extend to its President for the      time being. |
|-------------------|----------------------------------------------------------------------------------------------------|

| 2.4   | Clause      and paragraph headings shall not affect the construction of this      lease. |
|-----------------|------------------------------------------------------------------------------------------|

| 2.5   |   |
|-----------------|--------|

| 2.5.1   | When      the Landlord’s consent is required under this lease, the relevant      provision shall be construed as also requiring any necessary consent of      the Superior Landlord and the Head Landlord, for which the Landlord shall      apply at the Tenant’s cost, and nothing in this lease, or in any consent      by the Landlord, shall imply that the Superior Landlord’s consent or the      Head Landlord’s consent will not be unreasonably withheld or      delayed; |
|-------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.5.2   | reference      to any right of (or obligation to permit) the Landlord to enter the      Premises extends to the Superior Landlord and the Head Landlord and to all      persons authorised by either of them and shall be construed in the manner      required by clause 2.3.2;  and |
|-------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.5.3   | this      lease takes effect subject to the rights which are reserved out of the      Superior Lease and the Head Lease. |
|-------------------|--------------------------------------------------------------------------------------------------------------------------|

| 3.   | DEMISE      AND RENTS |
|----------------|-----------------------|

| 3.1   | Yearly      and proportionately for any part of a year, the Yearly Rent, by equal      quarterly payments in advance on the usual quarter days in every year, the      first payment or a proportionate part of it (being a proportion from the      Rent Commencement Date to but excluding the next quarter day) to be made      on the Rent Commencement Date; |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.2   | Yearly      and proportionately for any Service Period by equal quarterly payments in      advance on the usual quarter days in every year, the first payment or a      proportionate part of it (being a proportionate part of the initial      Interim Sum from the Term Commencement Date to but excluding the next      quarter day) the Tenant’s Proportion of the Service Rent (including the      Interim Sum on account) PROVIDED THAT the Tenant’s Proportion of the      Service Rent will not exceed the Initial Service Charge Cap during the      first year of the Term and will not exceed the Service Charge Cap for the      relevant year in each successive year of the  Term; |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.3   | On      written demand the Tenant's Proportionof: |
|-----------------|---------------------------------------------------|

| 3.3.1   | any      excess Service Rent demanded by the Superior Landlord pursuant to clause      6.3.1 of the Superior Lease PROVIDED THAT the Tenant’s Proportion of the      Service Rent will not exceed the Initial Service Charge Cap during the      first year of the Term and will not exceed the Service Charge Cap for the      relevant year in each successive year of the  Term; |
|-------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.3.2   | the      elements of the Insurance Rent set out in paragraphs (a) and (b) of that      definition; |
|-------------------|----------------------------------------------------------------------------------------------------|

| 3.3.3   | the      Garden Rate; |
|-------------------|-----------------------|

| 3.3.4   | the      Utilities Charge and/or any costs of providing electricity, water or gas      to the Premises; and |
|-------------------|-------------------------------------------------------------------------------------------------------------|

| 3.3.5   | the      reasonable costs properly incurred by the Landlord in complying with its      obligations under clause 5.3 |
|-------------------|---------------------------------------------------------------------------------------------------------------------|

| 3.4   | On      written demand the Outside Normal Business Hours Charge and the elements      of the Insurance Rent set out in paragraphs (c) and (d) of that      definition; |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.5   | Interest,      payable on demand, at the Stipulated Rate on any sum owed to the Landlord      pursuant to the Tenant’s obligations, whether or not as rent, which is not      received by the Landlord on the due date (or, in the case of money due      only on demand, within fourteen days after the date of written demand),      calculated for the period commencing on the due payment date and ending on      the date the sum (and the interest) is received by the Landlord;      and |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.6   | All      VAT for which the Landlord is or may become liable on the supply by the      Landlord to the Tenant in connection with this lease or the interest      created by it and of any other supplies, whether of goods or services,      such rent to be paid at the same time as the other rents or sums to which      it relates. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.   | TENANT’S      OBLIGATIONS |
|----------------|---------------------------------|

| 4.1   | Rent |
|-----------------|------|

| 4.2   | VAT |
|-----------------|-----|

| 4.2.1   | the      Landlord obtains credit for such VAT pursuant to sections 24, 25 and 26      Value Added Tax Act 1994 or any regulations made under them;      or |
|-------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.2.2   | the      VAT is taken into account in the ServiceCost. |
|-------------------|--------------------------------------------------------|

| 4.3   | Outgoings |
|-----------------|-----------|

| 4.3.1   | To      pay all rates, taxes and other outgoings assessed on or reasonably      attributable to the Premises or on their owner or occupier during the Term      (or, if they are paid by the Landlord in relation to the Landlord’s      Premises, to pay the Tenant’s Proportion of them on demand) excluding,      without prejudice to the rent reserved in clause 3.6 and to clause 4.2, any tax payable by the      Landlord as a direct result of any actual or implied dealing with the      reversion of this lease or of the Landlord’s receipt of      income. |
|-------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.3.2   | To      pay all charges made directly to the Tenant for water, gas and electricity      (including meter rents) consumed in the Premises during the      Term. |
|-------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.4   | Compliance      with Enactments |
|-----------------|---------------------------------|

| 4.5   | Official      communications |
|-----------------|------------------------------|

| 4.6   | Repair |
|-----------------|--------|

| 4.7   | Decoration      and general condition |
|-----------------|---------------------------------------|

| 4.8   | Refuse |
|-----------------|--------|

| 4.9   | Entry      by the Landlord |
|-----------------|----------------------------|

| 4.9.1   | investigate      whether the Tenant has complied with its  obligations; |
|-------------------|-------------------------------------------------------------------------|

| 4.9.2   | take      any measurement or valuation of thePremises; |
|-------------------|--------------------------------------------------------|

| 4.9.3   | inspect      and carry out work to the Building which, otherwise, could not be      inspected or carried out ; |
|-------------------|----------------------------------------------------------------------------------------------------------------|

| 4.9.4   | allow      the Landlord to show the Premises to prospective purchasers and their      agents and during the last six months of the Term, to prospective tenants      and their agents; and |
|-------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.9.5   | to      exercise the rights described in schedule 3 or reserved under the Superior      Lease or the Head Lease, |
|-------------------|------------------------------------------------------------------------------------------------------------------|

| 4.10   | Remedying      breaches |
|------------------|-------------------------|

| 4.10.1   | To      comply with any notice requiring remedy of any breach of the Tenant’s      obligations contained in thislease. |
|--------------------|------------------------------------------------------------------------------------------------------------------------------|

| 4.10.2   | If      the Tenant does not comply with any such notice within a reasonable time,      to permit the Landlord to enter the Premises to remedy a breach of the      Tenant’s obligations in clauses 4.6 and 4.7. |
|--------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.10.3   | To      pay the Landlord, on demand, all the costs and expenses properly and      reasonably incurred by the Landlord in exercising its rights under this      clause. |
|--------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.11   | Preserving      rights |
|------------------|------------------------|

| 4.11.1   | Not      to give to any third party any acknowledgement that the Tenant enjoys the      access of light or air to any of the windows or openings in the Premises      by the consent of such third party or to pay any sum of money to or enter      into any agreement with such third party for the purpose of inducing or      binding him to abstain from obstructing the access of light or air to any      such windows or openings. |
|--------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.11.2   | In      the event of the Tenant becoming aware of any such third party doing or      threatening to do anything which obstructs or would obstruct such access      of light or air to notify this forthwith in writing to the      Landlord. |
|--------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.11.3   | To      take all reasonable steps to prevent and not to suffer any encroachment      upon the Premises or the acquisition of any right to light or air passage      drainage or other easement over upon or through the Premises and forthwith      to give notice in writing to the Landlord of any threatened encroachment      or attempt to acquire any sucheasement. |
|--------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.11.4   | In      the event of failure by the Tenant to comply with the requirements in      clauses 4.11.1, 4.11.2 and 4.11.3      then to permit the Landlord and those authorised by it to enter upon the      Premises for the purpose of taking such of the necessary steps as are      mentioned above and to permit the Landlord to bring all such actions as it      may think fit in respect of the obstruction of the access of light or air      to any of the windows or openings in the Premises or in respect of any      such encroachment or easement. |
|--------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.12   | Alterations      and reinstatement |
|------------------|------------------------------------|

