|        |
|--------|
|   |
|   | Dated August      25, 2009 |   |
|   |   |   |
|   | (1) WELLS      FARGO & COMPANY (2) COSTAR      UK LIMITED  |   |
|   |   |   |
|   |   |   |
|   | AGREEMENT      FOR LEASEofPart      Fifth Floor  40 Portman Square  London    W1 |   |
|   |   |   |

----

| 1. | Definitions |   |
|----|-------------|--------|

| 2. | General      provisions |   |
|----|-------------------------|--------|

| 3. | Standard      Conditions |   |
|----|--------------------------|--------|

| 4. | Conditions      Precedent |   |
|----|---------------------------|--------|

| 5. | The Tenant’s      Works |   |
|----|-------------------------------|--------|

| 6. | Measurement |   |
|----|-------------|--------|

| 7. | Title |   |
|----|-------|--------|

| 8. | Matters subject to which the      Premises are let |   |
|----|----------------------------------------------------|--------|

| 9. | The Lease |  |
|----|-----------|--|

| 10. | Alienation |  |
|-----|------------|--|

| 11. | Acknowledgment and      interest |  |
|-----|----------------------------------|--|

| 12. | Termination |  |
|-----|-------------|--|

| 13. | Indemnity |  |
|-----|-----------|--|

| 14. | VAT |  |
|-----|-----|--|

| 15. | Confidentiality |  |
|-----|-----------------|--|

| 16. | Jurisdiction |  |
|-----|--------------|--|

| 17. | Costs |   |
|-----|-------|--------|

| 18. | Third party      rights |  |
|-----|-------------------------|--|

| 19. | Registration of Agreement at HM      Land Registry |   |
|-----|----------------------------------------------------|--------|

| 20. | Exclusion of sections 24 - 28 of      the 1954 Act |   |
|-----|----------------------------------------------------|--------|

|   | Schedule  Standard      Conditions[ |
|--------|-----------------------------------------------|

|   | Appendix      1  Division Works |
|--------|-------------------------------------------|

|   | Appendix      2  Lease |
|--------|----------------------------------|

|   | Appendix      3  Rent Deposit Deed |
|--------|----------------------------------------------|

|   | Appendix      4  Tenant’s Works[ |
|--------|--------------------------------------------------|

----

| (1) | WELLS FARGO & COMPANY      a corporation duly incorporated and registered in the state of      Delaware USA whose address for service in the UK is at 1 Plantation Place      30 Fenchurch Street London EC3M 3BD (the “Landlord”)      and |
|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (2) | COSTAR UK LIMITED      (registered number 01789170) having its registered office at York      House  12 York Street  Manchester  M2 3BB      (the “Tenant”) |
|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.   | Definitions |
|----------------|-------------|

| 1.1   | In      this agreement unless the context otherwise requires the following      expressions have the followingmeanings: |
|-----------------|-------------------------------------------------------------------------------------------------------------------------|

| (a)   | the      grant of the Licence to Underlet;and |
|-----------------|-----------------------------------------------|

| (b)   | the      grant of the consent in principle of the Superior Lessor (so far as      necessary) to the carrying out of the Tenant’s  Works |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------|

| 1.2   | The      definitions in the Standard Conditions also apply in this      agreement |
|-----------------|-----------------------------------------------------------------------------------|

| 2.   | General      provisions |
|----------------|-------------------------|

| 2.1   | In      this agreement unless the context otherwise requires references to clauses      and schedules are to clauses of and schedules to this      agreement |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.2   | The      headings to clauses and other parts of this agreement do not affect its      construction |
|-----------------|----------------------------------------------------------------------------------------------------|

| 2.3   | This      agreement contains the whole agreement between the parties relating to the      matters herein mentioned and supersedes previous agreements between them      (if any) relating thereto |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.4   | This      agreement may only be varied in writing signed by or on behalf of the      parties |
|-----------------|----------------------------------------------------------------------------------------------|

