exv10w1






Exhibit 10.1



LEASE DEED



THIS LEASE DEED (‘Lease Deed’) is made at Chennai on this 21st day of
2008.




BY AND BETWEEN



DLF Assets Private Limited, a company incorporated under the Companies Act, 1956 and having its
registered office at 1-E, Jhandewalan Extension, Naaz Cinema Complex, New Delhi 110 055
(hereinafter referred to as “THE LESSOR” which expression shall, unless it be repugnant to the
context or meaning thereof, be deemed to mean and include its successors and assigns) acting
through its signatory, Mr. A.C. Sachdev vide Board Resolution dated 02.05.2007 of the First
Part.




AND



M/s Virtusa Software Services Private Limited, a company incorporated under the Companies Act,
1956 and presently having its office in India at 6-3-1192, 3rd Floor, My Home Tycoon, Begumpet,
Hyderabad 500 016 (hereinafter referred to as “THE LESSEE” which expression shall, unless it
be repugnant to the context or meaning thereof, be deemed to mean and include M/s Virtusa
Software Services Private Limited and its successors and assigns) acting through its authorized
signatory Mr. Sumit Chatterjee vide Board Resolution dated 28.03.2008 of the Other Part



(Both THE LESSOR and THE LESSEE are collectively referred to as “the Parties”)




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	A.	 	WHEREAS DLF Info City Developers (Chennai) Limited, as owners of the said
Plot described below, has been granted approval for and notified as Developers
at SEZ situated at Chennai (SEZ unit) vide notification F-2/124/2006-SEZ dated
16th November, 2006 and approval letter No. F-2/124/2005- EPZ dated
22nd
June, 2006.
	 
	B.	 	AND WHEREAS subsequently DLF Info City Developers (Chennai) Limited
has executed Co-Development Agreement dated 29th November, 2006 for the
purpose of development of the said SEZ unit with THE LESSOR as well as a
perpetual lease of the said Plot in favour of THE LESSOR.
	 
	C.	 	AND WHEREAS the Govt. of India, Ministry of Commerce and Industry,
Department of Commerce, SEZ Section vide their letter No. F 2 / 124 / 2005 —
EPZ dated 14th February, 2007 has also approved THE LESSOR as a Co-Developer of the said SEZ unit.
	 
	D.	 	AND WHEREAS THE LESSOR is seized and possessed of the said Plot and the
building to be constructed thereon, as per the Master Plan to be approved by the
CMDA and such other authorities as may be required and THE LESSOR being
competent to lease office spaces in the said building on the said plot has agreed
to give on lease, office space in the said Building as per detailed terms stipulated
in this Lease Deed and Annexures from I to X forming part of this Lease Deed.
	 
	E.	 	AND WHEREAS THE LESSOR is constructing multi-storeyed buildings
comprising of approx. 10 blocks with basements and named as ‘DLF IT Park @
Chennai’ (hereinafter referred to as the “said complex”) on immovable property
bearing No. 1/124, Shivaji Gardens, Moonlight Stop, Nandambakkam Post,
Ramapuram, Mount Poonamallee Road, Chennai 600 089 (more fully described
in the Schedule hereunder and hereinafter referred to as the “Scheduled
Property”) in accordance with the building plans as shall be approved by the
Chennai Metropolitan Development Authority (CMDA) or from such other
authorities as may be needed to form the same as a Special Economic Zone
under the rules framed by the Government of India from time to time for its
approval.
	 
	F.	 	AND WHEREAS THE LESSEE being in need of premises approximately
60,022 sq.ft. on the First Floor in Block 5 of the said complex (hereinafter
referred to as “the said Building”) to house its offices, has sought from THE
LESSOR a lease of the office space in the said building being constructed having
a total area admeasuring approx. 7,039,168 sq.ft. more or less at site as described
in Annexure III, from the Lease Commencement Date, as per the terms stipulated
herein.
	 
	G.	 	AND WHEREAS based on the above representations made by THE LESSOR
and after due inspection and verification of the said Plot, said Building,
ownership record of the said Plot, building and other documents relating to the
title, competency and all other relevant details, THE LESSEE is satisfied in all
respects with regard to the right, title and authority of THE LESSOR to enter
into this Lease Deed.





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	H.	 	AND WHEREAS THE LESSOR when permits THE LESSEE to carry out the interior works in the
Demised Premises, THE LESSEE, agrees to pay THE LESSOR at 1.2 times of the actual cost
of electricity, water, charges for security services and other direct expenses incurred
by THE LESSOR on account of THE LESSEE during the fit out period. In the event the
building is already operational and THE LESSEE is carrying out the fit out works but
does not utilize the central air-conditioning for the Demised Premises during the
fit-out period; THE LESSEE shall be liable to pay fifty percent of the normal
maintenance charges for the same in addition to the power consumed in the Demised
Premises on Cost +20% basis.
	 
	 	 	THE LESSEE hereby confirms that it shall carry out, implement and execute all interior
works/designs of the Demised Premises in compliance/adherence with the approval/
guidelines issued by THE LESSOR from time to time for carrying out such interior works
in the Demised Premises.
	 
	 	 	THE LESSEE further confirms that it shall obtain/has obtained all pre-requisite
sanctions, approvals, licences, from all the Statutory/Competent Authorities, which may
be necessary for commencement of its business in the Demised Premises. Upon assurances of
THE LESSEE that it shall strictly abide by the stipulations contained in this Deed, THE
LESSOR has agreed to give on lease to THE LESSEE the Demised Premises on the terms and
conditions recorded herein.
	 
	I.	 	On THE LESSEE’s behalf, Mr. M. Hari Raju has negotiated the Lease Deed through Legal
counsel/ Advocate namely M/S ALMT Legal Bangolore.
	 
	 	 	On THE LESSOR’s behalf, the lease has been negotiated through Mr. Amit Grover Vice
President — Corporate Marketing.
	 
	J.	 	AND WHEREAS both the Parties have agreed to enter into this Lease Deed on the terms and
conditions stipulated in this Lease Deed and Annexures I to X annexed hereto:





NOW THEREFORE IT IS HEREBY AGREED BY AND BETWEEN THE PARTIES HERETO AS FOLLOWS:





	1.	 	THE LESSOR hereby leases out to THE LESSEE and THE LESSEE takes on lease from the Date of
Possession /Lease Commencement Date (as specified in Annexure-H), office space admeasuring an
aggregate super built up area of 5576.136 sq. mtrs (60,022 sq.ft.) in Block 5 of the said
Building as more detailed in Annexure — II (hereinafter referred to as the “Demised
Premises”), the area calculations for which are defined in Annexure — IV to this Lease Deed,
and also obtains the right to use only the common areas in the said Building/said Plot to be
used by THE LESSEE together with other occupants in the said Building and the right to park
cars in terms of this Lease Deed, in the car parking spaces earmarked in the
basement(s)/surface/mechanical car parking spaces by THE LESSOR and the right to use only,
along with other occupants in the said






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Building, areas in the basement reserved for common services and common circulation.




	2.	 	The rent as specified in this Lease Deed shall commence from the Date of Rent
Commencement as specified in Annexure — II






The car parking space charges, maintenance and other charges as specified in this Lease
Deed shall commence from the Date of Possession which date shall hereinafter be
alternatively referred to as the ‘Date of Lease Commencement’ as specified in Annexure
—II.




The detailed calculations of rent, car parking space charges & security deposits payable
by THE LESSEE during the period of this lease are given in Annexure — V to this Lease Deed.




	3.	 	During Lock-in-period as given in Annexure — II (the ‘Lock-in period”), starling
from the Date of Lease Commencement, THE LESSEE confirms that THE
LESSEE shall not terminate the Lease Deed during the Lock-in-period. However,
THE LESSEE can terminate the Lease Deed without cause, at any time after the
expiry of the Lock-in period of lease by giving notice in writing or payment of
rent and other dues in lieu of the notice to THE LESSOR as per the notice period
mentioned in Annexure — II. In the event of THE LESSEE terminating the Lease
Deed before the expiry of Lock- in- period, THE LESSOR shall also be entitled to
payment of rent, car parking space charges and maintenance charges, taxes, etc.,
if any, for the entire unexpired period of the Lock- in- period, from THE LESSEE
and THE LESSEE undertakes to pay the said charges without any objections
whatsoever. THE LESSOR’s sole right of terminating this Lease Deed shall be as
contained in clause 41 of the Annexure -1 appended to the lease deed.
	 
	4.	 	THE LESSOR shall charge and THE LESSEE shall pay an initial rent of Rs. 42/-
(Rupees Forty Two only) per sq.ft. per month as detailed in Annexure — II on the
super built — up area of the Demised Premises to be paid fully without any and all
deductions whatsoever save and except the deduction of tax at source, if
applicable. The liability towards payment of Service Tax as applicable shall be
borne by THE LESSEE.
	 
	5.	 	In addition to the rent payable for the Demised Premises as stipulated in
this Lease Deed, THE LESSEE shall also be liable to reimburse on its
sole account the entire part of any and all levies, duties, taxes on demised
property, land and building, charges, rates, cesses, fees, wealth-tax, penalties
thereof etc. imposed/demanded by the Central or the State Government/any
local body and/ or other authorities and all increases and/ or fresh impositions
thereof as applicable and attributable to the Demised Premises, on a pro-rata
basis, on and from the Date of Possession/ Lease Commencement, i.e., 1st July,
2008. THE LESSEE shall also be liable to fulfill any and all procedural
requirements as may be prescribed by the Central or the State Government/any
local body/all other authorities in connection with the subject matter hereof, as
THE LESSEE of the Demised Premises in the said Building.




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In case of renewal, any taxes on property, levies, rates, cesses, charges and fees,
wealth tax, etc levied retrospectively during the entire occupancy period shall be
reimbursed by THE LESSEE on actual.




	6.	 	In the event, any such fresh imposition and/or increase as stated above in Clause 5
hereof is levied retrospectively, the liability of THE LESSEE shall relate only to
the period on and from the Date of Possession/ Lease Commencement, i.e. 1st
July, 2008. The said amount shall be paid separately by THE LESSEE to THE
LESSOR as indicated below and shall not be adjustable from the rent and other
sums due and payable by THE LESSEE to THE LESSOR in terms of this Lease
Deed. All such fresh impositions and/or increases as above stated shall be paid by
THE LESSEE to THE LESSOR within fifteen (15) days of written demand by
THE LESSOR to THE LESSEE, giving details thereof duly supported with copies
of the relevant documents, if any, from the Central or State Government/local
body / any and all authorities, as the case may be. In the event any all such levies,
duties, taxes on property, charges, rates, cesses, fees, wealth-tax, penalties etc.,
referred to above and/or such fresh imposition and/or increase is payable by THE
LESSEE to the Central or State Government/local body/any and all authorities as
the case may be. THE LESSEE shall pay the same within fifteen (15) days of the
receipt of written demand. Any default made by THE LESSEE in complying
with the terms of the clause under reference and clause 5, shall be entirely
at the costs and consequences of THE LESSEE and THE LESSEE shall be
liable for payment/s of penalties, outstanding dues arising therefrom, except
when the delay is due to THE LESSOR.
	 
