<PAGE>   1
                                                                  EXHIBIT 10.10


                            THE RIBEIRO CORPORATION

         This Lease made and entered into this 17TH day of JULY, 1996, by and
between, McCARRAN QUAIL PARK, hereinafter called "LESSOR" and TELECHIPS
CORPORATION hereinafter called "LESSEE".

                                  WITNESSETH:

DEMISED
PREMISES         Lessor hereby leases, demises and lets unto Lessee, and Lessee
                 hereby leases, hires and takes from Lessor those certain
                 premises hereinafter called the "Demised Premises," located in
                 that certain building (the "Building"), described as follows:
                 THAT CERTAIN 5,310 SQUARE FEET OF OFFICE SPACE LOCATED AT 6490
                 SO.  McCARRAN BLVD., RENO, NEVADA 89509 KNOWN AS UNITS #21 &
                 22 AS OUTLINED IN RED ON THE ATTACHED PLAT MAP MARKED EXHIBIT
                 "A".

                 This lease is made upon the following terms, covenants, and
                 conditions to which the parties hereby agree:

TERM             1. The term of this Lease shall commence on DECEMBER 1, 1996,
                 and shall continue for a term of TWELVE (12) months from and
                 after said date of commencement.  If the Demised Premises
                 require improvements to be constructed by the Lessor prior to
                 occupancy of the said premises by the Lessee, said
                 improvements shall be set out in "Exhibit A" attached hereto,
                 consisting of plans, specifications and descriptions of the
                 work to be performed prior to said date of occupancy, together
                 with the specification as to the cost of such improvements and
                 the party to bear such cost of improvement.  If, despite
                 Lessor's best efforts, said premises, as improved in
                 accordance with the agreement of the parties, is not delivered
                 by Lessor on or before N/A, 19N/A, this Lease shall have no
                 further force or effect and each party shall be relieved of
                 all obligations, each to the other, provided that said date
                 will be extended for a period equal to the time construction
                 has been delayed due to causes beyond the reasonable control
                 of Lessor.

RENTAL           2. (a) Lessee agrees to pay a Base Monthly Rental (plus any
                 excise, privilege or sales taxes or any tax levied on the
                 rentals or the receipt thereof, except Lessor's income tax) on
                 the first day of each calendar month throughout the demised
                 term without offset or deduction of any kind.  Rental is to be
                 paid in lawful money of the United States of America, which
                 shall be legal tender at the time of payment of rents, as
                 follows: 12-01-96 TO 11-30-97: SEVEN THOUSAND NINE HUNDRED
                 SIXTY FIVE DOLLARS AND N0/100's ($7,965.00) PER MONTH
                 ***ANNEXATION OF 20A  CONSISTING OF 889 SQUARE FEET-ORIGINALLY
                 PART OF EVANS AND FELESINA.

                 (b) Lessee understands that the issuance of a check or draft
                 without funds or with intent to defraud is a criminal offense
                 punishable by impris-





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                 onment or by a fine or both fine and imprisonment.

                 (c) In the event the term of this Lease commences other than
                 on the first day of a calendar month, or if the termination
                 date is not the last day of a month, a pro-rated monthly
                 installment shall be paid for the fractional month during
                 which this Lease commences and/or terminates.  Payment of rent
                 shall be made by Lessee to Lessor at such addresses as shall
                 from time to time be designated by Lessor to Lessee in
                 writing.

                 (d) If any payment of Base Monthly Rental is not received by
                 Lessor by the tenth (10th) day of the calendar month in which
                 it is due, then that Base Monthly Rental payment shall be
                 increased by five percent (5%).  Accordingly, if received
                 after the tenth (10th) of the month, Base Monthly Rental shall
                 be: 12-01-96 TO 11-30-97: EIGHT THOUSAND THREE HUNDRED
                 SIXTY-THREE DOLLARS AND 25/100's ($8,363.25).

                 Nothing in this Lease shall be construed to permit the payment
                 of rent after the date on which it is due.  The parties hereby
                 agree that such late charge represents a fair and reasonable
                 estimate of the costs Lessor will incur by reason of late
                 payment by Lessee.   Acceptance of such late charge by Lessor
                 shall in no event constitute a waiver of Lessee' s default
                 with respect to such overdue amount, nor excuse or cure any
                 default by Lessee under this Lease, nor prevent Lessor from
                 exercising any of the other rights and remedies granted
                 hereunder.

                 (e)  "Rent", "Rental", "rent" or "rental" includes the Base
                 Monthly Rental and other sums as may be due from Lessee
                 pursuant to any of the provisions of this Lease, and any other
                 sums, or becoming payable to Lessor under this Lease.

                 (f) In the event a check comes back for nonsufficient funds, a
                 services fee of $25.00 will be assessed to the Lessee.

DEPOSIT          3. For and as additional consideration for the making of this
                 Lease, Lessee shall pay to Lessor, upon execution of the
                 Lease, the sum of: WAIVED (WAIVED), as a security deposit to
                 insure Lessee's faithful performance of the terms, conditions,
                 covenants, and agreements of this Lease. The security deposit
                 may not be applied against rental payments by the Lessee.  If
                 the Lessee fully complies with all the terms, conditions,
                 covenants and agreements of the Lease, then within thirty (30)
                 days after the expiration of the Lease term, and cleanup
                 completed in conjunction with Paragraph 33, the security
                 deposit without interest shall be refunded to Lessee (or, at
                 Lessor's option at the last permitted assignee of Lessee's
                 interests hereunder) less the reasonable value of damages
                 suffered by the Lessor, including but not limited to rental
                 delinquencies, cost of repairs, cleaning, lock and key change
                 charges, and other obligations of Lessee to Lessor.





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TAXES,
INSURANCE
ASSESSMENTS      4. (a) As additional rental, Lessee agrees to pay to Lessor in
                 each year of the term of this lease a pro-rated amount equal
                 to any rate increase of  liability and casualty insurance
                 required by the insurance company upon the building and
                 demised premises in addition to an amount equal to any
                 increases in taxes, general or special assessments,
                 improvements or retrofitting expenses assessed by any federal,
                 state or municipal authority for the real property of which
                 the Building and Demised Premises are a part of.  The
                 proration of the insurance, taxes and assessments set forth
                 above shall be based upon the percentage of the total floor
                 space of the Building and Demised Premises, whether occupied
                 or not, to the amount of floor space being leased by Lessee.
                 Such additional rental shall be paid as soon as the amount
                 thereof shall have been determined and upon written demand
                 therefore by Lessor to Lessee, with the next succeeding
                 installment of rental. Such additional rental shall be
                 pro-rated for the first and last years of the demised term to
                 reflect periods during either or both of said years not
                 included within the demised term.