| 4.12.1   | Not      to carry out:- |
|--------------------|-------------------------|

| (A)   | any      Development; |
|-----------------|-----------------------|

| (B)   | any      works to or affecting any load bearing structure of the      Building; |
|-----------------|---------------------------------------------------------------------------------|

| (C)   | any      work affecting the external appearance of the Premises or the      Building; |
|-----------------|---------------------------------------------------------------------------------------|

| (D)   | the      erection of any structure on thePremises. |
|-----------------|----------------------------------------------------|

| 4.12.2   | Subject      to the other provisions of this clause, not to make any other alteration      or addition to the Premises without the Landlord’s consent which will not      be unreasonably withheld or delayed but the installation and removal of      demountable partitioning which does not involve cutting into the load      bearing parts of the Building and which will not adversely affect any air      conditioning or sprinkler system, shall not require the Landlord’s consent      provided that if any such alterations are made the Tenant shall provide      the Landlord with a set of “as built” drawings relating to such works no      later than four weeks after the completion of such  works. |
|--------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.12.3   | On      making alterations or additions to the Premises for which the Superior      Landlord has insurance obligations, to provide the Landlord without      unreasonable delay with a written, independent, current insurance (VAT      exclusive) valuation of the work, for replacement  purposes. |
|--------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.12.4   | At      the expiry of the Term to remove all chattels, furniture and belongings of      the Tenant and any person sharing occupation with the Tenant or deriving      title from the Tenant. |
|--------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.12.5   | At      the expiry of the Term to carry out all such works as are appropriate,      including where appropriate the removal of alterations and additions made      to the Premises at any time by the Tenant or by any person deriving title      from it, so as to quietly yield up the Premises reinstated and restored in      accordance with the Specification and in the condition decorative order      and layout otherwise required by this lease and any licences or consents      issued under it and to make good any damage so caused in a proper and      workmanlike manner to the Landlord’s reasonable satisfaction and to return      all keys to the Landlord provided that the Tenant may request the Landlord      no earlier than six months prior to the expiry of the Term to notify the      Tenant of any such items that the Landlord does not require reinstating in      accordance with this clause but any such decision as to what items are not      to be reinstated and restored in accordance with the Specification shall      be at the discretion of theLandlord. |
|--------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.12.6   | The      Tenant irrevocably authorises the Landlord to remove and dispose of any      chattels which may be left in the Premises after the Tenant has quit them      (without being obliged to obtain any consideration for the disposal) and      the Tenant irrevocably declares that any such chattels will stand      abandoned by it. |
|--------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.13   | Use |
|------------------|-----|

| 4.13.1   | for      any purpose prohibited by Clause 4.14.1 and 4.14.2 of the Head      Lease; |
|--------------------|-------------------------------------------------------------------------------------|

| 4.13.2   | for      any purpose which causes a nuisance, damage or obstruction to any person      or property; |
|--------------------|-----------------------------------------------------------------------------------------------------|

| 4.13.3   | for      any public auction or public meeting or for any noxious, noisy or immoral      use or one which would cause diplomatic or State immunity from the      Tenant’s obligations or for the business of a government agency which the      public visit without appointment or (except as incidental to the Permitted      Use) for the transmission of telecommunications signals;  or |
|--------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.13.4   | (without      prejudice to the preceding paragraphs of this clause) except for the      Permitted Use. |
|--------------------|--------------------------------------------------------------------------------------------------------|

| 4.14   | Signs,      blinds, aerials etc |
|------------------|---------------------------------|

| 4.14.1   | Not      to erect anything on the outside of the Building except as permitted      pursuant to the rights granted in Schedule2. |
|--------------------|---------------------------------------------------------------------------------------------------------------------------------|

| 4.14.2   | Not      to affix or to exhibit on the exterior of the Premises any placard sign      notice fascia board or advertisements except as permitted pursuant to the      rights granted in Schedule 2. |
|--------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.14.3   | Not      to install any blinds in the external windows of the Premises other than      those of a type reasonably specified by the Landlord from time to      time. |
|--------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.15   | Dealings      with the lease |
|------------------|------------------------------|

| 4.15.1   | In      clause 4.15, any reference to a transfer includes an      assignment. |
|--------------------|-------------------------------------------------------------------------------|

| 4.15.2   | Not      to transfer, mortgage, charge, hold on trust for another, underlet or      otherwise part with possession of part only of the Premises or agree to do      so. |
|--------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.15.3   | Not      to transfer, hold on trust for another, underlet or otherwise part with      possession of the whole of the Premises or agree to do so, except that the      Tenant may transfer the whole of the Premises if, before the transfer is      completed, the Tenant complies with the conditions described in clause      4.15.4. |
|--------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.15.4   | Not      to transfer the whole of the Premises without complying with the following      conditions (which are specified for the purposes of section 19(1A) of the      Landlord and Tenant Act 1927 and which operate without prejudice to the      Landlord’s right to withhold consent on any reasonable      ground): |
|--------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (A)   | that      the Tenant enters into an authorised guarantee agreement, as defined in      section 16 of the Landlord and Tenant (Covenants) Act 1995, with the      Landlord in a form which the Landlord reasonably requires;    and |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (B)   | that      any Guarantor guarantees to the Landlord that the Tenant will comply with      the authorised guarantee agreement in a form which the Landlord reasonably      requires; and |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (C)   | that,      subject as provided in paragraph (D) and if the Landlord so reasonably      requires, the proposed transferee procures one, but not both, of the      following: |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (1)   | covenants      with the Landlord by an additional guarantor or guarantors reasonably      approved by the Landlord in the terms contained in clause 8; or |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (2)   | a      deposit with the Landlord of an amount in cleared funds equal to half of      the then current Yearly Rent and an amount equal to VAT on that amount, on      terms which the Landlord reasonably requires;  and |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (D)   | if      the proposed transfer is to a Group Company;and |
|-----------------|---------------------------------------------------------|

| (1)   | if      the Tenant’s obligations, or any of them, are guaranteed by another Group      Company, that such Group Company covenants with the Landlord in the terms      contained in clause 8;  or |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (2)   | if      the Tenant’s obligations are not guaranteed by another Group Company and      if the transferee is not, in the Landlord’s reasonable opinion, of equal      financial standing to the Tenant, that the proposed transferee procures      covenants by a Group Company other than the Tenant and the transferee and      which is, in the Landlord’s reasonable opinion, of equal financial      standing to the Tenant, in a form which the Landlord reasonably requires;      and |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (3)   | whether      or not paragraph (D)(1) or (2) applies,      if any of the Tenant’s obligations, are secured by a deposit, the proposed      transferee procures a deposit with the Landlord of the amount and on terms      described in paragraph (C)(2); and |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (E)   | that      the Landlord’s consent, which will not be unreasonably withheld, is      obtained to, and before, thetransfer. |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------|

| 4.15.5   | Not      to share the occupation of the Premises or any part of them except that      the Tenant may share occupation with a company which is, but only for so      long as it remains, a Group Company provided the Tenant does not grant the      company sharing occupation exclusive possession nor create any      relationship of landlord and tenant, nor otherwise transfer or create a      legal estate, and the Tenant shall upon request notify the Landlord of the      identity of each such GroupCompany. |
|--------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.16   | Notifying      Landlord of dealings with the lease |
|------------------|----------------------------------------------------|