	7.	 	At present various maintenance services, facilities and amenities within the said
Plot / said Building/Demised Premises and civic amenities in the DLF IT Park @
Chennai where the Demised Premises/said Building are located are being
maintained by THE LESSOR. Maintenance services are as set out in Annexure — VI to this Lease Deed, charges of which are payable to THE LESSOR or any
other nominees/ assigns of THE LESSOR by THE LESSEE as per bills raised by
THE LESSOR or any of its nominees/assigns calculated at 1.2 times the actual
expenditure being incurred. Additional charges towards service tax (es) as
applicable, shall also be payable by THE LESSEE.






However, the maintenance charges are charged for normal office operational hours i.e. from
8.00 A.M. to 8.00 P.M. (Monday to Friday) and from 8.00 A.M. to 2.00 P.M. on Saturdays,
except Sundays and Public Holidays, presently estimated at Rs.
12.50/- per sq. ft. per
month, as on 01.04.2006, subject to deduction of income tax at source, as applicable, and
also to increase in prices of petroleum products, electricity rates, taxes, wages and
salaries.




All operating and maintenance services for operating 365 days in a year, 7 days in a week
on 24 hours basis is also available at cost plus 20%. The Service Tax as applicable shall
be additional.




For working beyond normal office hours, additional charges will be calculated on the basis
of cost plus 20% presently estimated at Rs 0.15/-per sq. ft. per hour as on 1.4.2006,
subject to increase in prices of diesel &



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	 	 	petroleum products, electricity rates, wages and salaries during the lease tenure/renewed
lease tenure. The above extra hour charges shall be charged on the super built up area of
the full floor even if the area of Demised Premises is less than the full floor area. The
maintenance charges shall be subject to deduction of income tax at source as applicable,
from time to time.
	 
	 	 	
At the completion of the fiscal year THE LESSOR will provide THE LESSEE complete audited
reports of the respective year or as soon as the audited report is over reviewed by an
external auditor and any other support documents as required by THE LESSEE.

	 
	8.	 	THE LESSEE agrees that, in consideration of THE LESSOR granting lease and
THE LESSEE in consideration of taking on lease the Demised Premises and due
performance of all its obligations stipulated in this Lease Deed, THE LESSEE
shall pay and always maintain with THE LESSOR during the entire term of this
Lease Deed, an interest free refundable security deposit (“Interest Free
Refundable Security Deposit”) for an amount as mentioned in Annexure — II.
	 
	9.	 	THE LESSEE has paid the amounts as mentioned in Annexure II, the receipt of
which is hereby acknowledged by THE LESSOR as the portions of the Interest
Free Refundable Security Deposit. The balance sum as mentioned in Annexure —
II being the balance of the Interest Free Refundable Security Deposit which shall
be paid by THE LESSEE simultaneously with the signing of this Lease Deed.
	 
	10.	 	Upon increase in rent as mentioned in Annexure — II, the aforesaid Interest Free
Refundable Security Deposit shall automatically stand increased proportionately
as mentioned in Annexure — II. The increased amount of Interest Free
Refundable Security Deposit shall be paid by THE LESSEE along with the rent
due for the month succeeding the month in which the term of the Lease Deed is
renewed.
	 
	11.	 	The entire amount paid by THE LESSEE as Interest Free Refundable Security
Deposit during the lease period shall be kept by THE LESSOR which shall be
refunded by THE LESSOR to THE LESSEE without any interest simultaneous to
THE LESSEE surrendering peaceful, vacant and physical possession of the
Demised Premises in bare shell condition on expiry or earlier termination of this
Lease Deed, if any and subject to adjustment or deduction of arrears of rent,
charges and any other dues, if any, due and payable under this Lease Deed or
renewal thereof.
	 
	12.	 	THE LESSEE shall not pay to THE LESSOR any amount as Interest Free
Refundable Maintenance Security Deposit for Normal Office Hour Operations or for 24*7 operations.
	 
	13.	 	THE LESSEE agrees, that in consideration of THE LESSOR granting the right to
use car parking spaces as mentioned in Annexure — II earmarked in the
basement(s)/surface/mechanical car parking spaces (plan attached as Annexure —
VII to this Lease Deed) to perform all its obligations under this Lease Deed
pertaining to use of car parking spaces.










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	14.	 	THE LESSEE shall not have the right to terminate this Lease Deed and vacate the
Demised Premises until the expiry of the Lock in period as mentioned in
Annexure — II starting from the Date of Lease Commencement.
	 
	 	 	Thereafter, THE LESSEE shall have an option to renew the Lease Deed for the term as mentioned
in Annexure — II by giving six (6) months’ advance notice in writing prior to the expiry of
the first term of the Lease Deed. THE LESSOR may pursuant to the notice of renewal received
by THE LESSOR, execute and cause the renewed Lease Deed to be registered, at the cost of
THE LESSEE, and the renewed Lease Deed shall be, to the extent possible, on the same lines
hereof except only that the rent (and correspondingly, the security deposits and car parking
charges, if any) shall be enhanced as mentioned in Annexure — II.
	 
	 	 	THE LESSEE agrees that in case THE LESSEE terminates the Lease Deed prior to the expiry of
Lock- in - period as mentioned in Annexure — II to this Lease Deed, then THE LESSEE hereby
authorizes THE LESSOR to deduct from the deposits lying with THE LESSOR, the entire rent
and any other sums due and payable under this Lease Deed for the unexpired period of the
Lock- in- period and such other sums due and payable under this Lease Deed as on that
date. Further, THE LESSEE undertakes to pay the balance, if any, remaining after such
adjustments, deductions on or before the expiry of notice of termination.
	 
	 	 	In the event THE LESSEE terminates the Lease Deed prior to the expiry of the lock-in
period and has also availed any rent free period (period between the Lease Commencement
Date and Rent Commencement Date) during the lock-in period, an amount equivalent to the
proportionate rent free period extended for the unexpired lock-in period shall be refunded
by THE LESSEE to THE LESSOR or deducted from the deposits lying with THE LESSOR.
	 
	15.	 	After the said Lock- in- period, THE LESSEE may terminate the lease by giving six (6) months’ prior notice in writing to THE LESSOR or by payment of
proportionate equivalent rent and all other charges / sums stipulated under this
Lease Deed in lieu of the notice period stipulated herein. Upon the expiry of six
(6) months from the date of notice, as aforesaid, the lease shall stand terminated
subject to THE LESSEE paying THE LESSOR till the date of vacation of the
Demised Premises, the entire rent, car parking charges, maintenance charges,
other charges, taxes etc. as set out in this Lease Deed and handing over vacant,
peaceful physical possession of the Demised Premises.
	 
	 	 	That upon the expiry of initial lease period as mentioned in Annexure — II or upon expiry
or earlier termination during the renewed period as stipulated above, this Lease Deed will
expire and come to an end subject to THE LESSEE paying to THE LESSOR till the date of
vacation of the Demised Premises, the entire rent, car parking space charges, maintenance
charges, other charges, taxes etc. as set out in this Lease Deed and handing over vacant,
peaceful physical possession of the Demised Premises. If THE LESSEE fails to pay as
aforesaid or hand over





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	 	 	peaceful and vacant physical possession of the Demised Premises on the date of expiry of
the last day of lease, THE LESSEE agrees to pay to THE LESSOR additional rent calculated @
Rs. 4,20,154/- (Rupees Four Lakhs Twenty Thousand One Hundred and Fifty Four only) per day
for occupation of the Demised Premises by THE LESSEE and in such an event THE LESSEE hereby
authorises THE LESSOR to withhold without any interest the refund of all the refundable
security deposits lying with THE LESSOR. THE LESSEE further agrees and authorizes THE
LESSOR, in the event of such occupation of the Demised Premises exceeding a period of three
(3) months beyond the expiry or last day of earlier termination of the lease, to forfeit
all the refundable security deposits lying with THE LESSOR and in addition to continue to
be liable and pay additional rent calculated @ Rs. 4,20,154/- (Rupees Four Lakhs Twenty
Thousand One Hundred and Fifty Four only) per day for the number of days of such occupation
beyond the expiry or earlier termination of the Lease Deed.
	 
	16.	 	Simultaneous to THE LESSEE paying all its dues under this Lease Deed and
delivering peaceful, vacant and physical possession of the Demised Premises on
or before the last day of the validity of the Lease Deed, THE LESSOR shall
refund all the refundable security deposits without any interest thereon under this
Lease Deed deposited by THE LESSEE only after adjusting outstanding dues, if
any. In case of delay by THE LESSOR in refunding the refundable security
deposits, THE LESSOR shall pay interest to THE LESSEE at the rate of 15% p.a.
for the period of delay and THE LESSEE shall be entitled to retain possession of
the Demised Premises without use and without payment of rent and other charges
for such period of delay.
	 
	17.	 	All costs, charges, expenses including penalties, payable on or in respect of
execution and registration of this Lease Deed and on all other instruments and
deeds to be executed pursuant to this Lease Deed, shall be borne and paid solely
by THE LESSEE who shall be responsible for compliance of the provisions of
Indian Stamp Act, 1899.
	 
	18.	 	The Lease Deed along with the Annexures annexed hereto constitutes the entire
agreement between the Parties and revokes and supersedes all previous
discussions, correspondence and deeds between the Parties, if any concerning the
matters covered herein whether written, oral or implied. This Lease Deed shall
not be changed or modified except by written amendment duly agreed by the
Parties.
	 
	19.	 	The original Lease Deed duly executed and registered in terms of this Lease Deed
shall be retained by THE LESSEE and copy of the same certified to be a true
copy will be provided to THE LESSOR by THE LESSEE. The original Lease
Deed shall be produced by THE LESSEE as and when required by THE
LESSOR.




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	20.	 	Failure of either Party to enforce at any time or for any period of time the
provisions hereof shall not be construed to be waiver of any provisions or of the
right thereafter to enforce each and every provision hereof.
	 
	21.	 	THE LESSOR shall not be held responsible for any consequences or liabilities
under this Lease Deed if it is prevented in performing its obligations under the
terms of this Lease Deed by reason of laws or regulations, action by any local
body or authority, local or otherwise, riots, insurrection, war, terrorist action, acts
of God and unforeseen circumstances beyond its control. The performance of
THE LESSOR’s obligation under this Lease Deed shall be subject to the regular
payment of rent including other payments as stipulated in this Lease Deed.
	 
	22.	 	Any and all disputes or differences between THE LESSOR and THE LESSEE
arising out of or in connection with this Agreement or its performance shall be
settled amicably within 15 days through consultation between the Parties.
Thereafter, if the Parties have failed to reach an amicable settlement on any or
all disputes or differences arising out of or in connection with this Agreement or
its performance, such disputes or differences shall be submitted to Arbitration for
final adjudication. Arbitration proceedings shall be conducted by a Sole Arbitrator
who shall be appointed by the mutual consent of both the Parties. Such arbitration
shall be in accordance with the Indian (Arbitration and Conciliation) Act, 1996
(“Arbitration Act”) and the rules made there under and/or any amendments
thereof.
	 
	 	 	The decision of the Arbitrator shall be final and binding upon the Parties.
	 
	 	 	The arbitration proceedings shall be held in Chennai and shall be in English language. The
cost of such arbitration shall be borne equally by both the Parties.
	 
	 	 	The Civil Courts and High Court at Chennai, alone shall have jurisdiction for the purposes
of this agreement.
	 
	23.	 	That this Lease Deed and the rights and obligations of the Parties under or arising
out of this Lease Deed shall be construed and enforced in accordance with the
laws of India.