                 (b)  Lessee agrees to pay or cause to be paid, before
                 delinquency, any and all taxes levied or assessed and which
                 become payable during the term hereof upon all equipment,
                 furniture, fixtures and other personal property located in the
                 Demised Premises, except that which may be owned by Lessor.

PURPOSE          5.  Lessee agrees to use and occupy the Demised Premises
                 during the term of this Lease for the purpose of: QUALITY
                 CONTROL AND ADMINISTRATION and for no other purpose whatsoever
                 without the written consent of Lessor, Lessee shall not use,
                 or permit the Demised Premises, or any part thereof, to be
                 used, for any purpose or purposes other than the purpose for
                 which the said premises are hereby leased; and no use shall be
                 made of the Demised Premises, or acts done, which will
                 increase the rate of insurance upon the Building in which said
                 premises may be located over the standard rate of insurance
                 prevailing in the area in which said premises are located, or
                 cause a cancellation of any part thereof, or make it
                 impossible for Lessor to obtain an insurance policy covering
                 the Building or any part thereof.  If the rate of any
                 insurance carried by Lessor is increased as a result of
                 Lessee's use, Lessee shall pay to Lessor, the increase within
                 ten (10) days after Lessor delivers to tenant a certified
                 statement from Lessor's insurance carrier stating that the
                 rate of increase was caused solely by an activity of Lessee on
                 the premises as permitted in this Lease.  Any other provision
                 hereof to the contrary notwithstanding, Lessee shall not do or
                 permit anything to be done in or about the premises which will
                 in any way obstruct or interfere with the rights of other
                 Lessee's or occupants of the Building or injure or annoy them
                 or use or allow the premises to be used for any improper,
                 immoral, unlawful or objectionable purpose, nor shall Lessee
                 cause, maintain or permit any nuisance in, on or about the
                 premises.  Lessee will not commit or suffer to be committed
                 any waste in or upon the pre-





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                 mises.

ALTERATIONS
AND ADDITIONS    6. (a) Lessee shall not, without Lessor's prior written
                 consent, make any alterations, additions or utility
                 installations in, on, or about the Demised Premises.  As used
                 in Paragraph 6(a), the term "utility installations" shall
                 include ducting, power panels, fluorescent fixtures, space
                 heaters, conduit and wiring.  As a condition to giving such
                 consent, Lessor may require that Lessee agree to remove any
                 such alterations, additions, improvements or utility
                 installations at the expiration of the demised term and to
                 restore the Demised Premises to their prior condition.  As a
                 further condition to giving such consent, Lessor may require
                 Lessee to provide Lessor, at Lessee's sole cost and expense, a
                 lien and completion bond in an amount equal to one and one
                 half (1 1/2) times the estimated cost of such improvements, to
                 insure Lessor against any liability for mechanics, and
                 materialmen's liens and to insure completion of the work.

                 (b) Unless Lessor requires their removal, as set forth in
                 Paragraph 6(a), all alterations, additions, improvements and
                 utility installments (whether or not such utility
                 installations constitute trade fixtures of Lessee), which may
                 be made on the Demised Premises, shall at the expiration or
                 earlier termination of the Lease become the property of the
                 Lessor and remain upon and be surrendered with the Demised
                 Premises.  Notwithstanding the provisions of this Paragraph
                 6(b), personal property, business and trade fixtures,
                 cabinetwork, furniture, movable partitions, machinery and
                 equipment, other than that which is affixed to the Demised
                 Premises so that it cannot be removed without material damage
                 to the Demised Premises, shall remain the property of Lessee
                 and may be removed by Lessee subject to the provisions of
                 Paragraph 32, at any time during the term of this Lease when
                 Lessee is not in default hereunder.

                 (c) If space is equipped with air conditioning and heating
                 system, Lessor has designed air conditioning and heating
                 systems for standard office occupancy only. Such systems are
                 NOT designed for excessive traffic, exposure to outside
                 temperatures, excessive equipment, excessive personnel, nor
                 computer room environment. Upgrading of air conditioning and
                 heating systems can be done at Lessee's expense.

GLASS AND
DOORS            7. Lessee shall be responsible for all doors and glass damages
                 by wind, etc., on the Demised Premises, and Lessee shall
                 forthwith replace or repair same at Lessee's sole expense.

ABANDONMENT      8.  Lessee agrees not to vacate or abandon the Demised
                 Premises at any time during the demised term.  Should Lessee
                 vacate or abandon the Demised Premises or be dispossessed by
                 process of law or otherwise, such abandonment, vacation or
                 dispossession shall be a default hereunder.  Lessee agrees
                 that any property not claimed within thirty (30) days after
                 the abandonment of the Demised Premises by the Lessee, or
                 after the expiration or earlier termination of this Lease,
                 becomes the property





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                 of the Lessor and shall be sold by the Lessor and the Lessor
                 is to retain the proceeds derived therefrom as reimbursement
                 for costs related to storing said property, and not as a
                 penalty.

LESSOR'S
CONVEYANCE       9. If during the term of this Lease, Lessor shall convey its
                 interest in the Demised Premises, then from and after the
                 effective date of the conveyance, Lessor shall be released and
                 discharged from any and all obligations under this Lease
                 except those already accrued.