| 4.16.1   | Within      15 working days after any disposition or devolution of this lease, or of      any estate or interest in or derived out of it, to give the Landlord      notice of the relevant transaction with two certified copies of the      relevant document (and of the notice and declaration relevant to the      exclusion of the 1954 Act from any underlease), and to pay the Landlord a      fee of one hundred pounds for registering each  notice. |
|--------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.16.2   | To      register with the Landlord the name, home address and telephone number of      at least two key holders of thePremises. |
|--------------------|---------------------------------------------------------------------------------------------------------------------------------|

| 4.16.3   | To      notify the Landlord of particulars of the determination of every rent      review under any underlease of the Premises within fourteen days after the      date of determination. |
|--------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.17   | Payment      of cost of notices, consents etc |
|------------------|-----------------------------------------------|

| 4.17.1   | the      preparation and service of a notice under section 146 Law of Property Act      1925, notwithstanding that forfeiture is avoided otherwise than by relief      granted by the court; |
|--------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.17.2   | every      reasonable and proper step taken during or within a reasonable time after      the expiry of this lease in connection with the enforcement of the      Tenant’s obligations, including the service or proposed service of all      notices and schedules of dilapidations and reasonable consultants’ fees      incurred in monitoring any action taken to remedy any breach of the      Tenant’s obligations; and |
|--------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.17.3   | every      application for consent under this lease, even if the application is      withdrawn or properly refused but not where it is unreasonably withheld or      delayed or offered subject to unreasonable  conditions. |
|--------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.18   | Installing      machinery in the Premises |
|------------------|-------------------------------------------|

| 4.18.1   | the      efficiency of the heating, ventilation, air conditioning and cooling      systems installed in the Building to be diminished or impaired in any      material way; or |
|--------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.18.2   | any      interference or other intrusive effect on any other part of the Building      or other adjoining property or persons outside the    Premises. |
|--------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.19   | Obstruction/overloading |
|------------------|-------------------------|

| 4.19.1   | or      damage any part of the Building or exercise any of the rights granted by      this lease in a way which causes a nuisance or  disturbance; |
|--------------------|----------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.19.2   | any      means of escape; |
|--------------------|---------------------------|

| 4.19.3   | or      discharge any deleterious matterinto: |
|--------------------|-----------------------------------------------|

| (A)   | any      conduit serving the Premises and, to the extent they lie within the      Premises, to keep them clear and functioning properly;  or |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------|

| (B)   | any      Service Media; |
|-----------------|-------------------------|

| 4.19.4   | or      obscure any openings of thePremises; |
|--------------------|----------------------------------------------|

| 4.19.5   | any      notice erected on the Premises, including any erected by the Landlord in      accordance with its powers under thislease, |
|--------------------|------------------------------------------------------------------------------------------------------------------------------------|

| 4.20   | Goods      delivery |
|------------------|---------------------|

| 4.21   | Complying      with Planning Law |
|------------------|----------------------------------|

| 4.21.1   | Not,      without the Landlord’s consent (not to be reasonably withheld), to apply      for planning permission relating to the Premises or any other part of the      Building. |
|--------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.21.2   | If      the Landlord reasonably requires in connection with any relevant proposal      by the Tenant, to apply for a determination under section 192 Town and      Country Planning Act 1990. |
|--------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.21.3   | If      the Landlord gives consent under clause 4.21.1,      not to implement the planning permission before the Landlord, acting      reasonably, has acknowledged that its terms are  acceptable. |
|--------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.21.4   | Unless      the Landlord directs otherwise, to complete before the end of the Term all      works on the Premises required as a condition of any planning permission      implemented by the Tenant or by any person claiming under or through      it. |
|--------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.22   | Indemnifying      the Landlord |
|------------------|--------------------------------|

| 4.23   | Notifying      defects in the Premises |
|------------------|----------------------------------------|

| 4.23.1   | an      obligation on the Landlord to do, or refrain from doing, anything at the      Premises; or |
|--------------------|----------------------------------------------------------------------------------------------------|

| 4.23.2   | any      duty of care, or the need to discharge such duty, imposed by the Defective      Premises Act 1972, |
|--------------------|-------------------------------------------------------------------------------------------------------------|

| 4.24   | Dangerous      and contaminative materials |
|------------------|--------------------------------------------|

| 4.25   | Returning      the Premises to the Landlord |
|------------------|---------------------------------------------|

| 4.25.1   | to      return all keys of the Premises to theLandlord; |
|--------------------|---------------------------------------------------------|

| 4.25.2   | to      remove all chattels and (to the extent the Landlord may require) tenant’s      fixtures and to vacate the Premises, reinstated and restored and made good      in accordance with clause 4.12 and in the      state of repair and condition required pursuant to the Tenant’s      obligations in this lease; |
|--------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.25.3   | to      make due application to the Land Registry for the cancellation of any      notice of, or relating to, this lease or any document supplemental or      collateral to it and, on request, to supply the Landlord with a copy of      the application; and |
|--------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.25.4   | subject      to clause 4.25.3, to return the documents      referred to in that clause to theLandlord. |
|--------------------|--------------------------------------------------------------------------------------------------------|

| 4.26   | Regulations      and Covenants |
|------------------|--------------------------------|

| 4.26.1   | all      reasonable regulations made by the Landlord or the Superior Landlord and      notified to the Tenant in writing for the good management of the Building      so long as the regulations do not conflict with any express right of the      Tenant under this lease; |
|--------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.26.2   | all      obligations affecting the Premises and not to interfere with any rights      which benefit them including in each case, but not limited to, those      contained or referred to in the documents referred to in schedule      6; |
|--------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.26.3   | To      use all reasonable endeavours to ensure that the Tenant’s visitors to the      Premises observe any applicable security  regulations |
|--------------------|----------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.27   | Land      Registry |
|------------------|--------------------|

| 4.28   | Superior      Lease |
|------------------|---------------------|

| 4.28.1   | To      comply with the lessee’s obligations contained in the Superior Lease so      far as they relate to the Premises, except the obligations to pay      rent. |
|--------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.28.2   | Not      to knowingly do or omit any act or thing which would or might cause the      Landlord to be in breach of the SuperiorLease. |
|--------------------|--------------------------------------------------------------------------------------------------------------------------------------|

| 5.   | LANDLORD’S      OBLIGATIONS |
|----------------|-----------------------------------|

| 5.1   | Quiet      enjoyment |
|-----------------|----------------------|

| 5.2   | Superior      Lease |
|-----------------|---------------------|

| 5.2.1   | To      comply with the lessee’s obligations in the Superior Lease to the extent      the Tenant is not liable to do so pursuant to clause 4.28. |
|-------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5.2.2   | On      the request of the Tenant and at its expense, to take all reasonable steps      to enforce the Superior Landlord’s obligations in the Superior      Lease. |
|-------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5.2.3   | Wherever      the Tenant makes application for any consent under this lease and the      Landlord is prepared in principle to give its consent, to take all      reasonable steps, at the Tenant’s expense, to obtain any necessary consent      from the Superior Landlord. |
|-------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5.3   | Shared      Areas |
|-----------------|-------------------|

| 5.4   | Defects |
|-----------------|---------|

| 6.   | OTHER      AGREEMENTS AND DECLARATIONS |
|----------------|----------------------------------------|

| 6.1   | Forfeiture      and re-entry |
|-----------------|------------------------------|

| 6.1.1   | any      rent is unpaid for twenty-one days after becoming payable (whether the      rent has been demanded or not); or |
|-------------------|-------------------------------------------------------------------------------------------------------------------------|

| 6.1.2   | there      is any other material breach of the Tenant’s obligations;    or |
|-------------------|----------------------------------------------------------------------------------|

| 6.1.3   | any      guarantee of the Tenant’s obligations is or becomes wholly or partly      unenforceable for any reason; or |
|-------------------|---------------------------------------------------------------------------------------------------------------------------|

| 6.1.4   | if      the Tenant or any Guarantor (or if more than one person any one of      them): |
|-------------------|----------------------------------------------------------------------------------------|