The terms and conditions agreed between THE LESSOR and THE LESSEE containing interalia a)
covenants and conditions to be observed and performed by THE LESSEE, and b) covenants and
conditions to be observed and performed by THE LESSOR are as per
Annexures I to X of this Lease
Deed. These Annexures I to X shall form an integral part of this Lease Deed and shall be binding on
THE LESSOR and THE LESSEE.



IN WITNESS WHEREOF THE LESSOR DLF Assets Private Limited through its Authorised Signatory Shri A.C.
Sachdev authorised to execute lease deeds etc. This Deed will be presented for registration before
the Registering Authority and got registered by Shri Ernest David, who has been authorised vide
Power of Attorney dated 18.03.2008 of





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the company to appear before the registering authority and present for registration,
acknowledge and get registered any deed or documents executed by Shri A.C. Sachdev on behalf of
THE LESSOR.



IN WITNESS WHEREOF the Parties hereto have set their hands and seal to these presents on the day,
month and year first and above mentioned.



SIGNED AND DELIVERED on behalf of the above named DLF Assets Private Limited acting through Mr. A.
C. Sachdev, Authorized Signatory:



	 	 	 	 
	In the presence of:

WITNESSES:


	 	For and on behalf of

DLF Assets Private Limited
	 
	 
	 	 	 
	1.

	 	/s/ A.C. Sachdev

	2.

	 	(A. C. Sachdev)

AUTHORISED SIGNATORY	 






SIGNED AND DELIVERED on behalf of the above named M/s. Virtusa Software Services Private
Limited by its Authorized Signatory, Mr. Sumit Chatterjee:



	 	 	 	 
	In the presence of:

WITNESSES:

	 	For and on behalf of

Virtusa Software Services Private Limited
	 
	 
	 	 	 
	1.

	 	/s/ Sumit Chatterjee
	 
	2.

	 	(Sumit Chatterjee)

AUTHORISED SIGNATORY	 






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ANNEXURES




	 	 	 	 	 
	I

	 	—
	 	Detailed Terms and Conditions between THE LESSOR and THE LESSEE
	 
	 	 	 	 
	II

	 	—
	 	Commercial Terms and Conditions
	 
	 	 	 	 
	III

	 	—
	 	Description of the Plot
	 
	 	 	 	 
	IV

	 	—
	 	Super area calculations
	 
	 	 	 	 
	V

	 	—
	 	Statement of rent and Interest Free Refundable Security
Deposit payable by THE LESSEE to THE LESSOR during the lease period.
	 
	 	 	 	 
	VI

	 	—
	 	Maintenance charges
	 
	 	 	 	 
	VII

	 	—
	 	Car parking spaces earmarked for use by THE LESSEE
	 
	 	 	 	 
	VIII

	 	—
	 	Specifications
	 
	 	 	 	 
	IX

	 	—
	 	Condition of the Demised Premises at the time of handover for occupation
	 
	 	 	 	 
	X

	 	—
	 	THE LESSEE’S responsibility during interior
fitouts work, additions/modifications/alterations of
interior works and during the Lease Tenure/Lease Renewal






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ANNEXURE—I




Terms and conditions forming an integral part of the Lease Deed dated                 2008 between DLF Assets
Private Limited and Virtusa Software Services Private Limited, while not derogating from the
mutual promises set out therein and are incorporated in, and form a part of the Lease Deed:



COVENANTS AND CONDITIONS TO BE OBSERVED AND PERFORMED BY THE LESSEE:




	1.	 	To pay to THE LESSOR or its nominees/permitted assigns, by cheque / bank
draft/transfer payable at New Delhi the rent and all other sums payable under this Lease
Deed. In case the Rent Commencement Date is other than the first of the month, in such
case THE LESSEE shall pay proportionate Rent and other sum payable under the lease Deed in
advance for the portion of the month i.e. from the Rent Commencement Date to last day of
the month and also for the following month. Thereafter the rent and all other sums payable
under this Lease Deed shall be paid on the 1st day of each calendar month (due
date) but not later than the 7th day, in advance for the month in respect of
which such sums are payable.






	2.	 	To be liable to pay interest @ 15% per annum on all amounts due and payable by THE
LESSEE under this Lease Deed for the period of delay beyond the due date. This is in
addition to the rights of THE LESSOR under Clause 41 of this Annexure—I given hereunder.






	3.	 	To pay all amounts agreed to be paid in Clauses 4, 5 and 6 of the Lease Deed,
provided, however, that the liability of THE LESSEE for such payments shall be calculated
proportionately to the super built-up area of the Demised Premises and provided further
that such liability shall commence from the date such revision / imposition/increase is
effective from the Date of Lease Commencement or any subsequent date.






	4.	 	To pay THE LESSOR or its nominees or assigns, the actual charges incurred by THE
LESSOR for consumption of electricity and power in the Demised Premises and to pay by the
due date the bills for consumption of water, power and electricity. In case of meters
provided separately, THE LESSEE shall pay by due date the meter hire charges and also the
bills for consumption of water, power and electricity in the Demised Premises as recorded
in the meters or as demanded by THE LESSOR or its nominees or assigns. In case of there
being common meter(s) for recording the consumption by THE LESSEE jointly with the other
tenants or occupants of the said Building, THE LESSEE shall pay the proportionate cost of
water, power and electricity charges calculated on the super built-up area of the Demised
Premises. THE LESSOR shall, as and when required, provide THE LESSEE with the facility and
use of their stand by generators as a back up for their internal power and electricity
requirements at a charge which shall be 1.2 times of the expenditure incurred by THE
LESSOR. Provided, however, that THE LESSEE shall plan and distribute its electrical loads
in conformity with the electrical systems installed by THE LESSOR and get these works
executed after due approval in writing from THE LESSOR. Provided further that, should




12













 







	 	 	modifications, additions, alterations be required in the fire-fighting, electrical and other
systems already installed, THE LESSOR shall, if feasible make such changes and be entitled to
recover from THE LESSEE, all additional cost incurred on this account at a charge which shall
be 1.2 times of actual costs.
	 
	5.	 	To carry out day-to-day maintenance of the Demised Premises and the fixtures and fittings
installed therein and the normal maintenance, minor repairs, including painting and
distempering and polishing the interior of the Demised Premises at its own cost.
	 
	6.	 	To pay every month in advance, along with the aforesaid rent, proportionate charges for the
operation / maintenance / service charges (more specifically detailed in Annexure —VI) in
respect of the central air-conditioning / heating plant, the cost of running, maintenance and
servicing of the service / utility lifts, generators, the cost of cleaning the said Plot and
said Building, maintenance of lawn/grounds, cost of security services, electricity charges,
water charges and such other necessary/ancillary expenses of and incidental to the
preservation and maintenance of the said Building/ Plot in which the Demised Premises is
located and for the adequate provision of common services and facilities at a charge which
shall be 1.2 times the actual expenditure on a calculation based on pro rata basis
corresponding to the super built-up area of the Demised Premises.
	 
	 	 	If THE LESSEE fails to make payments of Maintenance Charges of any kind payable by THE LESSEE
in terms of this Lease within 7 days of its due date, THE LESSOR shall be entitled, in its sole
discretion and without notice, to stop supplying to THE LESSEE electricity / air conditioning/
water and / or all other services in addition to any other remedies/ actions THE LESSOR may
take in its sole discretion. By doing so, THE LESSOR shall have no responsibility or liability
for any loss and damage, if any, suffered by THE LESSEE and THE LESSEE shall not be entitled to
lodge any claim whatsoever against THE LESSOR as a result of such action.
	 
	 	 	The common areas, facilities and amenities within the said Building shall be available for use
only subject to the timely payment of maintenance charges and THE LESSEE agrees that in the
event of failure to pay maintenance charges on or before the due date, THE LESSEE shall not
have the right to use such common areas and facilities. THE LESSEE shall have no ownership
rights, title, interest or claim whatsoever in the said Plot, common areas, facilities and
amenities within the said Building.
	 
	7.	 	To permit THE LESSOR and its agents at the normal working hours of THE LESSEE, except in case
of emergency, but after intimating in writing to that effect, to enter into the Demised
Premises for the purpose of inspection or for any other purposes connected with or incidental
to the terms of the Lease Deed.
	 
	8	 	To hand over the Demised Premises together with THE LESSOR’s fixtures and fittings therein,
in good order and condition (reasonable wear and tear excepted) on the expiry /earlier
termination of the Lease, which ever is earlier.




13









 













	9.	 	Not to do or permit to be done any act or thing which may render void or voidable any
insurance relating to or in respect of a part or the whole of the said Plot, the said Building
or the Demised Premises, or cause any increase in premium payable in respect thereof.
	 
	10.	 	To use the Demised Premises for office purposes only and not to carry on or permit to be
carried on in the Demised Premises or in any part thereof any activities which shall be or are
likely to be unlawful, obnoxious or of nuisance, annoyance or disturbance to other
tenants/occupants of the said Building wherein the Demised Premises are situated or store any
goods of hazardous or combustible nature or which are heavy so as to affect the construction
or the structure of the said Building or any part thereof or in any manner interfere with
common usage. The usage of the Demised Premises for office use shall be unrestricted and
uninterrupted and shall be made available at all times of day and night to THE LESSEE, its
employees, servants, representatives, customers, visitors and invitees.
	 
	 	 	THE LESSEE shall get the Unit Approvals for the Demised Premises before handover of Demised
Premises for fitout works. THE LESSEE shall arrange to get their Unit Approvals for the
Demised Premises terminated and complete all formalities with regards to such termination at
its cost and expenses prior to the expiry of the Lease term / or renewal term thereof.
	 
	 	 	In case of THE Lessee’s failure to get the unit approvals terminated within the aforesaid
period, it will be assumed that the peaceful, vacant and physical possession of the Demised
Premises have not been handed over by THE LESSEE to THE LESSOR on the expiry of the Lease Term
and THE LESSOR shall be entitled to claim damages, payments, dues in accordance with the terms
of the Lease Deed.
	 
	11.	 	Subject to all local laws applicable, THE LESSOR shall, through its architect identify the
location(s) and provide space for signage at the atrium /floor occupied by THE LESSEE, as
approved by the architect and THE LESSEE will be allowed to put signage on such location(s).
All taxes including service tax, duties, rates, cesses, costs and charges relating to the
signages payable to the authorities concerned shall be borne and paid by THE LESSEE directly.
	 
	12.	 	The Demised Premises shall be used by THE LESSEE only and THE LESSEE shall not assign,
transfer, mortgage, sublet or underlet or grant leave & license or transfer or part with or
share possession in any manner whatsoever, of any portion of the Demised Premises, except as
permitted under this Lease Deed.
	 
		 	a) However, THE LESSEE shall have the option to sublet any portion of the Demised Premises to
any of its subsidiaries / group companies, without any approval from THE LESSOR but with prior
written intimation to THE LESSOR. A Lease Deed on similar terms will then be executed between
THE LESSEE and such Sub- Lessee(s).