REPAIRS          10. Lessee, at Lessee's sole expense, shall repair and
                 maintain the Demised Premises and every part thereof,
                 including but not limited to all glazing, skylights, and signs
                 in good, safe and sanitary condition, except those portions
                 which Lessor agrees to maintain in the Paragraph 10.  Lessor
                 shall, at Lessor's expense, repair and maintain only the
                 heating and air conditioning equipment and the exterior walls,
                 exterior roof and cement bedded or sub surface non-accessible
                 plumbing serving the Demised Premises, sidewalks, driveways,
                 landscaping and parking lots, except that Lessee shall
                 reimburse Lessor for any costs incurred by Lessor in repair
                 and maintenance of damage caused by the intentional or
                 negligent act of Lessee, its officers, agents, partners,
                 employees, tradesmen or customers.  Lessor shall not be liable
                 to Lessee or any other party whatsoever for any damage or
                 injury caused by Lessor's failure to keep or maintain said
                 heating and air conditioning equipment, exterior walls,
                 exterior roof, cement-embedded or sub-surface, non-accessible
                 plumbing, landscaping, sidewalks, driveways, and parking lots
                 unless Lessee has given Lessor written notice of the need to
                 repair said portions of the Demised Premises and Lessor has
                 failed to make said repairs within a reasonable time after
                 receiving written notice.  By entry hereunder, Lessee accepts
                 the Demised Premises as being in good and sanitary order,
                 condition and repair.  It is understood and agreed that Lessor
                 has no obligation to alter, remodel, improve, repair,
                 decorate, or paint the Demised Premises or any part thereof,
                 except as specifically herein set forth, and no
                 representation's respecting the condition of the Demised
                 Premises have been made by Lessor to Lessee, except as
                 specifically herein set forth.

LAWS AND
REGULATIONS      11. (a) Lessee at its own cost and expense shall comply with
                 all laws, rules, and orders of all Federal, State and
                 Municipal Governments, or departments, which may be applicable
                 to the Demised Premises.

                 (b) Lessee shall faithfully observe and comply with the rules
                 and regulations adopted by Lessor from time to time and all
                 modifications of and additions thereto from time to time put
                 into effect by Lessor.  Lessor shall not be responsible to
                 Lessee for the nonperformance by any other Lessee or occupant
                 of the Building of any of said rules and regulations.

INDEMNIFI-       12. Lessor shall not be liable to Lessee, its officers,
                 agents, employees,





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CATION           customers, invitees or third parties for any loss or damage to
                 property, including goods, wares and merchandise, or for any
                 injury or death to persons, in, on, or about the Demised
                 Premises.  Lessee agrees to indemnify and hold Lessor harmless
                 of and from any and all costs, expenses, claims, demands,
                 obligations, and liabilities, cause or causes or action by
                 reason of or in connection with the condition of, state of,
                 repair, or use of the Building, common areas, Demised Premises
                 or appurtenant thereto including all adjacent sidewalks,
                 alleys, and parking lots.

SIGNS AND
AUCTIONS         13. Lessee shall not place or permit to be pl aced any
                 advertising, sign, marquee, awning, decoration or other
                 attachment to the common areas, or in or on the Building or
                 the real property on which the Building is situated or on the
                 roof, front, windows, doors, or exterior walls of the Demised
                 Premises without the prior written consent of Lessor.  Lessor
                 may without liability, enter upon the Demised Premises or
                 elsewhere and remove any such advertising, sign, marquee,
                 awning, decoration or attachment affixed in violation of the
                 Paragraph 13, all at Lessee's expense.  Lessee shall not
                 conduct any auction in the Demised Premises, the Building, or
                 on any portion of the real property on which the Building and
                 Demised Premises are situated, without Lessor's consent.  Any
                 sign on any building must be approved by Lessor in writing.

UTILITIES        14.(a)    Lessee from the time it first enters the Demised
                 Premises for the purpose of setting fixtures, or from the
                 commencement of the term of this lease, whichever date shall
                 first occur, and throughout the term of this lease shall be
                 responsible for and shall pay prior to delinquency for all
                 heat, light, power, telephone service and all other utilities
                 and services supplied  to or consumed in or on the Demised
                 Premises, whether occupied or not, except water, sewer and gas
                 charges, unless separately metered.

                 (b) LESSOR shall not be held responsible for any interruption
                 in utilities whatsoever.

ENTRY BY
LESSOR           15. Lessee shall permit Lessor and its agents to enter the
                 Demised Premises at all reasonable times for any of the
                 following purposes: To inspect same; to show said premises to
                 prospective purchasers; to maintain the Building; to make such
                 repairs to the Demised Premises as Lessor is obligated or
                 elects to make; to make repairs, alterations, additions or
                 utility installations to any other portion of the Building; to
                 post notices of nonresponsibility for alterations, additions,
                 repairs or any utility installations; for the purpose of
                 placing upon the property in which said premises are located
                 any ordinary "for sale" sign.  Lessee shall permit Lessor
                 within sixty (60) days prior to the expiration of this Lease
                 to place upon the Demised Premises ordinary "for lease" signs,
                 and to show said premises to prospective Lessees during
                 reasonable business hours.

PARTIAL AND      16. Lessor shall carry insurance on the Demised Premises under
                 a stan-





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TOTAL
DESTRUCTION      dard form of fire and extended coverage policy and in the
                 event of partial destruction of the Demised Premises during
                 the term of this Lease from any cause insured under said
                 policy, Lessor shall forthwith repair the same, provided such
                 repairs can be made within ninety (90) days from date of such
                 destruction, under the then applicable laws and regulations of
                 Federal, State, County and Municipal Authorities and in light
                 of the extent of such damage and the then condition of the
                 labor market and availability of materials and supplies, but
                 such partial destruction shall in no way annul or void this
                 Lease, except that Lessee shall be entitled to a proportionate
                 reduction of rent while such repairs are being made, such
                 proportionate reduction to be based upon the extent to which
                 the making of such repairs shall interfere with the business
                 carried on by Lessee in the Demised Premises.  In the event
                 that the Building is destroyed to the extent of not less than
                 fifty percent (50%) of the replacement cost of the Building,
                 Lessor may elect to terminate this Lease, whether the Demised
                 Premises be injured or not.  A total destruction of the
                 Building shall automatically terminate this Lease.  Anything
                 in this Paragraph 16 to the contrary, if at the time of any
                 such damage there is less than two (2) months term remaining
                 on this Lease, then this Lease may, at the option of Lessor,
                 be canceled by notice in writing to Lessee within ten (10)
                 days from the date of such damage.