| 2.5   | The      Tenant acknowledges that it has not entered into this agreement in      reliance upon representations made by or on behalf of the Landlord other      than in respect of such reliance as may be placed upon the Landlord’s      Solicitors’ written replies to the Tenant’s Solicitors’ preliminary      enquiries |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.6   | Nothing      in this agreement is to be read or construed as excluding any liability or      remedy resulting from fraudulent  misrepresentation |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.7   | All      money payable by the Tenant under this agreement will be paid by direct      credit transfer for the credit of the Landlord’s Solicitors’ clients’      account or for the credit of any other bank account specified in writing      by the Landlord’s Solicitors |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.8   | No      right power or remedy provided by law or under this agreement will be      waived impaired or precluded by: |
|-----------------|---------------------------------------------------------------------------------------------------------------------|

| 2.8.1   | any      delay or omission to exercise it or |
|-------------------|----------------------------------------------|

| 2.8.2   | any      single or partial exercise of it on an earlier occasion  or |
|-------------------|----------------------------------------------------------------------|

| 2.8.3   | any      delay or omission to exercise or single or partial exercise of any other      such right power or remedy |
|-------------------|-------------------------------------------------------------------------------------------------------------------|

| 2.9   | Each      of the provisions of this agreement is severable and if any such provision      is or becomes illegal invalid or unenforceable in any respect under the      law of any jurisdiction that fact will not affect or impair the legality      validity or enforceability in that jurisdiction of the other provisions of      this agreement or of that or any provision of this agreement in any other      jurisdiction |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.   | Standard      Conditions |
|----------------|--------------------------|

| 4.   | Conditions      Precedent |
|----------------|---------------------------|

| 4.1   | The      grant of the Lease is conditional on the Conditions Precedent being wholly      fulfilled |
|-----------------|----------------------------------------------------------------------------------------------------|

| 4.2   | The      parties will apply for and use all reasonable endeavours to procure that      the Conditions Precedent are wholly fulfilled PROVIDED  THAT |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.2.1   | the      Landlord will not be obliged to institute court proceedings against the      Superior Lessor in respect of any consent needed from the Superior Lessor      at any time prior to the date four months from and including the date of      this agreement unless the Landlord (in its absolute discretion) considers      such proceedings appropriate |
|-------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.2.2   | if      prior to or after the date four months from and including the date of this      agreement leading counsel experienced in the field of landlord and tenant      litigation and instructed by either the Landlord or the Tenant has advised      in writing that there is at least a 50% prospect of success then the      Landlord will institute and pursue such court proceedings in a court of      first instance (but with no obligation to appeal) and the Cut Off Date      will be postponed until the date ten working days after the final      determination of such proceedings |
|-------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.2.3   | the      costs of instituting and pursuing the court proceedings referred to in      clause 4.2.2 (after deducting any award or payment of costs received by      the Landlord from the Superior Lessor as a result of such proceedings)      shall be shared equally by the Landlord and  Tenant |
|-------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.2.4   | the      costs incurred in obtaining the grant of the Licence to Underlet (other      than any incurred pursuant to clause 4.2.3) shall be met solely by the      Landlord |
|-------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.3   | Without      prejudice to clause 4.2 the Tenant will give all reasonable assistance and      provide such references and accounts and information as may be reasonably      required by the Superior Lessor |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.4   | If      so required by the Landlord and/or the Superior Lessor the Tenant      will: |
|-----------------|--------------------------------------------------------------------------------------|

| 4.4.1   | execute      the Licence to Underlet and/or the Licence for Alterations as soon as they      are in agreed form |
|-------------------|-----------------------------------------------------------------------------------------------------------------|