14









 













	 	 	b) In the event, THE LESSEE merges / amalgamates / consolidates or transfer its assets with/to
any entity on account of any merger/amalgamation/consolidation, then a fresh Lease Deed shall be
executed between THE LESSOR and the new entity.
	 
		 	c) However, such sublessee/ new entity shall not be a competitor of THE LESSOR or be in the same
line of business as that of THE LESSOR, i.e., in real estate business. Further, THE LESSEE shall
have the option to sublet any portion of the Demised Premises to any third party after obtaining
the prior specific written approval of THE LESSOR, which shall not be unreasonably withheld.
However, such subletting to the third party shall occur only within the lock in period of the
Lease and the tenure of the sublease shall not exceed such lock in period. Alternatively, in
such a scenario, THE LESSOR, at its sole discretion, may waive off the lock in period and take
the possession of such portion/ entire Demised Premises back from THE LESSEE.
	 
		 	d) All costs, charges, expenses including penalties, payable on or in respect of execution and
registration of the fresh Lease Deed or Sublease Deed and on all other instruments and deeds to
be executed pursuant to the fresh Lease Deed or Sublease Deed, shall be borne and paid solely by
new entity/transferee who shall be responsible for compliance of the provisions of Indian Stamp
Act, 1899 or such other applicable laws.
	 
		 	e) However, at all times, including when the Demised Premises are sub-let by THE LESSEE in
accordance with the above stated, LESSEE alone shall be responsible for enforcement / compliance
of the terms and conditions of the Lease Deed to be executed in all the above cases.
	 
		 	f) A copy of sub-lease shall be given to THE LESSOR for record purpose by THE LESSEE in all the
above cases.

	 
		 	
g) The right of sublet will be subject to SEZ Acts and Rules but within the above procedure.
	 
	13.	 	Subject to clause 22, THE LESSEE shall not make any structural changes, additions or
alterations in the Demised Premises without prior consent of THE LESSOR in writing.
	 
	14.	 	Upon its taking possession of the Demised Premises from THE LESSOR, THE LESSEE is satisfied
that the construction work as also various installations as per Annexure-IX like
electrification work, sanitary fittings, water, sewerage connections, fire fighting
equipment and detection systems etc. are in good working condition and any issues, if any,
with respect thereto, have been got removed and rectified before its taking possession from
THE LESSOR and that it shall not require THE LESSOR to perform any construction work,
installations etc in the Demised Premises (except structural repairs, if any ) and there
shall be no obligation whatsoever on the part of THE LESSOR to repair, renovate, improvise or
to do anything concerning the Demised Premises, the said Building and the said Plot in any
manner whatsoever. However, after taking possession of the Demised Premises, THE LESSEE may
provide a snag list for THE LESSOR






15











 






	 	 	for rectification. However, this shall not amount to shifting of the respective Lease and
Rent Commencement Date.
	 
	15.	 	THE LESSOR has provided the fire fighting and fire detection system in accordance with the
Amendment no.3 to the National Building Code of 1983 (SP7): 1983 Part IV on each floor, common
areas and basements of the building.
	 
	 	 	When the Demised Premises are handed over to THE LESSEE for interior fit-out works or when
THE LESSEE carries any additional interior works/modifications/alterations during the
Lease period, THE LESSEE agrees that it shall carry out such work(s), without altering/
tampering with the fire fighting systems as installed therein. However, any modifications
/ additions / alterations to the existing fire fighting system shall be made by THE LESSEE
with the prior written approval of THE LESSOR and by providing alternative and standby
fire fighting system in the building. Any lapse/violation/negligence on the part of THE
LESSEE or its contractors/ agents during any such interior works or
additions/modifications/alterations resulting in any kind of hazard or fire in the Demised
Premises/ Building, loss of life/ property including third party, damage to the Demised
Premises / building structure etc. and all financial and legal consequences arising there
from shall be the sole responsibility of THE LESSEE and THE LESSEE shall not impose any
legal and financial liability on THE LESSOR.
	 
	 	 	THE LESSEE’S responsibility during interior fitout work(s) and any subsequent,
additions/modifications/alterations of interior works during the Lease Tenure/Lease
Renewal is more specifically detailed in Annexure X hereto.





COVENANTS AND CONDITIONS TO BE OBSERVED AND PERFORMED BY THE LESSOR:





	16.	 	During the term of the Lease Deed, THE LESSOR shall at its own cost, design and install a
continuous and proper air conditioning / heating system and shall use its best efforts to
maintain the same in good order and shall operate and run the same to ensure air-conditioning
/heating facilities to the Demised Premises throughout the year and shall be entitled to
recover from THE LESSEE, charges on the basis as are stipulated in this Lease Deed. Provided,
however, that should THE LESSEE require any changes, additions, alterations, in the system,
due to its interior layouts, THE LESSOR may, if possible, make such changes and be entitled to
recover from THE LESSEE, all additional costs incurred on this account at a rate which shall
be 1.2 times of the actual costs incurred.






	17.	 	Except in the event of a mechanical defect and / or electrical failure, THE LESSOR shall
provide air-conditioning / heating facilities to the Demised Premises during the normal office
hours i.e. from 8 a.m. to 8 p.m. on all week days except Saturdays, Sundays and Public
Holidays. On Saturdays, the air-conditioning will be provided from 8 a.m. to 2 p.m. only.
Provided, however, that on receiving twenty four (24) hours’ notice, in writing, should THE
LESSEE so desires, THE LESSOR, if possible (subject to availability of sufficient power load
and associated infrastructure to meet THE LESSEE’s requirement on working on




16









 












	 	 	additional hours), and permissible (subject to THE LESSEE obtaining the requisite
approvals from the competent authorities to operate on Public Holidays), may at the
exclusive cost of THE LESSEE, provide air — conditioning facilities, on the second half of
Saturday and also Sundays and /or Public Holidays, calculated at a rate which shall be 1.2
times the actual cost incurred on this account, to the Demised Premises beyond the timings
fixed, as aforesaid for the provision of such facilities.
	 
	18.	 	Except to the extent of a mechanical defect and/ or electrical failure, THE LESSOR shall
maintain the lifts in the said Building serving the Demised Premises and operate and run the
same during the normal office hours as specified above, on all week days except on Saturdays,
Sundays and Public Holidays. On Saturdays, the lifts shall operate for first half of the day
only. These timings shall, however, be subject to such restrictions as may be imposed by any
competent authority/ies in this behalf. One of the lifts in the said Building shall, however,
operate even after normal office hours as well as in the second half on Saturdays and also on
Sundays and/or Public Holidays.
	 
	 	 	Provided, however, THE LESSEE may by giving twenty four (24) hours’ notice in writing,
should THE LESSEE so requires, THE LESSOR may provide lift facilities to THE
LESSEE calculated at a rate which shall be 1.2 times the actual cost incurred on this
account, beyond the timings fixed as aforesaid for the provision of such lift facility to
the Demised Premises, on the second half of Saturdays and also on Sundays and Public
Holidays.






	19.	 	To carry out at its own costs, all major and structural repairs to the Demised Premises and
also to the said Building.
	 
	20.	 	To supply and maintain regular supply of electricity and water to the Demised Premises.
	 
	21.	 	To keep the Demised Premises in wind and watertight condition.
	 
	22.	 	To permit to carry out at the cost of THE LESSEE, but without in any way damaging the main
structure of the Demised Premises or the said Building, erection of internal partitions and
other internal alterations and additions which are not visible from outside, as may be
necessary for the business of THE LESSEE provided THE LESSEE shall give prior written
intimation of thirty (30) days to THE LESSOR in writing and with prior written approval of THE
LESSOR’s architect, THE LESSEE shall before commencing such alteration(s) or addition(s),
provided, further that if any such additions or alterations, require the prior approval or
permission of any Municipality or any other local body or authority, local or otherwise, or
are governed by any rules or regulations. THE LESSEE shall not carry out such additions or
alterations or erections without obtaining the prior permission or approval aforesaid and
complying with such rules and regulations of such Municipal or local body or Government
Authority. Provided further, that THE LESSEE shall upon vacating the Demised Premises remove
such fixtures and fittings and restore the Demised Premises to THE LESSOR in its original
condition excepting reasonable wear and tear.





17









 






	23.	 	To allow during the term of the Lease Deed, peaceful and uninterrupted enjoyment of the
Demised Premises, subject to THE LESSEE performing all its obligations under this Lease
Deed.






	24.	 	After the Handover of the Demised Premises by THE LESSOR to THE LESSEE for Occupation, in
case there is any penalty and/ or levy (ies) imposed by any of the statutory authorities in
the event of THE LESSEE’s occupation of the Demised Premises without THE LESSOR having
obtained the Partial Completion Certificate (as per Chennai norms), such aforesaid penalty/
levy (ies) shall be solely to THE LESSOR’s account. THE LESSOR shall endevour to obtain the
Partial Completion Certificate within Twenty Four (24) months from Lease Commencement Date.
	 
	 	 	In the interim, THE LESSOR shall provide THE LESSEE at the time of Handover for
Occupation, a copy of Certificate from the Architect mentioning that the extent of Built
up area to be built by THE LESSOR is forming part of the submitted/ approved/ sanctioned
plan by the Chennai Metropolitan Development Authority.
	 
	25.	 	THE LESSOR will allow the respective telecom companies to use the service shafts (if space is
available) in the said Building to bring telecom fiber and cables to THE LESSEE’s premises
after payment of access charges by the respective telecom companies. There will not be any
access charge to THE LESSEE. However, the Service Provider (s) shall pay the rent and access
charges as decided by THE LESSOR, as applicable. Further, THE LESSEE shall directly deal with
the Service Providers for accessing the telecom services at its own cost.





COVENANTS AND CONDITIONS TO BE OBSERVED AND PERFORMED BY THE PARTIES:





	26.	 	The super built — up area calculations are as provided in Annexure — IV hereto. All payments
by THE LESSEE towards rent, interest free refundable security deposit, maintenance and other
charges etc. shall be determined and payable by THE LESSEE in terms of the final super
built-up area to be determined on the Date of Possession.
	 
	27.	 	In the event any local body / authority takes over the maintenance of such services and
facilities / amenities and the payment for such services and facilities / amenities of DLF IT
Park @ Chennai (more particularly set out in Annexure — VI) to the local body / authority is
to be made by THE LESSOR, then THE LESSEE agrees to reimburse all such costs and charges as
may be levied in respect of the Demised Premises to THE LESSOR at actuals duly supported by
relevant documents, if available.
	 
	28.	 	THE LESSOR has provided electrical wiring only up to the main distribution board on each
floor in the said Building and shall not provide any electric wiring, fixtures, fans, electric
and water meters etc., inside the office spaces which shall be installed by THE LESSEE at its
own cost. Similarly air conditioning is provided by THE LESSOR up to air handling unit on
each floor of the said






18












 






	 	 	Building. The internal distribution system of air conditioning in the Demised Premises
shall be the sole responsibility of THE LESSEE.
	 
	29.	 	THE LESSEE shall not pay any deposit for supply of power load of 360 KVA for the Demised
Premises. THE LESSEE agrees to reimburse to THE LESSOR or any other nominees or assigns,
costs, charges, deposits, etc. as may be demanded by Tamil Nadu Electricity Board or any other
agency supplying power to the Demised Premises from time to time and paid by THE LESSOR or its
nominee / assign for arranging bulk electricity supply to the said Plot / said Building /
Demised Premises and such reimbursement is to be payable to THE LESSOR on the basis of
proportionate electricity load provided to the Demised Premises and proportionate load
attributable to THE LESSEE in respect of common areas of the said
Plot / said Building. Out of
the above sums, any deposit to be refunded by Tamil Nadu Electricity Board shall, be refunded
by THE LESSOR to THE LESSEE simultaneously with the expiry and / or earlier termination of
this Lease Deed and on handing over the peaceful physical and vacant possession of the Demised
Premises by THE LESSEE.
	 