ASSIGNMENT
AND SUBLETTING   17. Lessee shall not assign this Lease or any interest herein,
                 nor lease or sublet the Demised Premises, or any part thereof,
                 or any right or privilege appurtenant thereto, nor permit the
                 occupancy or use of any part thereof by any other person,
                 without the written consent of Lessor first hand and obtained,
                 and a consent to one assignment, subletting, occupancy or use,
                 shall not be construed as a consent to any subsequent
                 assignment, subletting, occupancy or use.  The Lessor may
                 refuse its consent without giving any reason whatsoever, and
                 such refusal shall nevertheless be binding on Lessee.

DEFAULT          18.  If default shall be made in the payment of rent or any
                 installment thereof, or in the payment of any other amount
                 required to be paid by Lessee under this Lease, or any other
                 agreement between Lessor and Lessee, or if in default shall be
                 made in the performance of any of the other covenants, terms,
                 conditions, or agreements which Lessee is required to observe
                 and perform hereunder, or if the interest of Lessee in its
                 assets and/or this Lease shall be levied on or seized under
                 execution or other legal process, or if any petition shall be
                 filed by or against Lessee to declare Lessee bankrupt or to
                 delay, reduce or modify Lessee's debts or obligations or if
                 any petition shall be filed or other action taken to
                 reorganize or modify Lessee's capital structure, or if Lessee
                 be declared insolvent according to law, or if any assignment
                 of Lessee's property shall be made for the benefit of
                 creditors, or if a receiver or trustee is appointed for Lessee
                 or its property, or if Lessee shall abandon or vacate the





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                 Demised Premises during the term of this Lease, and thereupon
                 at its option may, without notice or demand of any kind to
                 Lessee or any other person, have any one or more of the
                 remedies specified in Paragraph 19, in addition to all other
                 rights and remedies provided by law or in equity.

DEFAULT
REMEDIES         19. (a) Lessor may re-enter the Demised Premises with or
                 without the  process of law and take possession of the same
                 and of all equipment and fixtures of Lessee therein and expel
                 or remove Lessee and all other parties occupying the Demised
                 Premises, using such force as may be reasonably necessary to
                 do so, without being liable to any prosecution for such
                 reentry or for the use of such force and without terminating
                 this Lease, at any time and from time to time to relet the
                 Demised Premises or any part thereof for the account of
                 Lessee, for such term, upon such conditions and at such rental
                 as Lessor may deem proper.  In such event Lessor may receive
                 and collect the rent from such reletting and apply it against
                 any amounts due from Lessee hereunder (including without
                 limitation such expenses as Lessor may have incurred in
                 recovering possession of the Demised Premises, placing same in
                 good order and condition, altering or repairing the same for
                 reletting, and all other expenses, commissions, and charges
                 including attorney's fees which Lessor may have paid or
                 incurred in connection with such repossession and reletting).
                 Lessor may execute any lease made pursuant hereto in Lessor's
                 name or in the name of Lessee as Lessor may see fit, and
                 Lessee thereunder shall be under no obligation to see to the
                 application by Lessor of any rent collected by Lessor nor
                 shall Lessee have any right to collect any rent thereunder.
                 Whether or not the Demised Premises are relet, Lessee shall
                 pay Lessor all amounts required to be paid by Lessee up to the
                 date of Lessor's re-entry and thereafter Lessee shall pay
                 Lessor, until the end of the term hereof, the amount of all
                 rent and other charges required to be paid by Lessee
                 hereunder, less the proceed of such reletting during the term
                 hereof, if any, after payment of Lessor's expenses as provided
                 above.  Such payments by Lessee shall be due at such times as
                 are provided elsewhere in this Lease, and Lessor need not wait
                 until the termination of this Lease to recover them by legal
                 action or otherwise.  Lessor shall not, by any re-entry or
                 other act, be deemed to have terminated this Lease or the
                 liability of Lessee for the total rent hereunder unless Lessor
                 shall give Lessee written notice of Lessor's election to
                 terminate this Lease.

                 (b) Lessor may give written notice to Lessee of Lessor's
                 election to terminate this Lease, re-enter the Demised
                 Premises with or without process of law and take possession of
                 the same and of all equipment and fixtures therein, and expel
                 or remove Lessee and all other parties occupying the premises,
                 using such force as may be reasonably necessary to do so,
                 without being liable to any prosecution for such re-entry of
                 for the use of such force.  In such event Lessor shall
                 thereupon be entitled to recover from Lessee the worth, at the
                 time of such termination, of the excess, if any, of the rent
                 and other charges required to be paid by Lessee hereun-





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                 der for the balance of the term hereof (if this lease had not
                 been so terminated) over the then reasonable rental value of
                 the Demised Premises for the same period.

                 (c) Lessee hereby releases, indemnifies, and holds harmless
                 Lessor from any liability whatsoever for the removal of
                 persons and the removal and storage of property pursuant to
                 subparagraphs (a) and (b) of this Paragraph 19.

                 (d) To secure the full and timely performance of all the
                 Lessee's obligations under this Lease, Lessee hereby grants to
                 Lessor a security interest and lien in all of Lessee's
                 equipment, goods, fixtures, furnishings, furniture, inventory,
                 machinery, trade fixtures, other property, and the proceeds
                 therefrom, now or hereafter to be located within the Demised
                 Premises. In the event of default or breach by Lessee, then
                 with respect to that security interest, Lessor may exercise
                 all of the rights and remedies granted a secure party under
                 the Uniform Commercial Code as adopted in Nevada in effect at
                 the time.

                 (e) The remedies given to Lessor in this Paragraph 19 shall be
                 in addition to and supplemental to all other rights and
                 remedies which Lessor may have under the laws then in force.

HOLDING OVER     20.   If Lessee holds possession of all or a part of the
                 Demised Premises after the expiration of the term of this
                 Lease, with or without the express or implied consent of
                 Lessor, Lessee shall become a tenant from month-to-month only,
                 upon the terms, covenants, conditions, and agreements herein
                 specified, so far as applicable.  Such holding over shall not
                 constitute an extension or renewal of this Lease.  During such
                 holding over, the Base Monthly Rental shall be increased fifty
                 (50%) percent over the Base Monthly Rental provided in
                 Paragraph 2.

WAIVER           21. No covenant, term, condition or agreement or the breach
                 thereof shall be deemed waived, except by written consent of
                 the party against whom the waiver is claimed, and any waiver
                 or the breach of any covenant, term, condition or agreement
                 shall not be deemed to be a waiver of any preceding or
                 succeeding breach of the same or any other covenant, term,
                 condition or agreement.  Acceptance by Lessor of any
                 performance by Lessee after the time the same shall become due
                 shall not constitute a waiver by Lessor of the breach or
                 default of any covenant, term, condition or agreement unless
                 other wise expressly agreed to by Lessor in writing.