| 4.4.2   | comply      with all requirements which the Superior Lessor is entitled by the terms      of the Superior Lease to impose on a prospective undertenant of the      Premises (or any guarantor for such undertenant) as a condition of the      Superior Lessor’s granting consent to any  underletting |
|-------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.4.3   | provide      the Landlord’s Solicitors with such number of complete sets of all plans      drawings and other documents referred to in the Licence for Alterations as      the Landlord or the Superior Lessor may reasonably  require |
|-------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.5   | Any      obligation undertaken by the Tenant to execute the Licence to Underlet      and/or the Licence for Alterations or other deed containing a covenant      with the Superior Lessor includes an obligation to ensure that there is no      delay in the approval of a draft of such deed and that the duly executed      engrossment thereof is returned unconditionally to the Landlord’s      Solicitors within five working days from its receipt by the Tenant’s      Solicitors |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.6   | Without      prejudice to clauses 4.2 the Tenant will provide such information as may      be properly required by the Superior Lessor relating to the Tenant’s Works      and the Tenant will give such covenants relating to the Tenant’s Works      (including their carrying out and subsequent reinstatement) as the      Superior Lessor may properlyrequire |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.7   | The      Landlord will continue to use reasonable endeavours and provide such      reasonable assistance following the Compliance Date to procure that there      is no delay in the approval of the Licence for Alterations and that the      duly executed engrossment thereof is returned unconditionally to the      Superior Lessor’s solicitors within five working days from its receipt by      the Landlord's Solicitors |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5.   | The Tenant’s  Works |
|----------------|---------------------------|

| 5.1   | The      Tenant will at its expense apply for and use all reasonable endeavours to      obtain the Tenant’s Consents as soon as  practicable |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------|

| 5.2   | Notwithstanding      any requirement for the consent of the Superior Lessor the Landlord hereby      confirms its consent pursuant to the terms of the Lease to the carrying      out of the Tenant's Works in the manner provided for in this agreement and      acknowledges that no further or other consent shall be required from the      Landlord under the Lease (or otherwise) for the carrying out of the      Tenant's Works |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5.3   | From      the Access Date the Tenant shall have licence and authority to enter upon      the Premises for the purpose only of carrying out the Tenant’s Works but      the Tenant shall not carry out any of the Tenant’s Works which are      properly required to be the subject of the Licence for Alterations until      after the Compliance Date |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5.4   | The      Tenant shall at its expense (subject to clause 9.5.3) and risk carry out      the Tenant’s Works:- |
|-----------------|-------------------------------------------------------------------------------------------------------------------|

| 5.4.1   | in      a good and workmanlike manner using good and sufficient materials and in      compliance with all the provisions of the Lease (so far as applicable to      entry on licence) and the Licence for Alterations so far as applicable to      the Tenant’s Works |
|-------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5.4.2   | employing      a building contractor approved by the Landlord (such approval not to be      unreasonably withheld or delayed) if other than Skansen, ISG and/or      Como |
|-------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5.4.3   | in      compliance with the Tenant’s Consents and with any reasonable requirements      of the Superior Lessor in relation to access to the    Premises |
|-------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5.4.4   | so      that the Division Works are completed within twelve weeks after the Access      Date |
|-------------------|----------------------------------------------------------------------------------------------|

| 6.   | Measurement |
|----------------|-------------|

| 6.1   | The      Landlord and the Tenant shall use reasonable endeavours to agree the Area      of the Premises and the Shared Areas as soon as reasonably practicable      after the Date of Works Completion |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6.2   | If      the Landlord and the Tenant in the opinion of either of them shall be      unable to agree the Area of the Premises and the Shared Areas (whether or      not an attempt to reach agreement shall have been made) then it shall be      determined at the request of either of them (made not earlier than the      Date of Works Completion) by the Measurement Surveyor who shall act as an      expert |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6.3   | The      Measurement Surveyor shall:- |
|-----------------|---------------------------------------|

| 6.3.1   | give      notice to the Landlord and the Tenant inviting each of them to submit to      him within such time as he shall stipulate a proposal as to the Area of      the Premises and the Shared Areas which may be supported by the submission      of reasons and/or a professionalreport |
|-------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6.3.2   | afford      to each party an opportunity to make counter-submissions in respect of any      such submission or report |
|-------------------|-----------------------------------------------------------------------------------------------------------------------|