| (A)   | is      the subject of a winding up order, bankruptcy order or a petition is      presented, filed or lodged at court for winding up or liquidation whether      voluntarily (except for reconstruction or amalgamation of a solvent      company on terms agreed by the Landlord) (acting reasonably) or      compulsorily; |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (B)   | is      the subject of a winding up resolution, except for a voluntary      reconstruction as stated in paragraph(1); |
|-----------------|-----------------------------------------------------------------------------------------------------------------------|

| (C)   | is      subject to the appointment of any receiver, manager or administrative      receiver or a provisional liquidator, or an administrator is appointed, or      a petition or application for an administration order is presented, in      relation to the Tenant or theGuarantor; |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (D)   | enters      into any form of compromise of debts, scheme of arrangement, rescheduling      or restructuring with its creditors or any of them, including but not      limited to any scheme of arrangement under the Companies Act 1985 or any      voluntary arrangement under the Insolvency Act  1986; |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (E)   | obtains,      or takes any steps to obtain, any moratorium or other form of protection      against creditors or a general suspension of the payment of debts due and      payable, including but not limited to any moratorium available under the      Insolvency Act 1986; |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (F)   | dies      or is dissolved or is otherwise struck off any register of companies in      its place of incorporation or any other place where it is registered or      located; |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (G)   | is      the subject of any forfeiture, execution, distraint, repossession in      relation to any of its assets; or |
|-----------------|---------------------------------------------------------------------------------------------------------------------|

| (H)   | is      the subject of any analogous procedure, regime, process or step in any      jurisdiction outside England andWales. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------|

| 6.2   | No      implied rights |
|-----------------|------------------------|

| 6.2.1   | Neither      the Tenant nor the Premises is entitled to any right, including any      quasi-easement, except those expressly granted by this    lease. |
|-------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6.2.2   | The      Tenant may not enforce, or prevent the release or modification of, any      type of right or obligation attaching to the Landlord’s interest in the      Premises or in any other land so as to prevent or restrict the development      or use of any other land. |
|-------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6.2.3   | Clause      6.2.2 does not prejudice any right described in      schedule 2. |
|-------------------|------------------------------------------------------------------------------|

| 6.2.4   | Any      provision of this lease which would, apart from this provision, be in      conflict with this clause takes effect subject to  it. |
|-------------------|--------------------------------------------------------------------------------------------------------------------------------------------|

| 6.3   | Common      Parts and Service Media |
|-----------------|-------------------------------------|

| 6.3.1   | The      Common Parts and the Service Media remain under the exclusive control and      management of the Superior Landlord who may, if it shall be in keeping      with the principles of good estate management, alter, divert, substitute,      stop up or remove any of them, leaving available for use by the Tenant      reasonable and sufficient means of access to and egress from, and      servicing for, the Premises provided always that the same does not      materially adversely affect the Tenant’s use and enjoyment of the      Premises. |
|-------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6.3.2   | The      Landlord shall not be liable for any closure of any of the Common Parts or      stoppage or severance affecting any of the Service Media due to any cause      beyond the Landlord’s control provided that the Landlord  shall      take all reasonable steps to procure that the Superior Landlord re-opens      such Common Parts or restores such Service Media as soon as      practicable. |
|-------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6.4   | Service      of notices |
|-----------------|-------------------------|

| 6.4.1   | In      addition to any other method of service, any notice which is served under      this lease shall be validly served if it is served in accordance with      section 196 Law of Property Act 1925, as amended by the Recorded Delivery      Service Act 1962. |
|-------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6.4.2   | If      the Tenant or any Guarantor comprises more than one person, it shall be      sufficient if notice is served on one of them, and a notice duly served on      the Tenant does not need to be served on any  Guarantor. |
|-------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6.5   | Arbitration      fees |
|-----------------|-----------------------|

| 6.6   | No      warranty as to use |
|-----------------|----------------------------|

| 6.7   | Compensation |
|-----------------|--------------|

| 6.8   | No      warranty as to security |
|-----------------|---------------------------------|

| 6.9   | Overriding      lease |
|-----------------|-----------------------|

| 6.10   | Application      of Landlord and Tenant (Covenants) Act1995 |
|------------------|-------------------------------------------------------------|

| 6.11   | Exclusion      of Third Party Rights |
|------------------|--------------------------------------|

| 6.12   | Jurisdiction |
|------------------|--------------|

| 6.13   | Exclusion      of sections 24 - 28 of the 1954 Act |
|------------------|----------------------------------------------------|

| 6.13.1   | The      Tenant confirms that before it became contractually bound to enter into      the tenancy created by this lease: |
|--------------------|--------------------------------------------------------------------------------------------------------------------------|

| (A)   | the      Landlord served a notice dated 21 August 2009 (the “Notice”) on the Tenant      in accordance with section 38A(3)(a) of the 1954  Act; |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (B)   | the      Tenant (or a person duly authorised by the Tenant) made a statutory      declaration dated 21 August 2009 (the “Declaration”)      confirming receipt of the Notice in accordance with schedule 2 to the      Order. |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6.13.2   | The      Tenant further confirms that where the Declaration was made by a person      other than the Tenant that person was duly authorised by the Tenant to      make the Declaration on the Tenant’sbehalf. |
|--------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6.13.3   | The      parties agree that sections 24 to 28 (inclusive) of the 1954 Act will not      apply to the tenancy created by thislease. |
|--------------------|------------------------------------------------------------------------------------------------------------------------------------|

| 6.14   | Tenant’s      break clause |
|------------------|----------------------------------|

| 6.14.1   | In      this clause the “Termination Date” is 18      October 2013. |
|--------------------|---------------------------------------------------------------------------------|

| 6.14.2   | The      Tenant may terminate the Term on the Termination Date by giving the      Landlord not less than six months’ written notice following which the Term      and this lease will then terminate on the Termination Date but without      prejudice to any claim by a party in respect of any antecedent breach of      any obligation of any other party under this  lease. |
|--------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6.14.3   | If      any sums have been paid by the Tenant in relation to the period falling      after the Termination Date they will be refunded by the Landlord to the      Tenant within fourteen days of the Termination Date and each of the sums      to be refunded will be apportioned at the Termination Date in accordance      with the following formula: |
|--------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | A | is      the full annual amount of the relevantsum; |
|--------|---|----------------------------------------------------|

|   | B | is      365; and |
|--------|---|------------------|

|   | C | is      the number of days from but excluding the Termination Date to but      excluding the first date after the Termination Date upon which an      instalment of the relevant sum is due or (where such first date after the      Termination Date is the day after the Termination Date)    zero. |
|--------|---|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6.14.4   | If      the Tenant does not exercise its right to break the Term pursuant to      clause 6.14.1 then the Yearly Rent shall not      be payable by the Tenant for the period from and including 21 October 2013      up to and including 20 June 2014 sothat: |
|--------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (A)   | clause      6.14.3 shall apply to any Yearly Rent which      has been paid by the Tenant in relation to the period falling after 20      October 2013; and |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (B)   | on      21 June 2014 the Tenant shall pay the Yearly Rent apportioned for the      period from and including 21 June 2014 up to and including 28 September      2014. |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 7.   | INSURANCE |
|----------------|-----------|

| 8.   | GUARANTOR’S      OBLIGATIONS |
|----------------|------------------------------------|

| 8.1   | Guarantee |
|-----------------|-----------|

| 8.1.1   | the      Tenant’s obligations will beperformed; |
|-------------------|-------------------------------------------------------|

| 8.1.2   | the      Tenant will comply with any authorised guarantee agreement which it enters      into on a transfer of this lease;and |
|-------------------|-------------------------------------------------------------------------------------------------------------------------------|

| 8.1.3   | to      the extent the Tenant’s obligations or any such authorised guarantee      agreement are not complied with, the Guarantor will comply with them and      will indemnify the Landlord against any loss it suffers as a result of any      non-compliance. |
|-------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8.2   | Preservation      of the Guarantee |
|-----------------|------------------------------------|