NOTICES          22. Except as otherwise provided in this Lease, all notices or
                 demands of any kind required or desired to be given by Lessor
                 to Lessee hereunder shall be in writing and shall be deemed
                 delivered when hand delivered or forty-eight (48) hours after
                 depositing the notice or demand in the United States Mail,
                 certified or registered, postage prepaid, addressed to the
                 Lessee at the Demised Premises, whether or not Lessee has
                 departed from,





                                     - 9 -
<PAGE>   10
                 abandoned or vacated the Demised Premises.  All notices or
                 demands of any kind by Lessee to Lessor shall be in writing
                 and shall be deemed delivered when hand delivered or
                 forty-eight (48) hours after depositing the notice in the
                 United States Mail, certified or registered, postage prepaid,
                 addressed to the Lessor at such address as shall from time to
                 time be designated by Lessor to Lessee in writing.

CONDEMNATION     23. In the event any condemnation proceedings shall be
                 commenced affecting the Demised Premises, Lessee shall have no
                 right to claim any valuation for its leasehold interest or
                 otherwise by reason of its occupancy of or improvements to
                 said premises, and any condemnation award (Whether adjudicated
                 or by way of settlement) shall belong in its entirety to
                 Lessor.  In the event of condemnation of a part of the Demised
                 Premises, the rent shall be reduced in the proportion that the
                 floor area taken bears to the total floor area prior to the
                 taking.  If condemnation takes more than twenty-five percent
                 (25%) of the floor area of the Demised Premises or if the
                 amount of Lessee's parking area following condemnation is not
                 sufficient to meet the deed restrictions, if any, concerning
                 parking on real property on which the Demised Premises are
                 situated, or the local parking ordinances, if any, only then,
                 may Lessee, at Lessee's option, terminate this Lease as of the
                 date the condemning authority takes possession of said
                 condemned portion by giving written notes of termination to
                 Lessor within ten (10) days after the condemning authority
                 takes such possession.  If Lessee does not terminate this
                 Lease as hereinabove immediately provided, then the rent
                 payable shall be reduced as set forth above.

SUBORDINATION    24. This Lease at Lessor's option shall be subject and
                 subordinate to the lien of any mortgages or deeds of trust in
                 any amount or amounts whatsoever now or hereafter placed on or
                 against the real property or improvements, or either thereof,
                 of which the Demised Premises are a part, or on or against
                 Lessor's interest or estate therein, without the necessity of
                 the execution and delivery of any further instruments on the
                 part of Lessee to effectuate such subordination.  If any
                 mortgage or trustee shall elect to have this Lease prior to
                 the lien of its mortgage or deed of trust, and shall give
                 written notice thereof to Lessee, this Lease shall be deemed
                 prior to such mortgage or deed or trust, whether this Lease is
                 dated prior or subsequent to the date of said mortgage or deed
                 of trust or the date of the recording thereof.  Lessee
                 covenants and agrees to execute and deliver upon demand,
                 without charge therefore, such further instruments evidencing
                 such subordination of this Lease to the lien of any such
                 mortgages or deeds of trust as may be required by Lessor.
                 Lessee hereby appoints Lessor as Lessee's attorney-in-fact,
                 irrevocably, to execute and deliver any such agreements,
                 instruments, releases or other documents.

PARKING          25. (a) Lessee and its customers, employees and tradesmen may
                 park only operative vehicles on the surfaced parking lot
                 adjacent to the De-





                                     - 10 -
<PAGE>   11
                 mised Premises only during Lessee's normal business hours on
                 terms and conditions as may be established by Lessor from time
                 to time during the term of this Lease.  The parking areas
                 referred to in this Paragraph 25 shall be used on a
                 non-exclusive basis with other occupants of the Building. The
                 parking lot may not be used to store vehicles or to work on
                 vehicles. No vehicle shall be parked in a parking lot for more
                 than twenty four (24) consecutive hours. Any vehicles parked
                 in the parking lots in breach of these terms may be towed away
                 at Lessee's expense. Lessee releases, indemnities, and holds
                 harmless Lessor and Lessor's officers, employees, and agents
                 from any claims arising from or relating to such towing of
                 vehicles including any aconsequential damages or loss of
                 property or the use of the vehicle or other property. The
                 right to tow a vehicle is in addition to Lessor's rights under
                 the Lease for default or breach of any of the terms hereof.

                 (b)   Other than parking, egress and ingress, Lessee has no
                 right to use the common area, and Lessee shall not obstruct
                 the common areas, including the sidewalks, landscaped areas,
                 paved areas, parking lots, or driveways. Animals, including
                 watchdogs, are not allowed on the Demised Premises or common
                 areas.

SUCCESSORS       26. All terms, covenants, conditions hereof shall be binding
                 upon and inure to the benefit of the heirs, executors,
                 administrators, successors, and assigns of the parties hereto,
                 provided that nothing in this paragraph shall be deemed to
                 permit any assignment, sub-letting, occupancy or use contrary
                 to the provisions of Paragraph 17.

ENTIRE
AGREEMENT        27. This Lease, along with any exhibits and attachments
                 hereto, constitutes the entire agreement between Lessor and
                 Lessee relative to the Demised Premises and this Lease and the
                 exhibits and attachments may be altered, amended or revoked
                 only by an instrument in writing signed by both Lessor and
                 Lessee.  Lessor and Lessee hereby agree that all oral
                 agreements between and among themselves and their agents or
                 representatives relative to the leasing of the Demised
                 Premises are merged in or revoked by this Lease.

DEFAULT BY
LESSOR           28.  Lessor shall not be in default under this Lease unless
                 Lessor fails to perform obligations required of Lessor within
                 a reasonable time, but in no event later than thirty (30) days
                 after written notice by Lessee to Lessor, specifying wherein
                 Lessor has failed to perform such obligation; provided,
                 however, that if the nature of Lessor's obligation is such
                 that more than thirty (30) days are required for performance,
                 then Lessor shall not be in default if Lessor commences
                 performance within such thirty (30) day period and thereafter
                 diligently prosecutes the same to completion.