| 6.3.3   | give      notice to the Landlord and the Tenant of his decision as to the Area of      the Premises and the Shared Areas as soon as  possible |
|-------------------|-----------------------------------------------------------------------------------------------------------------------------------------------|

| 6.4   | The      fees of the Measurement Surveyor shall be borne and paid by the parties in      such shares and in such manner as he shall decide or failing such decision      in equal shares |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6.5   | The      Landlord shall provide a Land Registry compliant plan of the Premises for      use in the Lease as soon as reasonably practicable after the Date of Works      Completion (but if the Landlord fails to do so the Tenant may do so at the      Landlord’s cost) |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 7.   | Title |
|----------------|-------|

| 7.1   | Title      to the Premises having been deduced the Tenant will raise no      requisition |
|-----------------|------------------------------------------------------------------------------------------|

| 7.2   | The      Tenant’s Solicitors having been supplied with official copies of the      registers and title plan of the Registered Title and a copy of the      Superior Lease on or before the signing hereof the Tenant will be deemed      to take the Lease with full knowledge of the terms and contents of and of      any matter referred to in or deriving from them and will raise no      requisition on them |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8.   | Matters      subject to which the Premises arelet |
|----------------|---------------------------------------------------|

| 8.1   | The      Premises are let subject to the matters contained or referred to in the      Lease |
|-----------------|---------------------------------------------------------------------------------------------|

| 8.2   | The      Premises are also let subject to: |
|-----------------|--------------------------------------------|

| 8.2.1   | all      matters registrable by any Competent Authority pursuant to      statute |
|-------------------|----------------------------------------------------------------------------------|

| 8.2.2   | all      requirements notices orders or proposals (whether or not subject to      confirmation) of any CompetentAuthority |
|-------------------|---------------------------------------------------------------------------------------------------------------------------|

| 8.2.3   | all      matters disclosed or reasonably to be expected to be disclosed by searches      or as the result of enquiries formal or informal and whether made in      person by writing or orally by or for the Tenant or which a prudent tenant      ought to make |
|-------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8.2.4   | all      notices served by the owner or occupier of any adjoining or neighbouring      property |
|-------------------|-------------------------------------------------------------------------------------------------|

| 9.   | The      Lease |
|----------------|----------------|

| 9.1   | The      Landlord will grant or procure the grant of and the Tenant will accept the      Lease within ten working days from and including the latest      of:- |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 9.1.1   | the      Date of Works Completion |
|-------------------|-----------------------------------|

| 9.1.2   | the      date on which the Area of the Premises and the Shared Areas is agreed or      determined |
|-------------------|---------------------------------------------------------------------------------------------------|

| 9.1.3   | the      Compliance Date |
|-------------------|--------------------------|

| 9.1.4   | the      date on which the cost of the Division Works is agreed or      determined |
|-------------------|------------------------------------------------------------------------------------|

| 9.1.5   | the      date on which a Land Registry compliant plan of the Premises is      available |
|-------------------|-----------------------------------------------------------------------------------------|

| 9.2   | In      the Lease:- |
|-----------------|---------------------|

| 9.2.1   | the      Term Commencement Date (as defined in the Lease) will be the earlier of      the Access Date and the CompletionDate |
|-------------------|------------------------------------------------------------------------------------------------------------------------------|

| 9.2.2   | the      Yearly Rent (as defined in the Lease) will be the product of multiplying      the Area of the Premises by £60 |
|-------------------|-----------------------------------------------------------------------------------------------------------------------------|

| 9.2.3   | the      Initial Service Charge Cap (as defined in the Lease) will be the product      of multiplying the Area of the Premises by£10 |
|-------------------|-------------------------------------------------------------------------------------------------------------------------------------------|

| 9.2.4   | the      Tenant’s Proportion (as defined in the Lease) will be the percentage      calculated by the formula: |
|-------------------|---------------------------------------------------------------------------------------------------------------------|