	30.	 	The fire fighting and fire detection system which is provided by THE LESSOR in accordance
with Amendment no.3 to the National Building Code of 1983 (SP7): 1983 Part IV is limited to
installation of sprinklers and fire detection system in the basement(s) and common areas of
the said Building such as lobbies, staircases corridors, etc. and service shaft for fire
fighting and sprinkler services on each floor.
	 
	 	 	If, however, due to any subsequent legislation, Government orders, directives or guidelines
or due to any change in the National Building Code, additional fire safety measures are
undertaken, then THE LESSEE agrees to pay on demand additional expenditure incurred thereon
for installing additional fire safety measures as determined by THE LESSOR which shall be
final and binding on THE LESSEE. THE LESSEE agrees that, in case THE LESSEE so desires, it
shall at its own cost and responsibility install fire fighting equipment and systems within
the Demised Premises which shall be in compliance with the fire fighting regulations and
safety systems as prevalent and approved by the Competent Authorities.
	 
	 	 	However, it is made clear that any lapse on the part of THE LESSEE in installing safe and
adequate fire fighting systems within the Demised Premises or any fire, electrical or
otherwise, or any kind of hazard originating from the Demised Premises shall not impose any
legal and financial liability on THE LESSOR and THE LESSEE agrees to keep THE LESSOR
indemnified and harmless in this regard. Similarly THE LESSEE shall ensure that the
internal air-conditioning electrical systems and any other work done internally within the
Demised Premises shall not pose any fire, electrical, structural, pollution and health
hazards. THE LESSEE shall be solely responsible for all legal and financial consequences
arising therefrom and THE LESSEE agrees to keep THE LESSOR indemnified and harmless in this
regard.










19









 












	31.	 	If THE LESSEE requires any extra fire fighting systems to be installed in the Demised
Premises, including but not limited to extending fire fighting system in the Demised
Premises, then the same shall be installed by THE LESSOR at a cost which shall be 1.2 times
the actual costs, to be payable by THE LESSEE to THE LESSOR.
	 
	32.	 	In the event THE LESSOR suggests additional fire safety measures, though not statutorily
required, for installation by THE LESSEE within the Demised Premises and THE LESSEE fails to
implement THE LESSOR’s suggestion either fully or in part, then THE LESSEE alone shall be
liable and responsible for all consequences arising from such inaction/decision on its part.
	 
	33.	 	It is abundantly made clear to THE LESSEE that the cost incurred by THE LESSEE, during the
lease period, to install fire fighting and fire detection systems within the Demised Premises,
shall be to its account solely and shall not be borne or refunded by THE LESSOR or deducted
from the rent payable to THE LESSOR under any circumstances whatsoever.
	 
	34.	 	The specifications and information as to the materials used in construction of the Demised
Premises are set out in Annexure — VIII and any change in the Specifications as set out in
Annexure — VIII, if desired by THE LESSEE, shall be implemented by THE LESSOR at a rate which
shall be 1.2 times the actual cost which shall be paid by THE LESSEE to THE LESSOR.
	 
	35.	 	THE LESSOR has provided to THE LESSEE car parking spaces in the basement/surface/mechanical
car parking spaces as earmarked in Annexure — VII subject to payment of rent and maintenance
charges as per details mentioned in Annexure — II. In the event additional car parking spaces
are required by THE LESSEE, THE LESSEE shall pay to THE LESSOR additional car parking space
charges as may be mutually agreed between the Parties hereto for every additional car parking
space provided by THE LESSOR, if available, on the same terms and conditions applicable to
rent including rate of escalation, interest free refundable security deposit, maintenance
charges stipulated in this Lease Deed.
	 
	 	 	In the event of THE LESSOR providing electro mechanical system for car parking spaces, the
car parking spaces as earmarked in Annexure —VII may be re-allocated, provided, however,
the number of car parking spaces shall remain the same in terms of this Lease Deed.
	 
	 	 	The liability towards payment of Service Tax as applicable shall be borne by THE LESSEE.
	 
	36.	 	The use of car parking spaces in the basement(s)/surface/mechanical car parking spaces in the
said Building shall be allowed to THE LESSEE only from 8 a.m. to 8 p.m. from Monday to Friday
and from 8 a.m. to 2.p.m. on Saturday except Sundays and Public Holidays. The above timings
shall, however, be subject to such restrictions as may be imposed by any statutory authority
or for security reason. THE LESSEE shall use the parking spaces only for the purposes of
parking its cars and for no other use. THE LESSEE undertakes that it shall not





20









 






	 	 	make any constructions on the car parking spaces or create obstruction of any kind on it
or around these spaces to hinder the movement of vehicles and persons. Further, without
prior permission in writing of THE LESSOR, overnight parking of vehicles shall not be
permitted for security reasons. Any usage of car parking spaces from 8 p.m. to 8 a.m. on
weekdays and after 2 p.m. on Saturdays and any usage thereof on Sundays and Public
Holidays would entail additional maintenance charges as determined by
THE LESSOR.
	 
	37.	 	During the term of the Lease Deed, THE LESSOR shall obtain fire and special peril insurance
coverage of the entire said Building, including third-party liability and shall make timely
payment of all insurance premiums. For record purposes, THE LESSOR shall give THE LESSEE,
copies of the insurance policy and the receipts of the premiums paid.
	 
	38.	 	During the term of the Lease Deed, THE LESSEE shall obtain comprehensive insurance coverage,
including third-party coverage, of all interior works, renovations, furniture, equipment
and/or other items kept or stored in the Demised Premises and shall make timely payments of
all insurance premia. THE LESSOR shall in no way be responsible for any loss occasioned by THE
LESSEE on account of not obtaining comprehensive insurance coverage of all renovations,
furniture, equipment and/or other items kept or stored in the Demised Premises. For record
purposes, on written request, THE LESSEE shall give THE LESSOR, copies of the insurance policy
and the receipts of the premiums paid.
	 
	39.	 	However, it is made clear that in the event of an accident or fire or damages taking place in
or arising from the said Building for any other reason resulting in any loss, financial or
otherwise to either party or to third parties, both Parties agree to take up the matter with
their respective insurance companies through the insurance cover including third party
liability.
	 
	40.	 	That if at any time during the occupation by THE LESSEE of the Demised Premises, the lifts or
the air conditioning system fails to function or fails to maintain the required temperature
levels, THE LESSEE will be entitled to call upon and require THE LESSOR to remedy and rectify
the system within a reasonable time. Provided, however, that THE LESSOR will ensure that
there will not be total absence of lifts and air-conditioning for more than one day at a time.
	 
	41.	 	That if any amount payable by THE LESSEE to THE LESSOR by way of rent or otherwise under this
Lease Deed shall be in arrears and unpaid for a period of thirty (30) days after the same has
become due, or if THE LESSEE shall omit to perform, observe any covenant or condition to be
observed and performed on the part of THE LESSEE and shall continue to do so or fails to
remedy the breach within thirty (30) days after written notice is received in respect thereof
by THE LESSEE, or THE LESSEE is adjudicated as insolvent, THE LESSOR may forthwith re-enter
upon the Demised Premises or upon any part thereof and this Lease Deed shall thereupon stand
determined but without prejudice to any claim which THE LESSOR may have against THE LESSEE in
respect of any breach, non — performance or non — observance of the covenants or conditions
herein






21











 






contained. It is further agreed by THE LESSEE that THE LESSOR shall be entitled to adjust
all and any sums due to THE LESSOR including rent, car parking space charges and
maintenance charges for the unexpired period of lease, taxes, interests, damages etc.,
against all deposits made by THE LESSEE with THE LESSOR under this Lease Deed and refund
the balance amount, if any, after such adjustment, to THE LESSEE. In the event the
aggregate of arrears of rent, any other sum due and payable and the above mentioned costs
exceed the amount deposited as security deposit with THE LESSOR and maintenance security
deposit, then THE LESSEE shall pay to THE LESSOR such amounts due to THE LESSOR, over and
above such sums deposited by THE LESSEE with THE LESSOR.




	42.	 	That if the Demised Premises or any part thereof be destroyed or damaged by fire (not caused by any willful act or negligence of THE LESSEE), earthquake,
tempest, flood, lightning, violence of any army or mob or enemies of the country
or by any other irresistible force so as to render the Demised Premises unfit for
the purpose for which the same was let, THE LESSEE may, temporarily vacate
the whole or such portion of the Demised Premises as may be required to enable
THE LESSOR to carry out repairs in order to restore the Demised Premises as it
was then existing at the time of THE LESSEE entering into the Demised
Premises (reasonable wear and tear excepted) and in such event, the payment of
rent, other charges and maintenance/service charges till the affected area of the
Demised Premises or portion thereof are repaired and restored to the state as
specified above shall be deferred.
	 
	 	 	However, if such force majeure conditions persist for more than 120 days, the LESSEE shall
have the option to terminate the Lease Deed by giving 30 days written notice to the LESSOR
and the security deposits paid under the MOU and the Lease Deed would be refunded to the
LESSEE.
	 
	43.	 	THE LESSEE undertakes that during the term of this Lease Deed or any extension thereof, it shall maintain its corporate existence and shall not dissolve
or liquidate or enter into an agreement with any party, including but not restricted
to a compromise with its creditor(s) such that its corporate existence is or may be
questioned, in which event, this Lease Deed shall automatically terminate.
	 
	44.	 	THE LESSOR shall have the right to install any displays of
multimedia/visual format in the common areas like lift lobbies, atrium(s), lifts etc. of the said Building.
	 
	45.	 	THE LESSEE agrees and consents that it would have no objection to THE LESSOR mortgaging or creating a third party charge on the Demised Premises
subject to, however, that the creation of such mortgage / charge of the Demised
Premises shall not affect the rights of THE LESSEE to use the Demised Premises
during the lease period or any renewal thereof.
	 
	46.	 	THE LESSEE agrees and consents that it would have no objection for transfer either by way of sale, mortgage or in any other manner howsoever, of the
Demised Premises and/or the said Building, provided, the rights of THE LESSEE
in the Demised Premises remain unaffected vis-à-vis the transferee.




22









 






	47.	 	THE LESSEE agrees and commits that THE LESSOR shall have sole and absolute right to make additions, raise storeys or put up additional structures as may be permitted by
competent authorities and such additional structures and stories shall be the sole
property of THE LESSOR, which THE LESSOR will be entitled to dispose of in any way it
chooses without any interference on the part of THE LESSEE by itself or with one or more
of the rest of occupants of the said Building. Further all the terraces of the said
Building including the parapet walls of the terraces shall always be the property of THE
LESSOR and THE LESSOR shall be entitled to use the same for any purpose as it may deem
fit. However, the same shall not affect the peaceful operations of THE LESSEE from the
Demised Premises.
	 
	48.	 	That if during the term of the Lease Deed, the Demised Premises or any part thereof be
lawfully acquired or requisitioned by the Government or any local body or authority, local or
otherwise, THE LESSOR alone shall be entitled to any and all compensation payable and THE
LESSEE shall not raise any claim in respect thereof and THE LESSOR’s and THE LESSEE’s
obligations shall be as per such requisition notice.
	 
	49.	 	That if any provision of this Lease Deed shall be determined to be void or unenforceable
under applicable law such provisions shall be deemed amended or deleted to the extent
necessary to conform to applicable law and the remaining provisions of this Lease Deed shall
remain valid and enforceable.
	 