LIABILITY        29. Lessee shall, at Lessee's sole cost and expense, obtain
                 and keep in





                                     - 11 -
<PAGE>   12
                 force during the term of this Lease a policy of comprehensive
                 public liability insurance insuring Lessor, Lessee and
                 Lessor's mortgage against any liability arising out of the
                 ownership, use, occupancy or maintenance of the Premises and
                 all areas appurtenant thereto.  Such insurance shall be in the
                 amount of not less than $1,000,000.00 for injury or death of
                 one person in any one accident or occurrence and in the amount
                 of not less than $1,000.000.00 for injury or death of more
                 than one person in any one accident or occurrence.  Such
                 insurance shall further insure Lessor and Lessee against
                 liability for property damage of at least $500,000.00. The
                 limit of any such insurance shall not, however, limit the
                 liability of the Lessee hereunder.  Lessee may provide this
                 insurance under a blanket policy, provided that said insurance
                 shall have a Lessor's protective liability endorsement
                 attached thereto.  If Lessee shall fail to procure and
                 maintain said insurance, Lessor may, but shall not be required
                 to, procure and maintain same, but at the expense of Lessee.
                 Insurance required hereunder shall be in companies approved by
                 Lessor which approval shall not be unreasonably withheld.
                 Lessee shall deliver to Lessor, upon request, copies of
                 policies of liability insurance required herein or
                 certificates evidencing the existence and amounts of such
                 insurance with loss payable clauses satisfactory to Lessor.
                 No policy shall be cancelable or subject to reduction of
                 coverage which Lessor may carry.

ESTOPPEL
CERTIFICATE      30. Lessee shall at any time upon not less than ten (10) days
                 prior written notice from Lessor execute, acknowledge and
                 deliver to Lessor a statement in writing; (i) certifying that
                 this Lease is unmodified in full force and effect, (or if
                 modified, state the nature of such modification and certifying
                 that this Lease, as so modified, is in full force and effect)
                 and the date to which the rent and other charges are paid in
                 advance, if any and (ii) acknowledging that there are not, to
                 Lessee's knowledge, any uncured defaults on the part of Lessor
                 hereunder, or specifying such defaults, if any, are claimed.
                 Any such statement may be conclusively relied upon by a
                 prospective purchaser or encumbrancer of the Demised Premises.
                 Lessee's failure to deliver such statement within such time
                 shall be conclusive upon Lessee (i) that this Lease is in full
                 force and effect, without modification except as may be
                 represented by Lessor, (ii) that there are no uncured defaults
                 in Lessor's performance, and (iii) that not more than one (1)
                 month's rent has been paid in advance.  If Lessor desires to
                 finance or refinance the Demised Premises, or any part
                 thereof, Lessee hereby agrees to deliver to any lender
                 designated by Lessor such financial statements of Lessee as
                 may be reasonably required by such lender.  Such statements
                 shall include the past three (3) years financial statements of
                 Lessee.  All such financial statements shall be received by
                 Lessor in confidence and shall be used only for the purposes
                 herein set forth.

COSTS OF SUIT    31. (a) If Lessee or Lessor shall bring any action for any
                 relief against the other, declaratory or otherwise, arising
                 out of this Lease, including any





                                     - 12 -
<PAGE>   13
                 suit by Lessor for the recovery of rent or possession of the
                 Demised Premises, the prevailing party is entitled to an award
                 of reasonable attorney's fees which shall be deemed to have
                 accrued on the commencement of such action and shall be paid
                 whether or not such action is prosecuted to judgment.

                 (b) Should Lessor, without fault on Lessor's part, be made a
                 party to any litigation instituted by Lessee or by a third
                 party against Lessee, or by or against any person holding over
                 or using the Demised Premises by license of Lessee, or for the
                 foreclosure of any lien for labor or material furnished to or
                 for Lessee or any such other person or otherwise arising out
                 of or resulting from any act or transaction of Lessee or of
                 any such other person, Lessee covenants to save and hold
                 Lessor harmless from any judgement rendered against Lessor or
                 the Demised Premises or any part thereof, and all costs and
                 expenses, including reasonable attorney's fees, incurred in or
                 in connection with such litigation.

CHOICE OF LAW    32.  The Lease shall be governed, construed and enforced by
                 the laws of the State of NEVADA.

SURRENDER        33. Upon the expiration or earlier termination of this Lease,
                 Lessee shall remove all its signs from the Demised Premises,
                 return the keys and surrender the Demised Premises in a
                 condition satisfactory to Lessor.  Lessee, at its sole cost
                 and expense, agrees to repair any damage to the Demised
                 Premises caused by or in connection with the removal of any
                 articles of personal property, business or trade fixtures,
                 machinery, equipment, cabinetwork, furniture, movable
                 partitions, or permanent improvements or additions, including
                 without limitation thereto, repairing the floor and patching
                 and painting the walls where required by Lessor to Lessor's
                 reasonable satisfaction.  Lessee shall indemnify Lessor
                 against any loss or liability resulting from delay by Lessee
                 in so surrendering the Demised Premises, including without
                 limitation, any claims made by any succeeding tenant founded
                 on such delay.

MISCELLANEOUS    34. The marginal captions of this Lease are for convenience
                 only and shall not in any way limit or be deemed to construe
                 or interpret the terms and provisions hereof.  The words
                 "Lessor" and "Lessee" as used herein shall include the plural
                 as well as the singular.  Words used in neuter gender include
                 the masculine and feminine, words in the masculine or feminine
                 gender include the neuter.  If there be more than one Lessor
                 or Lessee, the obligations hereunder imposed upon Lessor or
                 Lessee shall be joint and several.

TIME             35. Time is of the essence of this Lease and each and all of
                 its provisions.

PARKING
LIMITATIONS      36. (a) Lessor shall have the right to limit the amount of
                 vehicles parked on the demised premises in connection with
                 Lessee's business during the term of this Lease





                                     - 13 -
<PAGE>   14
                 (b) No storage, repairs, or cleaning of vehicles, parts, or
                 equipment outside the units will be permitted.

PROMOTIONAL
MATERIALS        37. Lessee shall not use pictures of Lessor's properties for,
                 but not limited to, brochures, advertising, or promotional
                 activities without written consent of Lessor.