| 9.2.5   | the      Rent Commencement Date (as defined in the Lease) will be the date eight      months from and including the Term Commencement Date (as defined in the      Lease) |
|-------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 9.2.6   | the      Area of the Premises will be inserted in paragraph 1.2.7 of schedule      4 |
|-------------------|--------------------------------------------------------------------------------------|

| 9.3   | The      Tenant will on the Completion Date pay to the Landlord any rents reserved      by or money payable and then due under the Lease calculated from and      including the Term Commencement Date (as defined in the    Lease) |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 9.4   | Engrossments      of the Lease and the Licence for Alterations and their respective      counterparts will be prepared or provided by the Landlord’s Solicitors and      within ten working days of being called upon to do  so: |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 9.4.1   | the      Tenant will provide the Landlord’s Solicitors with three complete sets of      all plans drawings and other documents referred to in the Licence for      Alterations |
|-------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 9.4.2   | the      Tenant will execute the counterparts and return them unconditionally to      the Landlord’s Solicitors |
|-------------------|-----------------------------------------------------------------------------------------------------------------------|

| 9.5   | On      actual completion of the Lease the Landlord will pay the      Tenant:- |
|-----------------|--------------------------------------------------------------------------------|

| 9.5.1   | a      carpeting allowance calculated at the rate of £2.32 for every one square      foot of the Area of the Premises |
|-------------------|----------------------------------------------------------------------------------------------------------------------------|

| 9.5.2   | a      floor box allowance calculated at the rate of £6.97 for every ten square      feet of the Area of the Premises |
|-------------------|----------------------------------------------------------------------------------------------------------------------------|

| 9.5.3   | the      reasonable and proper cost of the Division Works which shall be agreed      between the Landlord and the Tenant (both parties acting reasonably) or in      default of agreement determined by a quantity surveyor agreed between the      Landlord and the Tenant or in default of agreement appointed by or on      behalf of the President for the time being of the Royal Institution of      Chartered Surveyors who shall act as anexpert |
|-------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 9.6   | On      and as a condition of actual completion of the Lease the Landlord and the      Tenant will enter into the Rent Deposit Deed and the Tenant will pay to      the Landlord's Solicitors the moneys due  thereunder |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 9.7   | Within      one month of the date of the Lease the Tenant will apply to HM Land      Registry for the first registration of the Lease and within ten days of      the completion of the registration will send an official copy of the title      to the Landlord |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 9.8   | On      and as a condition of actual completion of the Lease the Landlord will      provide the Tenant with an opinion letter in relation to the Landlord in      the form set out in Appendix   to this      agreement |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 10.   | Alienation |
|-----------------|------------|

| 11.   | Acknowledgment      and interest |
|-----------------|----------------------------------|

| 12.   | Termination |
|-----------------|-------------|

| 12.1   | If: |
|------------------|-----|

| 12.1.1   | there      is any breach of the obligations of the Tenant under this agreement which      (if capable of remedy) is not remedied by the Tenant within such      reasonable period as the Landlord stipulatesor |
|--------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 12.1.2   | the      Tenant: |
|--------------------|------------------|

| (a)   | has      a meeting of its members convened for the purpose of considering a      winding-up resolution or such a resolution is passed (otherwise than in      connection with a member’s voluntary winding-up for the purposes of an      amalgamation or a reconstruction that has the prior written approval of      the Landlord) or |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | has      a meeting of its directors convened for the purpose of considering a      resolution to seek a winding up order or an administration order or the      appointment of an administrator or such a resolution is passed      or |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c)   | presents      or its directors present or it has presented against it a petition for a      winding up order or an administration application is made or a winding-up      or administration order is made or |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (d)   | issues      or its directors or the holder of a qualifying floating charge (as defined      in Schedule B1 of the Insolvency Act 1986) issues a notice of appointment      or of intention to appoint an administratoror |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (e)   | is      the subject of a proposal for or becomes subject to any voluntary      arrangement or its directors take steps to obtain a moratorium (whether      under Part I of the Insolvency Act 1986 or otherwise)  or |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (f)   | has      a receiver (administrative or otherwise) appointed over all or part of its      or his assets or |
|-----------------|-----------------------------------------------------------------------------------------------------------|

