----

----

----

----

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3

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4
5.2

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| (1)   | Quentin      King of Unit 8, E Plan Industrial Estate, New Road, Newhaven, East Sussex,      BN9 0EH, United Kingdom (Landlord). |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------|

| (2)   | Clean      Power Technologies Limited, a company incorporated and registered in      England and Wales with company number 05812360, whose registered office is      at Wiston House, 1 Wiston Avenue, Worthing, West Sussex, BN14 7QL (Tenant). |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.   | Interpretation |
|----------------|----------------|

| 1.1   | The definitions and rules of interpretation set out      in this clause 1.1      apply to this lease. |
|-----------------|-------------------------------------------------------------------------------------------------------|

 

1954Act: Landlord andTenant Act 1954.

AnnualRent: rent at theinitial rate of £15,000 per annum and any interim rent determined under the 1954Act.

CDMRegulations: theConstruction (Design and Management) Regulations 2007.

Contractual Term: a term of years beginningon, and including the date of this lease and ending on, and including /d/12 November2013

DefaultInterest Rate: 4%above the Interest Rate.

Insurance Rent: the aggregate in each yearof the gross cost of the premium before any discount or commission for theinsurance of:

| (a)   | the      Property, other than any plate glass, for its full reinstatement cost      (taking inflation of building costs into account) against loss or damage      by or in consequence of the Insured Risks, including costs of demolition,      site clearance, site protection and shoring-up, professionals' and      statutory fees and incidental expenses, the cost of any work which may be      required under any law and VAT in respect of all those costs, fees and      expenses; |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | loss      of Annual Rent of the Property for five years;  and |
|-----------------|---------------------------------------------------------------|

| (c)   | any      insurance premium tax payable on theabove. |
|-----------------|-----------------------------------------------------|

InsuredRisks: meansfire, explosion, lightning, earthquake, storm, flood, bursting and overflowingof water tanks, apparatus or pipes, impact by aircraft and articles dropped fromthem, impact by vehicles, riot, civil commotion and any other risks againstwhich the Landlord decides to insure against from time to time and Insured Riskmeans any one of the Insured Risks.

----

InterestRate: interest atthe base lending rate from time to time of Barclays Bank PLC, or if that baselending rate stops being used or published then at a comparable commercial ratereasonably determined by the Landlord.

Landlord's NeighbouringProperty: eachand every part of the adjoining and neighbouring property and building in whichthe Landlord has an interest registered with title number ESX231882 shown edgedin green on the attached Plan

Permitted Use: Warehouse within Use ClassesB1 or B2 of the Town and Country Planning (Use Classes) Order 1987 as at thedate this lease is granted.

Property: Unit 8 E Plan IndustrialEstate, New Road, East Sussex, Newhaven, BN9 0EH, England shown edged red on thePlan

RentPayment Dates: 25March, 24 June, 29 September and 25 December.

Reservations: all of the rights excepted,reserved and granted to the Landlord by this lease.

ServiceMedia: the liftsand lift machinery and equipment and all media for the supply or removal of theUtilities and all structures, machinery and equipment ancillary to thosemedia.

ThirdParty Rights: allrights, covenants and restrictions affecting the Property including the mattersreferred to at the date of this lease in the property register and the chargesregister of title number ESX231882

Utilities:  heat, airconditioning, electricity, gas, water, sewage, telecommunications, data andother services and utilities supplied or removed via the ServiceMedia.

VAT: value added tax chargeableunder the Value Added Tax Act 1994 or any similar replacement or additionaltax.

| 1.2   | A      reference to this lease, except a      reference to the date of this lease or to the grant of the lease, is a      reference to this deed and any deed, licence, consent, approval or other      instrument supplemental to it. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.3   | A      reference to the      Landlord includes a reference to the person entitled to the      immediate reversion to this lease. A reference to the Tenant includes a      reference to its successors in title and assigns. A reference to a      guarantor is to any guarantor of the tenant covenants of this lease      including a guarantor who has entered into an authorised guarantee      agreement. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| 1.4   | In      relation to any payment, a reference to a fair proportion is to a      fair proportion of the total amount payable, determined conclusively      (except as to questions of law) by theLandlord. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.5   | The      expressions landlord      covenant and tenant covenant each has      the meaning given to it by the Landlord and Tenant (Covenants) Act      1995. |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.6   | Unless      the context otherwise requires, a reference to the Property is to the whole      and any part of it. |
|-----------------|------------------------------------------------------------------------------------------------------------------|