ALARM SYSTEMS    38. No alarm system shall be attached to the exterior walls of
                 the Building.  When installing a system, the alarm box must be
                 inside the unit.  Lessee shall, at Lessee's sole expense, be
                 responsible for removal of alarm system and restoring the
                 Demised Premises to its original condition.

USE OF
DUMPSTERS        39.  "In the areas where dumpsters are provided, Lessee may
                 utilize the dumpsters for waste paper trash only."  Packing
                 skids, boxes and garbage from the complex or home are not to
                 be placed in or around dumpsters.  It is the sole
                 responsibility of Lessee to dispose of excessive trash and
                 packaging materials somewhere else or obtain their own
                 dumpster.  "In areas where dumpsters are not provided, it is
                 Lessee's responsibility to dispose of their trash or provide
                 their own dumpster."  Trash stored outside the Building, not
                 in dumpster, is prohibited and Lessor shall have the right to
                 charge a fine to Lessee for committing said storage or waste
                 on the premises.

______________   40.  Lessee agrees not to park vehicles in front of other
                 units whether vacant or occupied.

______________   41.  Lessee agrees not to store vehicles in parking lot more
                 than twenty-four (24) hours, or they will be towed at Owner's
                 expense.

______________   42. Lessee agrees not to wash or work on vehicles outside
                 Demised Premises.

______________   43. Lessee is with understanding that he is allotted one (1)
                 parking space per 250 square feet of office space.

N/A              44. Lessee is aware that "Park 2001" Associates have signed an
                 avigation easement with the Reno Cannon International Airport
                 Authority.

N/A              45. Lessee understands that because of the proximity of the
                 leased premised to Reno Cannon International Airport, the
                 noise levels may be experienced by reason of the operation of
                 the airport within FAA parameters and the Lessee agrees to
                 hold the Airport Authority, the City of Reno, Park 2001
                 Associates, and The Ribeiro Corporation harmless from any
                 claim or litigation stemming from normal or reasonable
                 operations of the airport that fall within FAA parameters of
                 conduct of operations.





                                     - 14 -
<PAGE>   15
IN WITNESS WHEREOF, the parties hereto have executed this Lease, or as the case
may be, have caused their officers thereunto duly authorized to execute this
Lease in duplicate, the day and year first written above.


McCARRAN QUAIL PARK                     TELECHIPS CORPORATION
LESSOR                                  LESSEE


________________________________        __________________________________
EDWARD G. YUILL                         C. A. BURNS
VICE PRESIDENT OF LEASING, RENO

DATE:                                   AS: PRESIDENT & C.E.O.
--------------------------------        ---------------------


                                        BY:
                                        ----------------------------------
                                        HANS JUNKER

                                        AS:  VICE PRESIDENT
                                        -------------------




                                     - 15 -
<PAGE>   16
                  DUTIES OWED BY A NEVADA REAL ESTATE LICENSEE

In Nevada, a real estate licensee can (1) act for only one party to a real
estate transaction, (2) act for more than one party to a real estate
transaction with written consent of each party, (3) act as a broker who assigns
different licensees affiliated with the broker's company to separate parties to
a real estate transaction.  A licensee, acting as an agent, must act in one of
the above capacities in every real estate transaction.  If this form is used
for a lease, the term Seller shall mean Landlord/Lessor and the term Buyer
means Tenant/Lessee.

LICENSEE:        The licensee in the real estate transaction is Edward G. Yuill
("Licensee"), whose license number is 18931.  The Licensee is acting for Edward
G. Yuill ('Broker'), whose company is THE RIBEIRO CORPORATION ("Company").

       A NEVADA REAL ESTATE LICENSEE IN A REAL ESTATE, TRANSACTION SHALL:

1.       Disclose to each party to the real estate transaction as soon as is
         practicable:

         (a)     Any material and relevant facts. data or information which
                 Licensee, or which by the subject of the real estate care and
                 diligence licensee should have known, relating to the property
                 which is the subject of the real estate transaction.

         (b)     Each source from which Licensee will receive compensation as a
                 result of the transaction.

         (c)     That Licensee is a principal to the transaction or has an
                 interest in a principal to the transaction.

         (d)     Any changes in Licensee's relationship to a party to the real
                 estate transaction.

2.       Disclose, if applicable, that Licensee is acting for more than one
         party to the transaction.  Upon making such a disclosure the licensee
         is acting for more than on party to the transaction for whom the
         Licensee is acting before Licensee may continue to act in Licensee's
         capacity as an agent.

3.       Exercise reasonable skill and care with respect to all parties to the
         real estate transaction.

4.       Provide to each party to the real estate transaction this form.

5.       Not to disclose, except to the Broker confidential information
         relating to a client.

6.       Exercise reasonable skill and care to carry out the terms of the
         brokerage agreement and to carry out Licensee's duties pursuant to the
         terms of the brokerage agreement.

7.       Not to disclose confidential information relating to a client for 1
         year after the revocation or termination of the brokerage agreement,
         unless Licensee is required to do so by order of the court.
         Confidential information includes, but is not limited to the client's
         motivation to purchase, sell or trade and other information of a
         personal nature.

8.       Promote the interest of his client by:

         (a)     Seeking a sale, lease or property at the price and terms
                 stated in the brokerage agreement or at a price acceptable to
                 the client.

         (b)     Presenting all offers made to or by the client as soon as it
                 is practicable.

         (c)     Disclosing to the client material facts of which the Licensee
                 has knowledge concerning the transaction.

         (d)     Advising the client to obtain advice from an expert relating
                 to matters which are beyond the expertise of the Licensee.

         (e)     Accounting for all money and property Licensee receives in
                 which the client may have an interest as soon as is
                 practicable.





                                     - 16 -
<PAGE>   17
9.       Not deal with any party to a real estate transaction in a manner which
         is deceitful, fraudulent or dishonest.

10.      Abide by all duties, responsibilities and obligations required of
         Licensee in chapters 119, 119A, 119B, 645, 645A and 645C of the NRS.


In the event any part of the real estate transaction is also represented by a
Licensee who is affiliated with the same Company, the Broker may assign another
Licensee to act for that party.  The above Licensee will continue to act for
you.  As set forth above, no confidential information will be disclosed.