	50.	 	That THE LESSEE and THE LESSOR shall abide by the laws of the land and any and all local
enactments in respect of this Lease Deed of the Demised Premises. THE LESSOR may, with 24
hours intimation in writing to THE LESSEE, inspect the Demised Premises during the normal
working hours of THE LESSEE [except in case of emergency (ies)], from time to time at
frequencies considered necessary by THE LESSOR and should there be any violations,
contraventions as are observed by THE LESSOR, THE LESSEE will ensure compliance with the
requirements as per applicable laws. Any penalties levied by the Government, State, Municipal
Body etc. as a result of non-compliance by either Party will be borne by the defaulting party
in respect of the Demised Premises.
	 
	51.	 	That any notice, letter or communication to be made, served or communicated unto THE LESSOR
under these presents shall be in writing and shall be deemed to be duly made, served or
communicated only if the notice or letter or communication is addressed to THE LESSOR at the
address given below or such other addresses as may be intimated in writing by THE LESSOR in
this behalf and sent by registered post/fax or delivered personally with acknowledgement.
Similarly any notice letter or communication to THE LESSEE shall be deemed to be made, served
or communicated only if the same in writing is addressed to the below mentioned address of THE
LESSEE or to the address of the Demised Premises after THE LESSEE has shifted to the same, by
registered post/fax or




23









 






	 	 	delivered personally with acknowledgement. The communication is to be
addressed to the following:





     For lease related matters



	 	 	 
	For THE LESSOR
	 	For THE LESSEE
	Amit Grover
	 	M Hari Raju
	Vice President — Corporate Marketing
	 	Finance Director
	10th Floor, DLF Gateway Tower,
	 	3rd Floor My Home Tycoon
	‘R’ Block, DLF City Ph — III,
	 	Begumpet, Hyderabad (AP)
	Gurgaon — 122002
	 	Phone-040-23414200
	Phone 91-124-4057410
	 	Fax-040-23412310
	Fax 91-124-4057414
	 	 
	 
	 	 
	For
rent/maintenance invoices and related matters:

	 
	 	 
	For THE LESSOR
	 	For THE LESSEE
	Rishabh Khare
	 	Siva Kumar Lakshminarasimhan
	 
	 	 
	10th Floor, DLF Gateway Tower,
	 	Asst Manager Admin
	‘R’Block, DLF City Ph-III,
	 	‘The Lords’ , PlotNo l&2
	Gurgaon — 122002
	 	Thiru-Vi-Ka Industrial
	Estate
	 	 
	Phone 91-124-4057410
	 	Ekkattuthangal, Guindy
	Chn
	 	 
	Fax 91-124-4057414
	 	Ph No:044-52002700






This Annexure forms an integral part of the Lease Deed.



	 	 	 	 
	For and on behalf of 
 DLF Assets Private Limited	 	For and on behalf of 
 Virtusa Software Services Private Limited
	 	 
	/s/ A. C. Sachdev	 	 /s/ Sumit Chatterjee
	(A. C. Sachdev)	 	(Sumit Chatterjee)
	AUTHORISED SIGNATORY	 	AUTHORISED SIGNATORY




24











 





ANNEXURE II



Commercial Terms And Conditions forming integral part of Lease Deed dated                      between DLF
Assets Private Limited and Virtusa Software Services Private
Limited.




	 	 	 	 	 	 	 
	 	 	 	 	 	 	Cross Reference
	 	 	 	 	 	 	(For convenience
	 	 	 	 	 	 	only)
	 	 	 	 	 	 	Reference Clause
	S.N	 	Item	 	Description	 	of
	 
	 	 	 	 	 	 
	a)

	 	Building
	 	DLF IT Park @ Chennai	 	 
	 
	 	 	 	 	 	 
	b)

	 	Floor and Block
	 	First Floor, Block 5
	 	1 of Lease Deed
	 
	 	 	 	 	 	 
	c)

	 	Aggregate super built up

area under this Lease Deed
	 	5576.136 Sq. Mtr.
	 	1 of Lease Deed
	 
	 	 	 	 	 	 
	 

	 	 	 	60,022 Sq. ft.
	 	1 of Lease Deed
	 
	 	 	 	 	 	 
	d)

	 	Number of car parks in
basement/surface/mechanical
car parking spaces free of
parking charges but on
payment of maintenance
charges. The service tax,
as applicable, shall be
additional.
	 	(Sixty Thousand and
Twenty Two) Square ft.)

60 (Sixty)
	 	13 of Lease Deed
& 35 of Annexure
-I
	 
	 	 	 	 	 	 
	 

	 	Additional Car Parking
Spaces at the rate of Rs.
3,000/- per car park per
month. The Service Tax as
applicable shall be
additional.	 	NIL	 	 
	 
	 	 	 	 	 	 
	 

	 	TOTAL
	 	60 (Sixty)	 	 
	 
	 	 	 	 	 	 
	e)

	 	Date of Possession
	 	1st July, 2008
	 	2 of Lease Deed
	 
	 	 	 	 	 	 
	f)

	 	Date of Lease Commencement
	 	1st July, 2008
	 	2 of Lease Deed
	 
	 	 	 	 	 	 
	g)

	 	Date of Rent Commencement
for Bare Shell Rentals
	 	15th
September, 2008
	 	2 of Lease Deed
	 
	 	 	 	 	 	 
	 

	 	 	 	However, the rent for
car parking	 	 






25









 






	 	 	 	 	 	 	 
	 

	 	 	 	spaces, if any,
shall commence
from Lease
Commencement Date
only.	 	 
	 
	 	 	 	 	 	 
	h)

	 	Initial lease
period from the
Date of Lease
Commencement
	 	The initial Lease
will be for a period
of 5 years with
THE
LESSEE having the
sole option to
renew the lease for
one term of 5
Years.
	 	15 of Lease Deed
	 
	 	 	 	 	 	 
	 

	 	 	 	In the event THE
LESSEE has not
obtained the unit
approvals for its
operations from
the Demised
Premises by the
original Lease
Commencement Date,
the lease
shall commence from
the date when
THE LESSEE obtains
such unit
approvals. However,
THE LESSEE
shall be liable to
pay compensation
equivalent to the
rentals, 50% of the
maintenance
charges including
service tax etc for
such intervening
period. In any
event, the rent &
security deposit
escalation shall be
in accordance with
the original
Lease
Commencement/
corresponding
escalation Dates
only.	 	 
	 
	 	 	 	 	 	 
	 

	 	 	 	All
incidental/out of
pocket
expenses with
respect to obtaining
SEZ unit approvals
by THE
LESSEE shall be
borne and paid
solely by THE LESSEE.	 	 
	 
	 	 	 	 	 	 
	 

	 	 	 	Both parties shall
comply with the
SEZ related rules
and procedures
and shall keep their
SEZ approvals
valid during the
entire lease tenure/renewed
lease tenure.	 	 
	 
	 	 	 	 	 	 
	i)

	 	Option to renew
Lease Deed for
further period
	 	The renewal shall be
at the sole
option of THE
LESSEE to be
exercised by giving
LESSOR 6
(six) months prior
notice in writing
before the end of
lease term of
Sixty (60) months
from the Date of
	 	14 of Lease Deed






26









 






	 	 	 	 	 	 	 
	 

	 	 	 	Lease Commencement for
another term of Sixty (60)
months.	 	 
	 
	 	 	 	 	 	 
	j)

	 	Rent Payable on super

builtup area for initial

lease period
	 	Rs. 42/- (Rupees Forty Two)
Per Sq. Ft. Per Month
amounting to Rs. 25,20,924/-
(Rupees Twenty Five Lakhs
Twenty Thousand Nine Hundred
and Twenty Four) per month.
	 	4 of Lease Deed
	 
	 	 	 	 	 	 
	k)

	 	Increase in rent,
Interest Free Security
Deposit & Car Parking
Charges for subsequent
period of Lease
	 	The rent and car parking
charges will be enhanced by
fixed 15% over the last paid
rent at the end of Thirty
Six (36) months, Seventy Two
(72) months and One Hundred
and Eight (108)
months respectively from the
date of Lease Commencement.
	 	10 & 14 of Lease Deed
	 
	 	 	 	 	 	 
	 

	 	 	 	The interest free security
will be enhanced to be
always equal to Ten (10)
months rent and shall
increase by 15% at the end
of the Thirty Six (36)
Months, Seventy Two (72)
months and One Hundred and
Eight (108) months
respectively from the date
of Lease Commencement.	 	 
	 
	 	 	 	 	 	 
	l)

	 	Car parking space charges
	 	One Parking space per 1000
sq.ft. of leased area will
be provided in
basements/surface/mechanical
car parking spaces free
of parking charges but
on payment of
maintenance charges.
	 	35 of Annex-I
	 
	 	 	 	 	 	 
	 

	 	 
	 	
Any additional car parking
spaces will be
provided in
basements/surface/mechanical
car parking spaces,
subject to
availability, on payment of
Rs. 3,000/- per car park per
month.
	 	 
	 
	 	 	 	 	 	 
	 

	 	 	 	Car park maintenance charges
for additional car parks
shall be included in the
overall maintenance charges.	 	 
	 
	 	 	 	 	 	 
	 

	 	 	 	The Service Tax as
applicable shall be
additional.	 	 







27











 





	 	 	 	 	 	 	 
	 

	 	 	 	For subsequent period of lease, the
amount shall stand increased by
such percent as mentioned in item
(k) above.	 	 
	 
	 	 	 	 	 	 
	m)

	 	Bulk Electricity Supply Deposit
for 360 KVA of Power Load.
	 	NIL
	 	29 of Annex-I
	 
	 	 	 	 	 	 
	 

	 	 	 	Any additional bulk electricity load
beyond above, required by THE
LESSEE shall be provided, subject
to availability and on payment of
non-refundable deposit of
Rs.10,000/- per KVA of power load
in addition to the refundable deposit
of Rs.3,000/- per KVA of power
load. However, any infrastructure
cost required for the same shall be
borne by THE LESSEE at Cost +
20% basis.	 	 
	 
	 	 	 	 	 	 
	n)

	 	Interest Free Refundable
Security Deposit always
equivalent to rent of Ten
(10) months at any
given point of lease.
	 	Rs. 2,52,09,240/- (Rupees Two
Crores Fifty Two Lakhs Nine
Thousand Two Hundred and Forty
only) for the initial period of lease.
	 	8, 9, 10 & 14 of
Lease Deed
	 
	 	 	 	 	 	 
	 

	 	 	 	For subsequent period of lease, the
amount shall stand increased by such
percent as mentioned in Clause (k)
above.	 	 
	 
	 	 	 	 	 	 
	 

	 	• Paid at the time of signing of MOU
	 	Interest free refundable security
deposit amounting to Rs.
75,30,642/- (Rupees Seventy Five
Lakhs Thirty Thousand Six Hundred and
Forty Two only)	 	 
	 
	 	 	 	 	 	 
	 

	 	• Paid on Signing of Addendum to the MOU
	 	Rs. 54,600/- (Rupees Fifty Four
Thousand and Six Hundred only).	 	 
	 