| 1.7   | A      reference to the term is to the      Contractual Term and any agreed or statutory continuation of this      lease. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------|

| 1.8   | A      reference to the end of      the term is to the end of the term however it  ends. |
|-----------------|------------------------------------------------------------------------------------------|

| 1.9   | References      to the perpetuity      period are to the period of 80 years from the commencement of the      term and that period is the perpetuity period for the purposes of section      1 of the Perpetuities and Accumulations Act  1964. |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.10   | References      to the consent of      the Landlord are to the consent of the Landlord given in accordance with      clause 40.4 and references to the approval of the Landlord      are to the approval of the Landlord given in accordance with clause      40.5. |
|------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.11   | A      Working Day is any      day which is not a Saturday, a Sunday, a bank holiday or a public holiday      in England. |
|------------------|---------------------------------------------------------------------------------------------------------------------------|

| 1.12   | Unless      otherwise specified, a reference to a particular law is a reference to it      as it is in force for the time being, taking account of any amendment,      extension, application or re-enactment and includes any subordinate laws      for the time being in force made under it and all orders, notices, codes      of practice and guidance made underit. |
|------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.13   | A      reference to laws in general is to all local, national and directly      applicable supra-national laws in force for the time being, taking account      of any amendment, extension, application or re-enactment and includes any      subordinate laws for the time being in force made under them and all      orders, notices, codes of practice and guidance made under      them. |
|------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.14   | Any      obligation in this lease on the Tenant not to do something includes an      obligation not to agree to or suffer that thing to be done and an      obligation to use best endeavours to prevent that thing being done by      another person. |
|------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| 1.15   | Unless      the context otherwise requires, where the words include(s) or including are used in      this lease, they are deemed to have the words "without limitation"      following them. |
|------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.16   | A      person includes a      corporate or unincorporated body. |
|------------------|-----------------------------------------------------------------|

| 1.17   | References      to writing or      written do not      include faxes or email. |
|------------------|--------------------------------------------------------------------------------|

| 1.18   | Except      where a contrary intention appears, a reference to a clause or schedule,      is a reference to a clause of, or schedule to, this lease and a reference      in a schedule to a paragraph is to a paragraph of that      schedule. |
|------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.19   | Clause,      schedule and paragraph headings do not affect the interpretation of this      lease. |
|------------------|---------------------------------------------------------------------------------------------------|

| 2.   | Grant |
|----------------|-------|

| 2.1   | The      Landlord lets the Property to the Tenant for the Contractual      Term. |
|-----------------|----------------------------------------------------------------------------------|

| 2.2   | The      grant is made together with the ancillary rights set out in clause 3,      excepting and reserving to the Landlord the rights set out in clause 4,      and subject to the Third PartyRights. |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.3   | The      grant is made with the Tenant paying the following as rent to the      Landlord: |
|-----------------|-------------------------------------------------------------------------------------------|

| (a)   | the      Annual Rent and all VAT in respect ofit; |
|-----------------|---------------------------------------------------|

| (b)   | the      Insurance Rent and all VAT in respect ofit; |
|-----------------|------------------------------------------------------|

| (c)   | all      interest payable under this lease;and |
|-----------------|------------------------------------------------|

| (d)   | all      other sums due under this lease. |
|-----------------|-------------------------------------------|

| 3.   | Ancillaryrights |
|----------------|-----------------|

| 4.   | Rights excepted and  reserved |
|----------------|-------------------------------|