8.1

| 8.2.1   | any      indulgence, compromise or neglect in enforcing the Tenant’s obligations or      any refusal by the Landlord to accept tendered  rent; |
|-------------------|------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8.2.2   | any      variation or waiver of any of the terms of this  lease; |
|-------------------|------------------------------------------------------------------|

| 8.2.3   | any      partial surrender of this lease (and the Guarantor’s liability shall      continue but only in respect of the Tenant’s continuing      obligations); |
|-------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8.2.4   | any      forfeiture of this lease, whether in whole or in  part; |
|-------------------|------------------------------------------------------------------|

| 8.2.5   | any      legal limitation, immunity, incapacity, insolvency or the winding-up of      the Tenant or by the fact that the Tenant otherwise ceases to      exist; |
|-------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8.2.6   | any      action taken by or on the Landlord’s behalf in contemplation of re-letting      the Premises; |
|-------------------|--------------------------------------------------------------------------------------------------------------|

| 8.2.7   | any      other act or omission which, but for this provision, would have released      the Guarantor from liability; |
|-------------------|----------------------------------------------------------------------------------------------------------------------|

| 8.3   | No      right to participate in security |
|-----------------|------------------------------------------|

| 8.4   | Disclaimer |
|-----------------|------------|

| 8.4.1   | The      Landlord may require the Guarantor at its cost to accept a new lease of      the Premises on the same terms of, and containing the same agreements as,      this lease (and, where any such term applies as at a particular date or      period, as at the same date or period), as if this lease had not been      disclaimed and as the terms have effect immediately before the disclaimer,      for the residue of the Term, and with effect, from the date of disclaimer      but the new lease shall omit thisclause. |
|-------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8.4.2   | For      the purposes of sub-clause 8.4.1: |
|-------------------|--------------------------------------------|

| (A)   | the      Landlord may notify the requirement to the Guarantor only within the      period of three months commencing on the date of    disclaimer; |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------|

| (B)   | if      there are any matters outstanding under this lease immediately before it      is disclaimed, they shall be determined between the Landlord and the      Guarantor and be reflected, as appropriate, in the new    lease; |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (C)   | the      new lease shall be completed within 4 weeks after the date when the      Landlord notifies the requirement to the  Guarantor. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------|

| 8.5   | Forfeiture      or the Tenant ceasing to exist |
|-----------------|------------------------------------------------|

| 8.5.1   | accept      a new lease of the Premises in accordance with sub-clause 8.4, as if it applies to forfeiture or the      Tenant ceasing to exist and to the date of forfeiture or cessation;      or |
|-------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8.5.2   | pay      the Landlord an amount equal to the sum by which any money which would      have been due from the Tenant pursuant to the Tenant’s obligations exceeds      any money received by the Landlord in respect of the same type of      obligation which may be undertaken by a third party, in both cases from      the date of forfeiture or cessation until the earlier of the first date      when all the Premises are re-let and income producing and the last day of      the Term, |
|-------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8.6   | Transfer      of the reversion |
|-----------------|--------------------------------|

| 1.   | the      interior coverings and interior facing materials of those parts of the      external walls of the Building bounding the said premises and of the      columns within the said premises and of the walls within the Building      separating them from other parts of the  Building; |
|----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.   | the      fixed floor coverings and all materials lying between the upper surface of      the structural floor slab and the floorsurface; |
|----------------|------------------------------------------------------------------------------------------------------------------------------------------|

| 3.   | the      ceilings, including all materials, light fittings and lights forming part      of them, lying below the lower surface of the structural ceiling      slab; |
|----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.   | all      non-load bearing walls and partitions lying within the said      premises; |
|----------------|-------------------------------------------------------------------------------------|

| 5.   | the      doors and door frames within, and on the boundaries of, the said      premises; |
|----------------|------------------------------------------------------------------------------------------|

| 6.   | subject      to the exclusion in paragraph 10 of this schedule, the window glazing and      window frames and other fenestration within the said premises;      and |
|----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 7.   | all      plant and other apparatus and conducting media which are designed to serve      the said premises exclusively including any which the Landlord may permit      under clause 4.14 but subject to paragraph 12  below, |
|----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8.   | all      Service Media including all plant and other apparatus and conducting media      which are designed to serve the saidpremises; |
|----------------|----------------------------------------------------------------------------------------------------------------------------------------|

| 9.   | the      load bearing structure of the Building including the load bearing      structure of the roofs, foundations, external and internal walls and      columns and the structural slabs of the ceilings and    floors; |
|----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 10.   | the      external surfaces of the Building (except the external surfaces of any      doors and door frames referred to in paragraph 5) and the whole of the      window glazing and window frames and other fenestration constructed in the      external walls and in the other boundaries of the said premises;      and |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 11.   | all      other parts of the Building which are not comprised in any Lettable      Unit; |
|-----------------|-----------------------------------------------------------------------------------------|

| 12.   | the      Superior Landlord’s building management system, the Building’s fire alarm      system and sprinklers; and |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------|

| 13.   | the      fan-coil units and associated pipes and ducts to the fan-coils located      within the said premises. |
|-----------------|----------------------------------------------------------------------------------------------------------------|

| 1.   | The      right in connection with the permitted use, subject to clause 6.3 and to      compliance with the superior landlord’s reasonable rules and regulations      (if any) for the exercise of suchright: |
|----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.1   | for      the Tenant, its servants and duly authorised agents and visitors, for the      purpose only of using the Premises in accordance with this lease, to use      the Common Parts for the purpose for which they are    provided; |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.2   | to      use the Service Media; and |
|-----------------|------------------------------------|

| 1.3   | to      use such lavatories in the Building as the Landlord or the Superior      Landlord (as appropriate) shall reasonably designate and (if relevant) the      Landlord shall be obliged to take all reasonable steps to procure that the      Superior Landlord makes or procures such  designations. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.   | The      right of support, shelter and protection for the Premises from the other      parts of the Building as are enjoyed by the Premises at the date of this      lease. |
|----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.   | The      right to use the refuse area in the Building as reasonably specified by      the Superior Landlord and (if relevant) the Landlord shall be obliged to take all      reasonable steps to procure that the Superior Landlord makes or      procures such designations. |
|----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.   | The      right to have displayed the name-plate or sign referred to in clause 4.14.2 but the Superior Landlord shall be      entitled to relocate the name-plate or sign at any  time. |
|----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5.   | The      right to install in the area edged red on Plan 2 annexed to the Superior      Lease (or such other area on the roof of the Building as the Landlord      shall from time to time designate) Tenant’s plant and equipment serving      the Premises subject to the Landlord’s prior approval of the type and size      of the equipment, the manner of its installation and its precise location      which approval shall not be unreasonably withheld or delayed together with      the right of access at all times to such area for inspection, repair and      maintenance purposes provided that under no circumstances shall such plant      or equipment once installed exceed in height the perimeter fence situated      on the roof of the Building. |
|----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6.   | The      exclusive right to use the terraced area edged green on the Plan subject      to observing such reasonable rules and regulations as to the use of such      terrace as are notified to the Tenant by the Landlord from time to      time. |
|----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 7.   | The      right to use the Portman Square gardens in accordance with schedule      7. |
|----------------|--------------------------------------------------------------------------------------|

| 8.   | The      right to pass and repass on foot only over and along the Shared Areas for      the purposes of access to and egress from the Premises and the Common      Parts. |
|----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.   | The      right to build, alter or extend (whether vertically or laterally) any      building on any adjacent premises of the landlord notwithstanding that      access of light and air to the premises may be  diminished. |
|----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.   | The      right, at reasonable times on reasonable prior notice (except in an      emergency), to enter the Premises as often as may be necessary for any      purpose for which the Tenant agrees to permit entry and for all purposes      in connection with carrying out the Services or complying with any      Enactment. |
|----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.   | The      right to use and to deal in any way with any Service Media located in or      accessible only through the Premises for the benefit of any other part of      the Building or any adjacent or neighbouring  land. |
|----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.   | The      right to erect and maintain scaffolding on or against any part of the      Building so long as reasonable and sufficient means of accessing and      servicing the Premises aremaintained. |
|----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5.   | All      rights of light, air and other easements and rights enjoyed by the      Premises from or over any other part or parts of the Building or any      adjacent or neighbouring land. |
|----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6.   | The      right for any security staff employed by the Landlord or its agents to      enter the Premises if it shall be considered necessary or desirable so to      do for the security of theBuilding. |
|----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 7.   | The      right at reasonable times on 48 hours prior written notice (except in an      emergency) to pass and repass on foot only through the      Premises: |
|----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 7.1   | between      any two parts of the Shared Areas; |
|-----------------|-------------------------------------------------|