	 	 	 	 	 	 
	 

	 	• Paid towards initialing of this Lease Deed.
	 	Interest free refundable security
deposit amounting to Rs. 50,20,428/-
(Rupees Fifty Lakhs Twenty Thousand
Four Hundred and Twenty Eight only)	 	 
	 
	 	 	 	 	 	 
	 

	 	• Payable on signing of this Lease Deed.
	 	Interest free refundable security
deposit amounting to Rs.
1,26,03,570/- (Rupees One Crore	 	 






28









 






	 	 	 	 	 	 	 
	 

	 	 	 	Twenty Six Lakhs Three Thousand Five Hundred and Seventy only)	 	 
	 
	 	 	 	 	 	 
	o)

	 	Interest Free
Refundable
Maintenance Security
Deposit for normal
office hours i.e.
from 8.00 a.m. to
8.00 p.m. from Monday
to Friday and from
8.00 a.m. to 2.00
p.m. on Saturday
except Sundays and
Public Holidays or
for 24*7 operations.
	 	NIL	 	 
	 
	 	 	 	 	 	 
	 

	 	The above rates are
estimations as on
1st April
2006 and will depend
on the relevant rates
of petroleum
products, taxes,
wages & salaries
during the Lease
Tenure/ Renewed Lease
Tenure.	 	 	 	 
	 
	 	 	 	 	 	 
	p)

	 	Lock- in- period from
the Date of Lease
Commencement.
	 	Thirty Six (36) months
	 	3 & 14 of Lease Deed
	 
	 	 	 	 	 	 
	q)

	 	Notice period for
termination of Lease
Deed
	 	Six (6) months
	 	3 of Lease Deed





This
Annexure forms an integral part of the Lease Deed.




	 	 	 
	For and on behalf of

	 	For and on behalf of
	DLF Assets Private Limited

	 	Virtusa Software Service Private Limited
	 
	 	 
	/s/ A. C. Sachdev

	 	/s/ Sumit Chatterjee
	 

	 	 
	(A. C. Sachdev)

	 	(Sumit Chatterjee)
	AUTHORISED SIGNATORY

	 	AUTHORISED SIGNATORY






29









 






ANNEXURE III

SCHEDULE A — (Description of the Plot)

Item I



All those pieces and parcels of lands admeasuring a total area of 12.3808 hectares
comprised in




	 	 	 	 	 
	Sl. No.	 	Survey Number	 	Area in Hectares
	1.
	 	58/5	 	0.3650
	2.
	 	58/2B	 	0.3050
	3.
	 	58/2A	 	0.2550
	4.
	 	58/6B	 	0.3400
	5.
	 	57/14	 	0.1039
	6.
	 	58/6A	 	0.1100
	7.
	 	57/5C	 	0.0600
	8.
	 	57/2	 	0.3050
	9.
	 	57/7B	 	0.0037
	10.
	 	57/4	 	0.3350
	11.
	 	57/6	 	0.0290
	12.
	 	57/5A	 	0.0600
	13.
	 	57/5B	 	0.0600
	14.
	 	58/3	 	0.3400
	15.
	 	58/4	 	0.3450
	16.
	 	59/2	 	0.2350
	17.
	 	59/3A2A	 	0.0600
	18.
	 	61/3B	 	0.1050
	19.
	 	61/3C	 	0.0250
	20.
	 	55/6A1	 	0.6397
	21.
	 	59/3A3	 	0.4050
	22.
	 	59/3A4	 	0.4050
	23.
	 	59/3A2B	 	0.3168
	24.
	 	59/3A2C	 	0.9450
	25.
	 	57/15A	 	0.2450
	26.
	 	58/7B2	 	0.0300
	27.
	 	58/8	 	0.0960
	28.
	 	57/15B	 	0.4054
	29.
	 	58/7 A1	 	0.0600
	30.
	 	58/7B1	 	0.0300
	31.
	 	56/2B2	 	0.0850
	32.
	 	56/2C	 	0.3011
	33.
	 	59/3A1	 	0.4050
	34.
	 	58/9	 	0.0575
	35.
	 	59/1	 	0.0636
	36.
	 	59/3B	 	0.5271
	37.
	 	60/2	 	0.8950
	38.
	 	60/1A	 	0.0250
	39.
	 	60/1B	 	0.0150
	40.
	 	60/1D	 	0.5700
	41.
	 	60/1E	 	0.3150
	42.
	 	60/1F	 	0.3450
	43.
	 	58/7B2	 	0.0200
	44.
	 	58/8	 	0.0700
	45.
	 	58/9	 	0.0720
	46.
	 	58/10	 	0.0810
	47.
	 	59/1	 	0.4870
	48.
	 	59/3B	 	0.0600
	49.
	 	56/2C	 	0.1000
	50.
	 	56/2E	 	0.0280
	51.
	 	56/2F	 	0.0280
	52.
	 	56/2G	 	0.0490
	53.
	 	56/3	 	0.0210
	54.
	 	56/4	 	0.0320
	55.
	 	57/6	 	0.0120
	56.
	 	57/7B	 	0.0890
	57.
	 	57/10B	 	0.0890
	58.
	 	57/13	 	0.0400
	59.
	 	57/14	 	0.0740
	60.
	 	57/15A	 	0.3130
	61.
	 	57/15B	 	0.0890
	62.
	 	59/3A2B	 	0.0030





Mugalivakkam
Village, Sriperumbudur Taluk, Kancheepuram District, and
situated within the sub-registration district of Kunrathur, and registration
district of South Chennai.




Item II



All those pieces and parcels of lands admeasuring a total area of 4.35012
hectares comprised in Survey Nos.55 (0.07500 Hec), 57 (0.10445 Hec), 58/1
(3.38925 Heel, 58/2 (0.19538 Hec) and 58/3 (0.58604 Hec). Manapakkam Village,
Sriperumbudur Village, Kancheepuram District, and situated within the
sub-registration district of Joint-I, South Chennai and registration district
of South Chennai. 



Item I and Item II in all measuring 16.73092 hectares



Situated in DLF IT PARK @ Chennai, 1/124 Shivaji Gardens, Moonlight Stop,
Nandambakkam Post, Ramapuram, Mount-Poonamallee Road, Chennai 600 089









SCHEDULE
B

(Description of leased Premises)



60,022 sq.ft of super built up area on
1st Floor of Block 5 situated in the
Schedule A Property.


DLF IT Park @ Chennai is a
Special Economic Zone IT Park notified vide
official gazette numbers F- 2/124/2006 dated
16th November 2006 and F-2/124/2005
dated 14th February 2007 approved by
Ministry of Commerce.





30











 





ANNEXURE—IV




SUPER BUILT UP AREA CALCULATIONS

BLOCK— 5,OFFICE COMPLEX, MANAPAKKAM, CHENNAI




	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	TOTAL SUPER	 
	 	 	OFFICE AREA	 	 	SUPER AREA	 	 	TERRACE AREA	 	 	BUILT UP AREA	 
	FLOOR/ OFFICE NO.	 	(SQM)	 	 	(SFT)	 	 	(SQM)	 	 	(SFT)	 	 	(SQM)	 	 	(SFT)	 	 	(SQM)	 	 	(SFT)	 
	FIRST/IF
	 	 	4460.909	 	 	 	48017	 	 	 	5576.136	 	 	 	60022	 	 	 	—	 	 	 	—	 	 	 	5576.136	 	 	 	60022	 
	TOTAL
	 	 	4460.909	 	 	 	48017	 	 	 	5576.136	 	 	 	60022	 	 	 	—	 	 	 	—	 	 	 	5576.136	 	 	 	60022	 






The Super
built up area shall be the sum of Office areas, the Common areas and useble
terrace(s) area attached to Office area, in the entire said building, i.e., Block-5. The
aforesaid areas are tentative and are subject to change, the final
Super built up areas
shall be confirmed by the DLF Assets Private Limited on the date of possession upon
completion of construction of above said building after accounting for changes, if any,
during construction.



Whereas the Office are on a floor shall mean the entire area enclosed by its periphery
walls including area under walls, wall cladding, columns, toilets, pantries, lift lobbies,
AHU, Electrical rooms, which form integral part of said office floor and the Common areas
shall mean all such parts / areas in said building which the M/s Virtusa Software Services
Private Limited / Occupants of one floor shall use by sharing with the Occupants of other
floors, including entrance canopy, corridors and passages, area of
cooling towers and
chillers, security / fire control room(s), lift shafts, all
electrical shafts. D.G.
shafts, A.C. shafts, pressurisation shafts, plumbing and fire shafts on all floors and rooms,
staircases, mumties, lift machine rooms, over head water tanks and services area on roof of
said building. In addition prorata share of common services area in the basement and on
surface of the said plot, including but not limited to electric substation, transformers,
D.G. set rooms, Underground water and other storage tanks, A.C. Plant room, Pump rooms,
Sewage treatment plant, maintenance and services rooms, far rooms, circulation areas etc.
shall be counted towards common area. Office area to Super area ratio shall be 80%.



Area of terrace(s), attached to Office area, if any, shall be counted 50% and added to
the total Super built up area. However, lessee shall not be allowed to cover such
terrace(s) and shall use same as open areas only and in no other manner whatsoever.




31











 





ANNEXURE—V



STATEMENT OF RENT, INTEREST FREE SECURITY DEPOSIT, INTEREST FREE MAINTENANCE SECURITY DEPOSIT & CAR
PARKING CHARGES PAYABLE BY THE LESSEE TO THE LESSOR DURING THE PERIOD OF THE LEASE AT DLF IT PARK @
CHENNAI.




	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	CAR PARKING
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	60 Nos. of	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	INTEREST	 	 	 	 	 	Car Parking	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	MONTHLY	 	FREE	 	 	 	 	 	free of	 	 
	 	 	 	 	 	 	 	 	 	 	Rent	 	RENT	 	SECURITY (IN	 	 	 	 	 	parking	 	0 Nos. of Car
	 	 	 	 	 	 	 	 	 	 	(Rs per	 	PAYMENT OF	 	RS)	 	 	 	 	 	charges but	 	Parking @
	 	 	 	 	 	 	 	 	 	 	sq.ft.	 	THE SUPER	 	EQUIVALENT	 	INTEREST	 	on payment	 	Rs. 3,000 per
	BEGINNING	 	ENDING	 	AREA	 	per	 	BUILT-UP	 	TO 10 MONTHS	 	FREE MAINTENANCE	 	of	 	Car Park per
	FROM	 	ON	 	(in Sq.ft.)	 	mth)	 	AREA (Rs.)	 	PREVAILING RENT	 	SECURITY	 	maintenance charges.	 	month
	01.07.2008
	 	 	30.06.2011	 	 	 	60,022	 	 	 	42.00	 	 	 	25,20,924.00	 	 	 	2,52,09,240.00	 	 	NIL	 	NIL	 	NA
	01.07.2011
	 	 	30.06.2014	 	 	 	60,022	 	 	 	48.30	 	 	 	28,99,062.60	 	 	 	2,89,90,626.00	 	 	NIL	 	NIL	 	NA
	01.07.2014
	 	 	30.06.2017	 	 	 	60,022	 	 	 	55.54	 	 	 	33,33,621.88	 	 	 	3,33,36,218.80	 	 	NIL	 	NIL	 	NA
	01.07.2017
	 	 	30.06.2018	 	 	 	60,022	 	 	 	63.87	 	 	 	38,33,605.14	 	 	 	3,83,36,051.40	 	 	NIL	 	NIL	 	NA








 




			
	NOTE:	 	All terms as per the Lease Deed shall be applicable.