| 4.1   | The      following rights are excepted and reserved from this lease to the Landlord      for the benefit of the Landlord's Neighbouring Property and to the extent      possible for the benefit of any neighbouring or adjoining property in      which the Landlord acquires an interest during the  term: |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| (a)   | rights      of light, air, support and protection to the extent those rights are      capable of being enjoyed at any time during the  term; |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | the      right to use and to connect into Service Media at the Property which are      in existence at the date of this lease or which are installed or      constructed during the period of 80 years from the commencement of the      term (and that period is the perpetuity period for the purposes of section      1 of the Perpetuities and Accumulations Act  1964); |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c)   | at      any time during the term, the full and free right to develop the      Landlord's Neighbouring Property and any neighbouring or adjoining      property in which the Landlord acquires an interest during the Contractual      Term as the Landlord may think fit; |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (d)   | the      right to erect scaffolding at the Property and attach it to any building      or structure on the Property in connection with any of the      Reservations; |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (e)   | the      right to attach any structure, fixture or fitting to the boundary of the      Property in connection with any of the Reservations;  and |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------|

| (f)   | the      right to re-route any Service Media at or serving the Property or re-route      any means of access to or egress from the  Property, |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------|

| 4.2   | The      Landlord reserves the right to enter the  Property: |
|-----------------|--------------------------------------------------------------|

| (a)   | to      repair, maintain or replace any Service Media or structure relating to any      of the Reservations; and |
|-----------------|------------------------------------------------------------------------------------------------------------------|

| (b)   | for      any other purpose mentioned in or connected  with: |
|-----------------|-------------------------------------------------------------|

| (i)   | this      lease; |
|-----------------|------------------|

| (ii)   | the      Reservations; and |
|------------------|----------------------------|

| (iii)   | the      interest of the Landlord in theProperty. |
|-------------------|---------------------------------------------------|

| 4.3   | The      Reservations may be exercised by the Landlord and by anyone else who is or      becomes entitled to exercise them, and by anyone authorised by the      Landlord. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.4   | The      Tenant shall allow all those entitled to exercise any right to enter the      Property, to do so with their workers, contractors, agents and      professional advisors, and to enter the Property at any reasonable time      (whether or not during usual business hours) and, except in the case of an      emergency, after having given reasonable written notice to the      Tenant. |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.5   | No      party exercising any of the Reservations, nor its workers, contractors,      agents and professional advisors, shall be liable to the Tenant or to any      undertenant or other occupier of or person at the Property for any loss,      damage, injury, nuisance or inconvenience arising by reason of its      exercising any of the Reservations exceptfor: |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| (a)   | physical      damage to the Property; or |
|-----------------|------------------------------------------|

| (b)   | any      loss, damage, injury, nuisance or inconvenience in relation to which the      law prevents the Landlord from excluding  liability. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------|

| 5.   | Third partyrights |
|----------------|-------------------|

| 5.1   | The      Tenant shall comply with all obligations on the Landlord relating to the      Third Party Rights (insofar as those obligations relate to the Property)      and shall not do anything (even if otherwise permitted by this lease) that      may interfere with any Third PartyRight. |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5.2   | The Tenant shall allow the Landlord and any other      person authorised by the terms of the Third Party Right to enter the      Property in accordance with itsterms. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6.   | The Annual Rent |
|----------------|-----------------|

| 6.1   | The      Tenant shall pay the Annual Rent and any VAT in respect of it by four      equal instalments in advance on or before the Rent Payment Dates. The      payments shall be made by banker's standing order or by any other method      that the Landlord requires at any time by giving notice to the      Tenant. |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6.2   | The      first instalment of the Annual Rent and any VAT in respect of it shall be      made on the date of this lease and shall be the proportion, calculated on      a daily basis, in respect of the period from the date of this lease until      the day before the next Rent PaymentDate. |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 7.   | Service      Charge |
|----------------|---------------------|

| 7.1   | The      Tenant shall pay the Service Charge and any VAT in respect of it within 7      days of written  demand to the  Landlord. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------|

| 8.   | Insurance |
|----------------|-----------|

| 8.1   | Subject      to clause 8.2,      the Landlord shall keep the Property (other than any plate glass at the      Property) insured against loss or damage by the Insured Risks for the sum      which the Landlord considers to be its full reinstatement cost (taking      inflation of building costs into account). The Landlord shall not be      obliged to insure any part of the Property installed by the      Tenant. |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8.2   | The obligation of the Landlord to insure is subject      to: |
|-----------------|--------------------------------------------------------------|