| (g)   | has      possession taken of all or substantially all of its assets by a secured      party or becomes subject to an execution attachment sequestration or other      legal order over all or substantially all of its or his assets      or |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (h)   | takes      part in any action (including entering into negotiations) with a view to      the readjustment rescheduling forgiveness or deferral of any part of its      or his indebtedness or |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (i)   | proposes      or makes any general assignment composition or arrangement with or for the      benefit of all or some of its or his creditors  or |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------|

| (j)   | suspends      or threatens to suspend making payments to all or some of its or his      creditors |
|-----------------|---------------------------------------------------------------------------------------------------|

| 12.1.3   | any      analogous or equivalent proceedings actions or events to those referred to      in sub-clauses 12.1.2 and/or 12.1.3 of this clause are instituted or occur      in any jurisdiction other than England andWales |
|--------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 12.2   | If      the Conditions Precedent are not fulfilled prior to the Cut-Off Date      either the Landlord or the Tenant may determine this agreement by giving      to the other notice to that effect whereupon the Tenant will forthwith      return all title and other documents furnished to it and remove any notice      caution or land charge entry registered in respect of this agreement but      such determination will be without prejudice to any right or remedy of      either party in respect of any antecedent breach of this      agreement |
|------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 12.3   | Following      any termination or rescission of this agreement the Tenant will forthwith      remove the Tenant’s Works or such of them as the Landlord requires to be      removed and the Landlord will give the Tenant access to the Premises for      this purpose |
|------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 13.   | Indemnity |
|-----------------|-----------|

| 14.   | VAT |
|-----------------|-----|

| 14.1   | All      sums payable under the terms of this agreement are exclusive of any VAT in      respect thereof howsoever arising and the Tenant will pay to the Landlord      and the Landlord will pay to the Tenant all VAT for which the other is      liable to account to HM Revenue and Customs in relation to any supply made      or deemed to be made for VAT purposes pursuant to this      agreement |
|------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 14.2   | The      Tenant does not intend or expect the Premises to be occupied by it or a      person that is connected with the Tenant as determined in accordance with      Section 839 Income and Corporation Taxes Act 1988 other than wholly or      substantially wholly for eligible purposes (within the meaning of      paragraph 15 of Schedule 10 to the Value Added Tax Act    1994) |
|------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 14.3   | The      Tenant represents warrants and undertakes to and with the Landlord that      the statement in clause 14.2 is at the date of this agreement and will be      at the date of completion of the Lease true and correct in all      respects |
|------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 15.   | Confidentiality |
|-----------------|-----------------|

| 16.   | Jurisdiction |
|-----------------|--------------|

| 17.   | Costs |
|-----------------|-------|

| 17.1   | The      Tenant will immediately when requested by the Landlord so to do      pay: |
|------------------|------------------------------------------------------------------------------------|

| 17.1.1   | the      Landlord’s Solicitors’ and the Superior Lessor’s solicitors’ proper costs      and disbursements incurred in connection with the Licence for Alterations      and any matters incidental thereto |
|--------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 17.1.2   | the      Landlord’s and the Superior Lessor’s surveyors’ proper costs and      disbursements in connection with the Licence for Alterations and any      matters incidental thereto |
|--------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 18.   | Third      party rights |
|-----------------|-------------------------|

| 19.   | Registration      of Agreement at HM Land Registry |
|-----------------|----------------------------------------------------|

| 19.1   | Neither      the Landlord nor the Tenant may apply to register this agreement against      the Registered Title (or any other affected land) by way of an agreed      notice in form AN1 |
|------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 19.2   | If      the Tenant applies to register this agreement against the Registered Title      (or any other affected land) by way of a unilateral notice in form      UN1: |
|------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 19.2.1   | the      Tenant will immediately apply to HM Land Registry in form UN2 for the      removal of such unilateral notice if this agreement is rescinded by either      party |
|--------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 19.2.2   | the      Landlord will not apply to HM Land Registry for the cancellation of such      unilateral notice while this agreement subsists but the Tenant will not      object to any such application by the Landlord if this agreement is      rescinded by either party |
|--------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 19.3   | Unless      obliged to do so by law neither the Tenant nor the Landlord will supply      either the original or a copy of this agreement to HM Land Registry      whether with an application for a unilateral notice or      otherwise |
|------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 20.   | Exclusion      of sections 24 - 28 of the 1954 Act |
|-----------------|----------------------------------------------------|