| 7.2   | between      the Landlord's Premises and the goods lift marked “Goods Lift” on the Plan      (provided that the goods lift is only used for items which cannot      reasonably or properly be transported by the passenger lift);      and |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 7.3   | in      the event of fire or other emergency or emergency evacuation practice from      the Landlord's Premises to the fire escape marked “Fire Escape” on the      Plan. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (a) | entry      shall only be effected upon such part or parts of the Premises as shall be      reasonably necessary and only for such periods as are reasonably necessary      and the person exercising such rights shall comply with the Tenant’s      reasonable security requirements: |
|--------|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (b) | the      persons exercising such right (and in default the Landlord) shall cause as      little damage or inconvenience to the Premises and the Tenant or any other      lawful occupiers as reasonably possible;and |
|--------|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (c) | the      Landlord shall make good to the reasonable satisfaction of the Tenant any      damage caused by such entry whether to the Premises or to the contents      thereof and shall indemnify the Tenant against such loss thereby suffered      by it. |
|--------|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.   | DEFINITIONS |
|----------------|-------------|

| 1.1   | “Current Rent” means the      amount of the Yearly Rent payable immediately before the Review Date      ignoring any cesser of the Yearly Rent pursuant to paragraph 1.2 of      schedule 6; |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.2   | “Review Rent” means the      yearly market rack rental value which might reasonably be expected to be      payable, following the expiry of any period at the beginning of the term      which might be negotiated in the open market for the purposes of fitting      out, during which no rent, or a concessionary rent, is payable, if the      Premises had been let in the open market by a willing lessor to a willing      lessee with vacant possession, on the Review Date, without fine or      premium, for a term of ten years from the Review Date, and otherwise upon      the provisions (save as to the amount of the Yearly Rent but including the      provisions for rent review at five yearly intervals) contained in this      lease and on the assumptions that: |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.2.1   | the      provisions of this lease have been complied with (save in respect of the      Landlord’s obligations where the Landlord is in persistent breach of the      same); |
|-------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.2.2   | the      Permitted Use and the Premises comply with Planning Law and every other      Enactment and that the lessee may lawfully implement and carry on the      Permitted Use; |
|-------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.2.3   | the      Premises are fit for immediate occupation and operation of the Permitted      Use; |
|-------------------|---------------------------------------------------------------------------------------------|

| 1.2.4   | the      Premises have been completed to the standard described in the      Specification; |
|-------------------|--------------------------------------------------------------------------------------------|

| 1.2.5   | no      work has been carried out to the Premises which has diminished their      rental value; |
|-------------------|-------------------------------------------------------------------------------------------------|

| 1.2.6   | in      case the Premises or the remainder of the Building or any part of it has      been destroyed or damaged it has been fully  restored; |
|-------------------|----------------------------------------------------------------------------------------------------------------------------------------------|

| 1.2.7   | the      Net Internal Area of the Premises is 10,972 square  feet, |
|-------------------|--------------------------------------------------------------------|

| 1.2.8   | but      disregarding any effect on rent of: |
|-------------------|----------------------------------------------|

| (A)   | the      fact that the Tenant or other occupier or their respective predecessors in      title has been or is in occupation of the  Premises; |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------|

| (B)   | any      goodwill attached to the Premises by the carrying on of any business in      them; |
|-----------------|---------------------------------------------------------------------------------------------|

| (C)   | any      works carried out to the Premises during the Term by or on behalf of the      Tenant or any permitted underlessee, in either case at its own expense      pursuant to a licence granted by the Landlord and otherwise than pursuant      to an obligation to the Landlord provided that the obligation to comply      with all Enactments in clause 4.2 shall not      be an obligation  to the Landlord for the purposes of this      paragraph; and |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (D)   | the      Tenant's Works (save for the Division Works) as defined in the Agreement      for Lease dated 25 August 2009 made between the Landlord (1) and the      Tenant (2). |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.3   | “Review Surveyor” means      an independent chartered surveyor appointed pursuant to paragraph 3.1 and, if he is to be nominated by The Royal      Institution of Chartered Surveyors, it shall be requested to nominate an      independent chartered surveyor having not less than ten years’ practice      next before the date of his appointment and recent substantial experience      in the letting and valuation of office premises of a similar character and      quality to those, and in the locality, of the Premises and who is a      partner or director of a leading firm or company of surveyors having      specialist market and valuation knowledge of such  premises. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.   | YEARLY      RENT FROM REVIEW |
|----------------|------------------------------|

| 2.1   | the      Current Rent; and |
|-----------------|----------------------------|

| 2.2   | the      Review Rent. |
|-----------------|-----------------------|

| 3.   | FAILURE      TO AGREE REVIEW RENT |
|----------------|-----------------------------------|

| 3.1   | the      Review Surveyor shall, if his appointment is agreed,  be      appointed by the Landlord and the Tenant to assess the Review Rent or, if      his appointment is not agreed at any time, be nominated to assess the      Review Rent by The Royal Institution of Chartered Surveyors on the      application of the Landlord or theTenant; |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.2   | the      Review Surveyor shall act as an arbitrator and the arbitration shall be      conducted in accordance with the Arbitration Act 1996:  and |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.3   | if      the Review Surveyor refuses to act, or is or becomes incapable of acting      or dies, the Landlord or the Tenant may apply for the appointment of      another Review Surveyor. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.   | PAYMENTS      ON ACCOUNT |
|----------------|--------------------------|

| 4.1   | continue      to pay the Current Rent on account;and |
|-----------------|------------------------------------------------------|

| 4.2   | pay      the Landlord, within fourteen days after the Review Rent is determined and      notified in writing to the Tenant: |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------|

| 4.2.1   | any      amount by which the Review Rent, for the period commencing on the Review      Date and ending immediately before the quarter day following the date of      payment, exceeds the Current Rent paid on account for the same period;      and |
|-------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.2.2   | interest,      but calculated at 4% below the Stipulated Rate and in respect of each      instalment of the Yearly Rent due for payment during the period referred      to in paragraph 4.2.1, on the difference      between the amount which would have been payable on the relevant quarter      day, had the Review Rent then been determined, and the amount then paid on      account (the interest being payable from the date on which the instalment      was due up to the date of payment of the  interest). |
|-------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5.   | RESTRICTIONS      ON REVIEW |
|----------------|-----------------------------|

| 6.   | MEMORANDUM |
|----------------|------------|

| 1.   | INSURANCE |
|----------------|-----------|

| 1.1   | Tenant’s      obligations |
|-----------------|---------------------------------|