I/We acknowledge receipt of a copy of this list of Licensee duties, and have
read and understand this disclosure.

Lessee__________________________Date__________Date________Time___________am/pm

Lessor__________________________Date__________Date________Time___________am/pm

             CONFIRMATION REGARDING REAL ESTATE AGENT RELATIONSHIP

Property Address: 6490 So.  McCarran Blvd., #21 & 22, Reno, Nevada 89509

I/We confirm the duties of a real estate Licensee, of which has been presented
and explained to me/us.  My/Our representative's relationship is:

is the AGENT of                                 is the AGENT of
Seller Exclusively* _ Both Buyer & Seller**     Buyer Exclusively** _ Seller
Exclusively*          @ Buyer & Seller         


**IF AGENT IS ACTING FOR MORE THAN ONE PARTY IN THIS TRANSACTION, you will be
provided a Consent to Act Form for your review, consideration and approval or
injection.  A Licensee can legally represent both the Lessor and Lessee in a
transaction ONLY with the knowledge and written consent of BOTH the Lessor and
Lessee.

*A Licensee who is acting for the Lessor exclusively, is not representing the
Lessee and has no duty to advocate or negotiate for the Lessee.

**A licensee who is acting for the Lessee exclusively, is not representing the
Lessor and has no duty to advocate or negotiate for the Lessor.


The Ribeiro Corporation

Telechips Corporation


Lessee guarantees that neither Lessee nor any of Lessee's employees, agents, or
visitors to his premises shall use, store, or dispose of any hazardous or toxic
materials or chemicals within the subject premises or any other area within the
Project of which the premises is a part.  Any such





                                     - 17 -
<PAGE>   18
use or storage of any hazardous or toxic materials or chemicals within the
subject premises or other parts of the Project shall constitute a material
breach of this Lease, and Lessor shall be entitled to carry out all means
necessary to recover from this breach (as outlined within the Lease).  In
addition, Lessee shall have sole financial and legal responsibility for the
proper and legal cleanup of any spillage or other contamination caused by any
use of toxic or hazardous materials by Lessee.

It is further agreed that if, upon written notice from Lessor that Lessee has
violated the above provisions of this Agreement, Lessee does not complete
necessary steps (as outlined in said written notice from Lessor) to achieve
satisfactory cleanup within 72 hours, Lessor shall have the right to complete
necessary cleanup and bill the entire cost (including any legal costs incurred
by Lessor) of same to Lessee.

Lessee will also bear the entire cost of any government cleanup order or any
third-party lawsuit, caused by spillage or contamination caused by any use of
toxic or hazardous materials by Lessee.

Hazardous or toxic material means any substance now, or hereafter, identified
by any government agency requiring special handling, disposal, or control
unlike regular refuse.


McCARRAN QUAIL PARK                           TELECHIPS CORPORATION
LESSOR                                        LESSEE


________________________________              _____________________________
EDWARD G. YUILL                               C. A. BURNS
VICE PRESIDENT OF LEASING, RENO

DATE:                                         AS: PRESIDENT & C.E.O.
--------------------------------              ---------------------

                                              BY:
                                              ------------------------------
                                              HANS JUNKER


                                              AS:  VICE PRESIDENT
                                              -------------------



                       COMMERCIAL RESIDENTIAL DEVELOPMENT
           6490 S. McCarran, Bldg.  Reno, Nevada 89509 (702)825-7979
                          California Contractor 237166
                            Nevada Contractor II 652





                                     - 18 -
<PAGE>   19
                              INSURANCE AGREEMENT

We, C. A. Burns, President & C.E.O., & Hans Junker, Vice President, do hereby
agree that myself or my company has or will have insurance required in our
lease, and that rider shall be given to The Ribeiro Corporation within thirty
days of the signing of my lease.  This rider shall include The Ribeiro
Corporation as an additional insured for the demised premises that we lease.
At no time do we understand that insurance is not needed for leasing property
with The Ribeiro Corporation.


McCARRAN QUAIL PARK                         TELECHIPS CORPORATION
LESSOR                                      LESSEE


________________________________            _____________________________
EDWARD G. YUILL                             C. A. BURNS
VICE PRESIDENT OF LEASING, RENO

DATE:                                       AS: PRESIDENT & C.E.O.
-------------------------------             ---------------------

                                            BY:
                                            -----------------------------
                                            HANS JUNKER


                                            AS:  VICE PRESIDENT
                                                 -------------------


                       COMMERCIAL RESIDENTIAL DEVELOPMENT
           6490 S. MCCARRAN, Bldg.  Reno, Nevada 89509 (702)825-7979
                          California Contractor 237166
                            Nevada Contractor II 652





                                     - 19 -
<PAGE>   20
                                   Disclaimer

All agreements and concessions between Lessor and Lessee for the property
located at 6490 So.  McCarran Blvd.. Reno.  Nevada-, 89509 Unit(s) & 22 are
contained within this Lease, dated July 17, 1996; Addenda or attached letters
(no verbal agreements).  Any modifications, remodels or maintenance of leased
unit(s) required after Lessor and Lessee have signed this Lease that are not
specifically described in this Lease, Addenda, attached letters and
walk-through will be at no cost to the Lessor.  Prior to vacating unit(s) ,
Lessee agrees to restore unit(s) to the condition in which it was received,
except for normal wear and tear, at Lessee's expense unless changes to the unit
are approved, in writing, by Lessor.  Discrepancies identified during the
initial walk-through inspection that are not repaired by Lessor will be
included in the Lease file, and Lessee will not be charged for such repairs.


McCARRAN QUAIL PARK                     TELECHIPS CORPORATION
LESSOR                                  LESSEE


________________________________        __________________________________
EDWARD G. YUILL                         C. A. BURNS
VICE PRESIDENT OF LEASING, RENO

DATE:                                   AS: PRESIDENT & C.E.O.
--------------------------------        ---------------------

                                        BY:
                                        ---------------------------------
                                        HANS JUNKER


                                        AS:  VICE PRESIDENT
                                        -------------------


                       COMMERCIAL RESIDENTIAL DEVELOPMENT
          6490 S. McCarran, Bldg. E, Reno, Nevada 89509 (702) 825-7979
                          California Contractor 237166
                            Nevada Contractor II 652





                                     - 20 -