----

| (a)   | any      exclusions, limitations, excesses and conditions that may be imposed by      the insurers; |
|-----------------|-----------------------------------------------------------------------------------------------------|

| (b)   | insurance      being available in the London insurance market on reasonable terms      acceptable to the Landlord; and |
|-----------------|------------------------------------------------------------------------------------------------------------------------|

| (c)   | in      relation to Insured Risks resulting from an act of terrorism, the Landlord      having (from time to time) extended its insurance cover to damage      resulting from any such act. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8.3   | The      Tenant shall pay to the Landlord ondemand: |
|-----------------|-----------------------------------------------------|

| (a)   | the      Insurance Rent; |
|-----------------|--------------------------|

| (b)   | any      amount that is deducted or disallowed by the insurers pursuant to any      excess provision in the insurance policy;and |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------|

| (c)   | any      costs that the Landlord incurs in obtaining a valuation of the Property      for insurance purposes. |
|-----------------|---------------------------------------------------------------------------------------------------------------|

| 8.4   | The      Tenant shall: |
|-----------------|------------------------|

| (a)   | give      the Landlord notice immediately any matter occurs that any insurer or      underwriter may treat as material in deciding whether or on what terms to      insure or to continue to insure theProperty; |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | not      do or omit anything as a result of which any policy of insurance of the      Property or any neighbouring property may become void or voidable or      otherwise prejudiced, or the payment of any policy money may be withheld,      nor (unless the Tenant has previously notified the Landlord and has paid      any increased or additional premium) anything as a result of which any      increased or additional insurance premium may become    payable; |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c)   | comply      at all times with the requirements and recommendations of the insurers      relating to the Property; |
|-----------------|-------------------------------------------------------------------------------------------------------------------|

| (d)   | give      the Landlord immediate notice of the occurrence of any damage or loss      relating to the Property arising from an Insured  Risks; |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------|

| (e)   | not      effect any insurance of the Property (except any plate glass at the      Property), but if it becomes entitled to the benefit of any insurance      proceeds in respect of the Property (other than in respect of plate glass)      pay those proceeds or cause them to be paid to the Landlord;      and |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (f)   | pay      the Landlord an amount equal to any insurance money that the insurers of      the Property refuse to pay by reason of any act or omission of the Tenant      or any undertenant, their workers, contractors or agents or any person at      the Property with the actual or implied authority of any of      them. |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| 8.5   | The      Landlord shall, subject to obtaining all necessary planning and other      consents, use all insurance money received (other than for loss of rent)      to repair the damage for which the money has been received or (as the case      may be) in rebuilding the Property. The Landlord shall not be obliged      to: |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (a)   | provide      accommodation identical in layout or design so long as accommodation      reasonably equivalent to that previously at the Property is provided;      or |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | repair      or rebuild if the Tenant has failed to pay any of the Insurance Rent;      or |
|-----------------|-------------------------------------------------------------------------------------------|

| (c)   | repair      or rebuild the Property after a notice has been served pursuant to clause      8.7 . |
|-----------------|--------------------------------------------------------------------------------------------------|

| 8.6   | If      the Property is damaged or destroyed by an Insured Risk so as to be unfit      for occupation and use then, unless the policy of insurance of the      Property has been vitiated in whole or in part in consequence of any act      or omission of the Tenant, any undertenant or their respective workers,      contractors or agents or any other person on the Property with the actual      or implied authority of any of them, payment of the Annual Rent, or a fair      proportion of it according to the nature and extent of the damage, shall      be suspended until the Property has been reinstated and made fit for      occupation and use, or until the end of five years from the date of damage      or destruction, if sooner. |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8.7   | If, following damage to or destruction of the      Property, the Landlord considers that it is impossible or impractical to      reinstate the Property, the Landlord may terminate this lease by giving 3      month's written notice to the Tenant. On giving notice this lease shall      determine but this shall be without prejudice to any right or remedy of      the Landlord in respect of any breach of tenant covenants of this lease.      Any proceeds of the insurance (other than any insurance for plate glass)      shall belong to the Landlord. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 9.   | Rates and taxes |
|----------------|-----------------|

| 9.1   | The      Tenant shall pay all present and future rates, taxes and other impositions      payable in respect of the Property, its use and any works carried out      there, other than: |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (a)   | any      taxes payable by the Landlord in connection with any dealing with or      disposition of the reversion to this lease;or |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------|