32











 





ANNEXURE—VI




MONTHLY MAINTENANCE AND SERVICE EXPENDITURE (INDICATIVE)





	A.	 	The operating and maintenance services to be provided by THE LESSOR or its nominees/
assigns to THE LESSEE in the said Building and the expected monthly maintenance and service
expenditure shall be calculated at 1.20 times the sum total of the following expenditure
calculated on sq.ft. of super built — up area basis and shall be charged every month. The
expenditure shall include but shall not be limited to the following:
	 
	1.	 	Service contract expenditure including taxes & statutory levies as applicable, lease rentals
and other charges for operation and maintenance of all electro-mechanical equipments and all
equipment additionally installed by THE LESSOR / maintenance agency.
	 
	2.	 	Cost of water for all purposes.
	 
	3.	 	Cost of electricity for central air-conditioning and all services provided including in the
parking, common and external areas.
	 
	4.	 	Cost of maintenance of landscaped areas, compound wall, tube well, electrification sewerage,
roads and paths and any other services within the boundary of the said Plot.
	 
	5.	 	Cost of maintenance, cleaning, painting and necessary replacements of a revenue nature in
common areas including cost of maintenance of basements and common services therein.
	 
	6.	 	Cost of security services.
	 
	7.	 	Cost of administrative staff, maintenance staff of the said Building and the manager,
directly related to the maintenance of the said Building.
	 
	8.	 	Cost of all consumables for all services in common areas.
	 
	9.	 	Annual fees of various authorities.
	 
	10.	 	Cost of diesel and lubricants for DG sets.
	 
	11.	 	Cost of all replacements/refurnishings of parts.
	 
	12.	 	Cost of insurance of the said Building and fitouts when fitted out space is provided.
	 
	13.	 	Township maintenance charges till the services of the colony are handed over to a local
body or authority,
	 
	14.	 	Depreciation / sinking fund/lease rentals of all electro-mechanical equipments, including
but not limited to chillers, D.G. Sets and lifts.
	 
	15.	 	Maintenance Charges for Additional Car Parking Spaces






	 	B.	 	Cost of exclusive services, if any, provided to the occupant shall be additional.
	 
	 	C.	 	Service Tax, as applicable, shall be additional.






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ANNEXURE—VII 




CAR PARKING SPACES EARMARKED FOR USE BY THE LESSEE



Number of car parking spaces earmarked in the basement/surface/mechanical car parking spaces for
use by Virtusa Software Services Private Limited




60 (Sixty) Numbers




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ANNEXURE VIII




TENTATIVE
SPECIFICATIONS FOR COMMERCIAL BUILDINGS AT BLOCK 5,
DLF IT PARK@CHENNAI




	 	 	 
	STRUCTURE

	 	RCC framed structure
	 
	 	 
	Finishes
	 	 
	 
	 	 
	External Façade

	 	Combination of Clear Float Glass and/or
Reflective floats glass with Granite / Metal
Cladding / Exterior paint / any other.
	 
	 	 
	Atrium, Lift Lobbies
Floors & Walls.

	 	Combination of Indian marbles and / or granites.
	 
	 	 
	Main staircase(s) / Fire 

Escape staircase(s)

	 	Terrazzo / Kota Stone / Good concrete.
	 
	 	 
	Elevators

	 	High Speed Passenger Elevators. Service Elevator
	 
	 	 
	Parking

	 	Stilt/Surface/Basements
	 
	 	 
	Amenities

	 	Centrally Air Conditioned Building — Provision
for office area Air Conditioning provided upto
AHU on each floor. The internal distribution
system of Air Conditioning shall be sole
responsibility of the tenant.
	 
	 	 
	Power Back up

	 	100% power back-up including power back up for AC
system also.
	 
	 	 
	Fire Fighting

	 	Sprinkler and fire detection system will be
provided in the basement area and common area
only as per NBC. For fire fighting & sprinkler
services in Office area, provisions will be made
upto service shaft on each floor.
	 
	 	 
	Wash room

	 	Gents / Ladies Toilet on each floor as per
statutory norms, CI/GI piping will be provided,
but no CP fittings, Fixtures Wall / Floor
finishes. Door & shutters will be provided.
	 
	 	 
	Electricity/Telephone

	 	Provision on each floor up to the shaft
Connections have to be arranged by respective
owners/users. No Electric conduits or wiring
shall be provided in the slab.






NOTE:





	A.	 	Materials specially the imported ones are subject to availability as per
prevalent policies of Govt. of India.
	 
	B.	 	Larger floor heights provided are due to architectural reasons.
However, from the viewpoint of air conditioning load, the height of false
ceiling to be done by the Occupants shall not exceed 3 mtrs. from the finished
floor level.
	 
	C.	 	The above-mentioned specifications are for common area only. The office
area will be in “BARE SHELL” condition only i.e. cement flooring, no plaster on
concrete columns, walls or ceiling except on brick walls wherever provided. All
fittings, A.C.










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Ducts, Electrical distribution and Fire Fighting etc. shall be the sole responsibility of the
Occupants.




	D.	 	Plumbing provision for extra toilets may be given at one / two different locations
	 
	E.	 	The above specifications are tentative and are subject to change at the sole discretion of
THE LESSOR.






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ANNEXURE IX




Condition of the Demised Premises on Handover Date for Occupation At The Time of 

Hand Over For
Occupation



Completion
status of the Demised Premises to be achieved at the time of building operation date:





	 	1.	 	The Demised Premises shall be operational along with all services such as Air-conditioning, power back up, water supply to start operations.
	 
	 	2.	 	Passenger and service lifts to support THE LESSEE’s operations
	 
	 	3.	 	Cables of telephone service provider shall be terminated to the basement of the said
building. Service provider to discuss all other last mile connectivity issues with the
THE LESSEE’s IT team and THE LESSOR to provide all possible assistance for the
same.
	 
	 	4.	 	AHU’s, DG’s and chillers shall be operational for servicing the Demised Premises.






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ANNEXURE
X




THE LESSEE’s Responsibility during interior fitouts work,

additions/modifications/alterations of interior works (referred hereinafter as interior

works) and during the Lease Tenure / Lease Renewal



THE LESSOR has provided the fire detection systems as elaborated in Part B. These systems are as
per NBC norm.





	A 	 	THE LESSEE will be responsible to ensure that:
	 
	1.	 	The existing sprinkler systems provided is not to be isolated or closed at any point of
time during interior works. For providing sprinklers below false ceiling a separate
network of sprinklers to be installed.
	 
	2.	 	THE LESSOR has provided the electrical tap-off in electrical room alongwith a sub-meter
installed. THE LESSEE to tap-off electricity through proper distribution panel
/ board properly earthed. The distribution of electricity inside the premises during the
interior works shall be responsibility of THE LESSEE.
	 
	3.	 	While doing any hot works, THE LESSEE is to ensure that adequate standby fire-fighting
mechanism in place, which includes fire extinguishers, sand buckets etc.
	 
	4.	 	Zonal fire detection panels are provided on all floors. THE LESSEE to ensure that at
any point of time there would be some smoke detectors spread over the Demised
Premises operational and connected to the Zonal panel.
	 
	5.	 	THE LESSEE to use fire retardant material in the design of their interior works.
	 
	6.	 	During interior works, THE LESSEE to ensure proper signages and fire escape routes
are prominently displayed inside their premises.
	 
	7.	 	THE LESSEE to ensure that the electro-mechanical systems installed in the Demised
Premises is properly maintained during their interior works and at the time of
operations. THE LESSEE to also ensure that no fire spreads from the premises.
	 
	8.	 	While designing of interior works, it should be kept in mind that the access to the fire
hydrants is not restricted in any way.
	 
	9.	 	For flushing of water closets only cisterns/concealed cisterns are to be used. No
flushing valves to be installed.
	 
	10.	 	During normal office hours, no noisy interior works such as drilling, hammering,
cutting, chisilling etc is to be carried out by THE LESSEE. The same can be done
after normal office hours. However, works other than the above can be carried on
which cause no disturbance to the occupied floors.










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	11.	 	Security Guards professionally trained in fire fighting systems to be deployed on each
floor during all shifts round the clock. They should be capable of handling the fire-
fighting equipments provided on the floors such as fire hydrants etc.
	 
	12.	 	The entire building is a no smoking zone. THE LESSEE to ensure that even during
interior works no person smokes inside the building.
	 
	13.	 	No items of any nature to be stored in Electrical Control /
Panel Room. A stray
electrical spark may result in such items catching fire; moreover, presence of such
items may impede access to Control Panel in times of emergency.
	 
	14.	 	Please refrain from use of cooking gas in your pantries / kitchens.
	 
	15.	 	No Parking of CNG / LPG powered cars in basements as the chances of occurrence of
fire / explosion in such vehicles are very high.
	 
	16.	 	No storage of any material / records in basement, to enable free movement.
	 
	17.	 	THE LESSEE’s Security Personnel should not remain inside the offices after they
have been closed for the day. Unauthorised smoking by such staff can also contribute
to major fire. After closing hours, your Security be stationed outside the office (and
not within), and the interiors of the offices can be monitored by then over closed
circuit video cameras.
	 
	18.	 	Fire detection, alarm systems and fire fighting systems must not be closed or isolated
during the period when interior works are carried out or during the lease period or
lease renewal period.
	 
	19.	 	All outgoing feeders single phase & 3 phase in Panels & DBs outlets shall be suitable
of individual equipment rating and out going feeders must have a protection
arrangement so that it should trip in the event of overload, short
circuit & earth fault.
	 
	20.	 	All electrical installation shall be carried by authorised licensed contractor and client
shall submit installation test certificate issued by same contractor and certificate of
verification of these installations by a reputed electrical consultant.
	 
	21.	 	THE LESSEE to have the audit of their entire Electrical and HVAC systems done on
a yearly basis by a reputed Electrical and HVAC consultant and provide a certificate
certifying that all THE LESSEE’s installations are in good and safe working condition
and does not have any possibility of short circuit and becoming a fire source,
	 
	B 	 	The following fire-detection and alarm system are provided as per NBC norms inside the
premises:





Fire Detection & Alarm System:





	 	1.	 	Main control / Alarm panel located in security room connected with the
floor-wise zonal panel located near the staircase.
	 
	 	2.	 	The Smoke / Heat Detectors installed by the floor occupant
are connected to
the zonal panels located on the floors.





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	 	3.	 	The main panel has inbuilt zone-wise fire detector and automatic alarm on all
floors, through an amplifier.
	 
	 	4.	 	All AHUs and other ventilation / pressurization systems are operationally
hooked-up with fire alarm / detection system.





Fire Fighting System



The following fire fighting systems are provided along with:





	 	•	 	Fire Pumps (Hydrants & sprinkler)
	 
	 	•	 	Jockey pumps
	 
	 	•	 	Diesel Driven engine pump
	 
	 	•	 	Fire Hydrants
	 
	 	•	 	Hose reels
	 
	 	•	 	Fire extinguishers in common areas
	 
	 	•	 	Sprinkler systems
	 
	 	•	 	Public address and Alarm System
	 
	 	•	 	Automatic / manual Fire Alarm system




The Fire Hydrant systems comprises of internal fire hydrant system available on all the floors and
the external hydrant system around the building.



Sprinkler system is provided in basement, Lift lobby and service area and office areas as per NBC
norms.





40