| 1.1.1   | Not      to do or omit anything by which any insurance policy, of which the Tenant      shall have been provided with particulars, relating to the Building or any      part of it becomes void or voidable or by which the rate of premium on      such policy may be increased. |
|-------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.1.2   | To      comply with all requirements and reasonable recommendations of the      insurers and to provide and maintain unobstructed, appropriate operational      fire fighting equipment and fire notices on the  Premises. |
|-------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.1.3   | To      notify the Landlord, without unreasonable delay, of any incidence of an      Insured Risk or any Uninsured Damage on the Premises and of any other      event which ought reasonably to be brought to the insurers’      attention. |
|-------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.1.4   | If      the Tenant or any person claiming title from it is entitled to the benefit      of any insurance of the Premises, to cause all money paid under such      insurance to be applied in making good the loss or damage for which it was      paid. |
|-------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.1.5   | If      any damage is caused to the Building and any insurance money under the      Superior Landlord’s insurance is irrecoverable because of a breach of the      Tenant’s obligations, to pay the Superior Landlord on demand the whole of      the irrecoverable insurance money. |
|-------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.1.6   | If      there is any deficiency in any insurance money received by the Superior      Landlord in respect of the replacement of any damage or destruction      referred to in paragraph 1.1.5 of Schedule 7 to the Superior Lease because      the Tenant has failed to comply with its obligations under clause 4.12.3      to pay the Superior Landlord the amount of the deficiency in the insurance      money. |
|-------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.1.7   | To      pay to the Superior Landlord on demand an amount equal to the total of all      excess sums which the insurers are not liable to pay out on any insurance      claim in respect of the Premises and which the Superior Landlord has paid      in repairing damage to the Premises caused by an Insured    Risk. |
|-------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.2   | Rent      Cesser |
|-----------------|------------------|

| 1.2.1   | the      Premises (except any demountable partitioning, window blinds and wall or      floor surface coverings not installed by or at the cost of the Superior      Landlord and fixtures which are tenant’s trade fixtures) or the essential      means of access to them are damaged by an Insured Risk, so that the      Premises are incapable of occupation and use;  and |
|-------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.2.2   | payment      of any insurance money has not been vitiated by a breach of the Tenant’s      obligations, |
|-------------------|---------------------------------------------------------------------------------------------------------------|

1.2.1

| 1.3   | Ending      of the lease following major damage |
|-----------------|-------------------------------------------------|

| 1.3.1   | by      the Tenant, but only if: |
|-------------------|----------------------------------|

| (A)   | the      Superior Landlord has not commenced the necessary replacement work by the      expiry of 24 months after the date when the damage occurred;      or |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (B)   | the      necessary replacement work is not substantially complete by the expiry of      the period for which loss of rent isinsured, |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------|

| (C)   | payment      of any insurance money has not been vitiated by a breach of the Tenant’s      obligations; and |
|-----------------|-------------------------------------------------------------------------------------------------------------------|

| (D)   | it      does not owe the Superior Landlord any debt under paragraphs 1.1.5 or 1.1.6 of      this Schedule; and |
|-----------------|----------------------------------------------------------------------------------------------------------------|

| (E)   | it      serves the Landlord, by the expiry of 26 months after the date when the      damage occurred (if paragraph (A) applies) or      by the expiry of the period for which loss of rent is insured (if      paragraph (B) applies), with not less than      three months prior notice to determine provided that such notice cannot be      served if the reinstatement works have been completed;  and |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.3.2   | by      the Landlord, but only if: |
|-------------------|------------------------------------|

| (A)   | despite      having used all reasonable endeavours to achieve a lawful commencement of      the necessary replacement work by the expiry of the period specified in      paragraph 1.3.1(A), the Superior Landlord was      unable to do so; or |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (B)   | the      necessary replacement work is not substantially complete by the expiry of      the period for which loss of rent isinsured, |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------|

(A)
(B)

| (C)   | it      serves the Tenant, by the expiry of 28 months after the date when the      damage occurred (if paragraph (A) applies) or      by the expiry of the period for which loss of rent is insured (if      paragraph (B) applies), with not less than 21      days’ prior notice to determine provided that such notice cannot be served      if the reinstatement works have beencompleted. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.3.3   | Once      a notice has been served under clause 1.3.1      or 1.3.2, it shall be irrevocable and, on the      expiry of the notice, this lease shall determine without prejudice to any      accrued rights of any party and the Superior Landlord shall be entitled to      retain the insurance money. |
|-------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.3.4   | For      the purposes of this clause, reinstatementwork: |
|-------------------|----------------------------------------------------------|

| (A)   | commences      when it would be treated as commencing under Section 56 of the Town &      Country Planning Act 1990 but work of demolition does not, of itself,      signify commencement; and |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (B)   | is      substantially complete when any person, appointed by the Landlord to      certify its completion, certifies that it is complete, whether by issue of      a certificate of practical completion or  otherwise. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.3.5   | Time      is of the essence of the periods referred to in this    clause. |
|-------------------|---------------------------------------------------------------------------|

| 2.   | OPTION      TO DETERMINE FOLLOWING UNINSUREDDAMAGE |
|----------------|----------------------------------------------------|

| 2.1   | If      there is Uninsured Damage such that the Premises or the essential means of      access to them are damaged so that the Premises are incapable of      occupation and use and the Superior Landlord by service of notice in      writing (an “Election      Notice”) on the Landlord following the date on which such Uninsured      Damage occurs elects to rebuild or reinstate the Premises and the Common      Parts at its own cost; |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.1.1   | paragraph      1.2 shall apply as if the Uninsured Damage      had been damage by an Insured Risk which occurred on the date on which the      Election Notice is served; and |
|-------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.1.2   | paragraph      1.3 shall apply as if the Uninsured Damage      had been damage by an Insured Risk but substituting for the words “after      the date when the damage occurred” in paragraphs 1.3.1(A) and (E) the words “after the date on      which the Election Notice isserved”. |
|-------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.2   | If      the Superior Landlord has not served an Election Notice within 12 months      following the date on which Uninsured Damage occurs (time being of the      essence) in accordance with paragraph 2.1      either the Landlord or the Tenant may at anytime thereafter (unless in the      meantime the Superior Landlord serves an Election Notice) forthwith      determine this lease (but without prejudice to any claim by either party      in respect of any antecedent breach of  covenant). |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.   | TERMINATION      OF SUPERIOR LEASE |
|----------------|------------------------------------|

| 4.   | RETENTION      OF INSURANCE PROCEEDS |
|----------------|--------------------------------------|

1.3

| 1.   | In      consideration of the covenants and conditions hereinafter reserved and      contained and on the part of the Tenant to be observed and performed the      Landlord grants or procures the grant to the Tenant of the right to use in      connection with the Premises (in common with the other persons to whom a      like right may be granted by the head landlord or the Superior Landlord or      the Landlord or other owners or trustees of the garden as hereinafter      defined) the (the “Garden”) (the garden of      Portman Square) for the purpose of recreation and leisure for the term      such purposes however to be subject to the rules and regulations for the      use and good management of the Garden as hereinafter    provided. |
|----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.   | The Tenant covenants      with the Landlord that the Tenant will conform to and observe all      Enactments and all rules and regulations made as hereinafter provided for      the maintenance and use of the Garden and will not admit into the Garden      any person not entitled to the use of thesame. |
|----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.   | The      Tenant agrees that: |
|----------------|------------------------------|

| 3.1   | the      said rules and regulations may provide for the exclusion from the use and      enjoyment of the Garden of the Tenant or any other person who would      otherwise be entitled to such use under the foregoing grant in case of      default in payment of the Garden Rate or of other wilful breach of such      rules and regulations or any ofthem; |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.2   | the      Tenant may in the exercise of the right hereby granted allow such other      persons as may be authorised by it to use the Garden subject to the terms      and conditions here mentioned provided that the Tenant will indemnify the      Landlord in respect of any loss or damage caused by such persons so      authorised; |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.   | Rules      and Regulations |
|----------------|----------------------------|

| 4.1   | The      use of the Garden is reserved exclusively to the Head Landlord and its      lessees and sub-lessees and their licensees of the premises fronting to or      abutting on Portman Square and their families and to any other persons to      whom the Clerk of the Garden in his discretion may allow      access. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.2   | No      persons other than those having the right of entrance shall be entitled to      hold or possess a key of the Garden gates and no person so entitled shall      permit his key to be given or lent to or used by any person other than the      members of his family.  Every person entering the Garden shall      at the request of the gardener produce his key and give his name and      address. |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.3   | Young      children must be accompanied by a nurse or other responsible      person. |
|-----------------|--------------------------------------------------------------------------------------|