| 20.1   | The      Tenant confirms that before the date of this  agreement: |
|------------------|-------------------------------------------------------------------|

| 20.1.1   | 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 |
|--------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 20.1.2   | 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 |
|--------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 20.2   | 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 |
|------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 20.3   | The      Landlord and the Tenant agree that sections 24 to 28 (inclusive) of the      1954 Act will not apply to the tenancy to be created by the      Lease |
|------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.   | Throughout      the conditions references to property being sold are to be construed as      references to the Premises |
|----------------|-------------------------------------------------------------------------------------------------------------------------|

| 2.   | Conditions      1.4  2.2  3.1.3  3.4  4.2  4.3.2  4.5.2  4.5.5  5  6.3.2   6.5  6.7  8.2.4  8.3      and 9 do not apply |
|----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.   | In      condition 1.1.1(d) the “contract rate” is 4% per annum above the base rate      from time to time of Lloyds TSB Bankplc |
|----------------|---------------------------------------------------------------------------------------------------------------------------------------------|

| 4.   | In      condition 1.1.2 “official copies” is substituted for “office copies” and      “Land Registration Act 2002” is substituted for “Land Registration Act      1925” and the words “and any reference in these conditions to office      copies shall be deemed to be a reference to such official copies” are      added at the end |
|----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5.   | In      condition 1.3.5 “5.00 pm” is substituted for “4.00 pm” and the words      “before 5.00 pm” are added after the words “treated as having been      received” |
|----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6.   | In      condition 1.3.6 “5.00 pm” is substituted for “4.00 pm” and the words “(d)      by fax: if sent before 5.00 pm on a working day the day of despatch but      otherwise on the first working day after despatch” are added at the      end |
|----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 7.   | In      condition 3.1.2 the words “and could not reasonably” are deleted from      paragraph (c) and the words “(f) any unregistered interests which fall      within any of the paragraphs of Schedule 3 to the Land Registration Act      2002) (g) such unregistered interests as may affect the Property to the      extent and for so long as they are preserved by the transitional      provisions of Schedule 12 to the Land Registration Act 2002 and (h) PPP      leases as defined in section 90 of the Land Registration Act 2002” are      added at the end |
|----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8.   | In      condition 3.1.2(d) the words “monetary charges or incumbrances” are to be      taken as referring to charges to secure  borrowing |
|----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------|

| 9.   | In      condition 4.1 the words “4.1.5 If the buyer persists in any valid      requisition or objection to title with which the seller is unable or      unwilling on reasonable grounds to deal satisfactorily and does not      withdraw it within five working days of being required so to do the seller      may by notice to the buyer and notwithstanding any intermediate      negotiation or litigation rescind the agreement” are added at the      end |
|----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 10.   | In      condition 5.2.2(e) the words “nor change its use and is to comply with all      statutory obligations relating to the property and indemnify the seller      against all liability arising as a result of any breach of such      obligations” are added at the end |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 11.   | In      conditions 6.1.2 “12 noon” is substituted for “2.00  pm” |
|-----------------|------------------------------------------------------------------------------------------|

| 12.   | Condition      6.3.2 is deleted and the followingsubstituted: |
|-----------------|---------------------------------------------------------------|

| 13.   | In      condition 6.3.3 the word “buyer” is replaced by the word      “seller” |
|-----------------|--------------------------------------------------------------------------------------------------------|

| 14.   | In      condition 7.1.1 the words “or in the negotiations leading to it” and “or      was” are deleted |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------|

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