| 4.4   | No      person shall climb damage pull down or destroy any of the trees shrubs or      plants or pluck the flowers in the Garden or break deface or injure any of      the seats or any other property belonging thereto or wilfully cut up or      injure the surface of the gravel walks or lawns or trample on or injure      the beds or place or leave any obstructions or things on the walks or      elsewhere.  No person shall leave the gates  open. |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.5   | Bicycles      or tricycles are not allowed in theGarden. |
|-----------------|----------------------------------------------------------|

| 4.6   | Stone      throwing and noisy and disorderly conduct and every other practice likely      to annoy the residents or to interfere with the quiet use and enjoyment of      the Garden is forbidden. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.7   | No      carpets rugs doormats or other articles shall be beaten shaken cleaned or      dusted in any part of the Garden.  No dust or rubbish shall be      swept or thrown or paper scattered on any part of the Garden or on the      railings or gates thereof. |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.8   | Only      dogs in the charge of owners or their representatives are allowed in the      Garden and they must be under control and kept on a lead at all      times. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1. | Inspecting,      maintaining and repairing, altering, rebuilding and renewing and, where      appropriate, treating, washing down, painting and decorating all parts of      the Building described in paragraphs 8 to 11 of schedule  1. |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2. | Inspecting,      servicing, maintaining and repairing, renewing, overhauling and replacing      all apparatus, plant, machinery and equipment within the Building which is      at any time not serving any Lettable Unit  exclusively. |
|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3. | Inspecting,      maintaining, repairing, cleansing, emptying, altering and renewing all      Service Media. |
|----|-------------------------------------------------------------------------------------------------------------|

| 4. | Providing,      maintaining, operating, renewing and replacing any fire alarms and      ancillary apparatus and fire prevention and fire fighting equipment and      apparatus in the Common Parts. |
|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5. | Keeping      the Common Parts properly cleansed, treated, maintained, repaired and      adequately lit. |
|----|---------------------------------------------------------------------------------------------------------|

| 6. | Providing      such mechanical ventilation, heating and cooling for such parts of the      Building and for such hours and times of the year as the Landlord shall      determine. |
|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 7. | Providing      and maintaining any architectural or ornamental features or murals and any      plants, shrubs, trees or garden area in the Common Parts and maintaining      the same. |
|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8. | Supplying,      whether by purchase or hire, and maintaining, renewing, replacing,      repairing and servicing all fixtures and receptacles, appliances,      materials, equipment, plant and other things reasonably necessary for the      maintenance, upkeep or cleanliness of the Building or any part of it or      otherwise in connection with the provision of the  Services. |
|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 9. | Cleaning      as frequently as shall be reasonably necessary the exterior and interior      of all window glazing and window frames and other fenestration units in      the Common Parts and the outside of the window glazing referred to in      paragraph 10 of schedule 1. |
|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 10. | Providing      a security service to the CommonParts. |
|-----|-------------------------------------------------------|

| 11. | Collecting,      and if appropriate treating or packaging, and disposing of refuse from the      Building and the provision, repair, maintenance and renewal of any plant      and equipment in connection withit. |
|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 12. | Maintaining      during Normal Business Hours an adequate supply of hot and cold water and      supplying washing and toilet requisites in the lavatory accommodation in      the Common Parts. |
|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 13. | Implementing      any infestation control in the CommonParts. |
|-----|---------------------------------------------------------------|

| 14. | Providing      one or more commissionaires in the ground floor entrance lobby of the      Building during Normal BusinessHours. |
|-----|---------------------------------------------------------------------------------------------------------------------------------|

| 15. | Any      other services relating to the Building or any part of it provided by the      Landlord from time to time which shallbe: |
|-----|-----------------------------------------------------------------------------------------------------------------------------------|

| 15.1 | reasonably      capable of being enjoyed by the occupier of the Premises;    or |
|------|---------------------------------------------------------------------------------|

| 15.2 | reasonably      calculated to be for the benefit of the Tenant and other tenants of the      Building; or |
|------|-----------------------------------------------------------------------------------------------------------|

| 15.3 | appropriate      for the maintenance, upkeep or cleanliness of the Building;    or |
|------|------------------------------------------------------------------------------------|

| 15.4 | otherwise      in keeping with the principles of good estate  management, |
|------|---------------------------------------------------------------------------|

| 1. | All      fees and disbursements of any individual, firm or company retained by or      on behalf of the Landlord or its agents in connection with discharging      management functions in respect of the Building and the provision of the      Services, including managing agents'fees. |
|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2. | The      reasonable fees of the Landlord for any of the Services or for the      functions and duties referred to in paragraph 1 of this part of this      schedule which shall be undertaken by the Landlord and not by a third      party. |
|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3. | The      cost (in addition to any fees referred to in paragraph 2 and where the      context permits paragraph 1 of this part of this schedule) of employing      (whether by the Landlord or any managing agents or any other individual or      firm or company) such staff as the Landlord may consider appropriate for      the performance of the Services and the functions and duties referred to      in paragraph 1 of this part of this schedule and all other incidental      expenditure in relation to such employment including, without prejudice to      the generality of the foregoing: |
|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.1 | salaries,      wages, pensions and pension contributions, benefits in kind and other      emoluments and National Insurance and other statutory contributions or      levies; |
|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.2 | the      provision of uniforms and workingclothing; |
|-----|-----------------------------------------------------|

| 3.3 | the      provision of vehicles, tools, appliances, IT and communications equipment,      furniture cleaning and other material fixtures, fittings and other      equipment for the proper performance of their duties and a store for      housing the same; and |
|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.4 | a      reasonable notional rent for any premises reasonably provided rent-free      for every such person's use occupancy or  residence. |
|-----|------------------------------------------------------------------------------------------------------------------------------------------|

| 4. | The      cost of entering into any contracts for the carrying out of all or any of      the Services. |
|----|-------------------------------------------------------------------------------------------------------|

| 5. | All      rates and other outgoings which are now or during the Term shall be      assessed on: |
|----|------------------------------------------------------------------------------------------------|

| 5.1 | the      whole of the Building, where there is no separate assessment on or for a      Lettable Unit; |
|-----|-------------------------------------------------------------------------------------------------------|

| 5.2 | the      whole or any part of the CommonParts; |
|-----|------------------------------------------------|

| 5.3 | any      residential accommodation provided for staff employed in connection with      the Building and any other premises provided as referred to in paragraph      3.4 of this part of this schedule, |
|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6. | The      cost of the supply of electricity and other fuel for the provision of the      Services and the cost of any electricity generating, transforming,      monitoring, metering and distribution plant, machinery and equipment in or      servicing the Building. |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 7. | The      cost which the Landlord may be called upon to pay as a contribution      towards the expense of making, repairing, maintaining, rebuilding and      cleansing any ways, roads, pavements or structures, Service Media 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. |
|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8. | The      cost of taking all steps for complying with or making representations      against or otherwise contesting the incidence of the provisions of any      Enactment relating to or alleged to relate to the Building or any part or      it for which any tenant is not directly and exclusively      liable. |
|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 9. | The      cost to the Landlord of any payments made pursuant to clause 4.4.2 of the      Head Lease. |
|----|-----------------------------------------------------------------------------------------------------|

| 10. | The      cost to the Landlord of abating any nuisance in or at the Building or any      part of it insofar as the same is not the liability of any      tenant. |
|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 11. | The      cost of making such provision (if any) for anticipated expenditure in      respect of any of the Services as the Landlord shall consider      appropriate. |
|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 12. | Any      interest and fees in respect of money borrowed to finance the provision of      the Services and the costs referred to in this part of this schedule or      any of them. |
|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 13. | Any      VAT (or any tax of a similar nature which may be substituted for or levied      in addition to it) incurred by the Landlord on any other amount comprised      in the Service Cost, save to the extent that the Landlord obtains credit      for such VAT incurred by the Landlord pursuant to sections 24, 25 and 26      Value Added Tax Act 1994 or any regulations made    thereunder. |
|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 14. | All      other costs incurred in connection with the provision of the      Services.” |
|-----|---------------------------------------------------------------------------------------------|

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