| (b)   | any      taxes, other than VAT and insurance premium tax, payable by the Landlord      by reason of the receipt of any of the rents due under this      lease. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 9.2   | If      any rates, taxes or other impositions are payable in respect of the      Property together with other property, the Tenant shall pay a fair      proportion of the amount payable. |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 9.3   | The      Tenant shall not make any proposal to alter the rateable value of the      Property or that value as it appears on any draft rating list, without the      approval of the Landlord. |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| 9.4   | If,      after the end of the term, the Landlord loses rating relief (or any      similar relief or exemption) because it has been allowed to the Tenant,      then the Tenant shall pay the Landlord an amount equal to the relief or      exemption that the Landlord haslost. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 10.   | Utilities |
|-----------------|-----------|

| 10.1   | The      Tenant shall pay all costs in connection with the supply and removal of      the Utilities directly to and from theProperty. |
|------------------|---------------------------------------------------------------------------------------------------------------------------------------|

| 10.2   | If      any of those costs are payable in relation to the Property together with      other property, the Tenant shall pay a fair proportion of all those      costs. |
|------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 10.3   | The      Tenant shall comply with all laws and with any recommendations of the      relevant suppliers relating to the use of those  Utilities. |
|------------------|-------------------------------------------------------------------------------------------------------------------------------------------------|

| 11.   | Common Items |
|-----------------|--------------|

| 11.1   | The      Tenant shall pay the Landlord on demand a fair proportion of all costs      payable for the maintenance, repair, and renewal of all Service Media,      structures and other items used or capable of being used by the Property      in common with other property. |
|------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 11.2   | The      Tenant shall comply with all reasonable regulations the Landlord may make      from time to time in connection with the use of any of those Service      Media, structures or other items. |
|------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 12.   | VAT |
|-----------------|-----|

| 12.1   | All      sums payable by the Tenant are exclusive of any VAT that may be      chargeable. The Tenant shall pay VAT in respect of all taxable supplies      made to it in connection with this lease on the due date for making any      payment or, if earlier, the date on which that supply is made for VAT      purposes. |
|------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 12.2   | Every      obligation on the Tenant, under or in connection with this lease, to pay      the Landlord or any other person any sum by way of a refund or indemnity,      shall include an obligation to pay an amount equal to any VAT incurred on      that sum by the Landlord or other person except, to the extent that the      Landlord or other person obtains credit for such VAT under the Value Added      Tax Act 1994. |
|------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 13.   | Default interest andinterest |
|-----------------|------------------------------|

| 13.1   | If      any Annual Rent or any other money payable under this lease has not been      paid by the date it is due, whether it has been formally demanded or not,      the Tenant shall pay the Landlord interest at the Default Interest Rate      (both before and after any judgment) on that amount for the period from      the due date to and including the date of  payment. |
|------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| 13.2   | If      the Landlord does not demand or accept any Annual Rent or other money due      or tendered under this lease because the Landlord reasonably believes that      the Tenant is in breach of any of the tenant covenants of this lease, then      the Tenant shall, when that amount is accepted by the Landlord, also pay      interest at the Interest Rate on that amount for the period from the date      the amount (or each part of it) became due until the date it is accepted      by the Landlord. |
|------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 14.   | Costs |
|-----------------|-------|

| 14.1   | The      Tenant shall pay the costs and expenses of the Landlord including any      solicitors' or other professionals' costs and expenses (incurred both      during and after the end of the term) in connection with or in      contemplation of: |
|------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (a)   | the      enforcement of the tenant covenants of this  lease; |
|-----------------|--------------------------------------------------------------|

| (b)   | serving      any notice in connection with this lease under section 146 or 147 of the      Law of Property Act 1925 or taking any proceedings under either of those      sections, notwithstanding that forfeiture is avoided otherwise than by      relief granted by the court; |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c)   | serving      any notice in connection with this lease under section 17 of the Landlord      and Tenant (Covenants) Act 1995; |
|-----------------|------------------------------------------------------------------------------------------------------------------------------|

| (d)   | the      preparation and service of a schedule of dilapidations in connection with      this lease; and |
|-----------------|---------------------------------------------------------------------------------------------------------|

| (e)   | any      consent or approval applied for under this lease, whether or not it is      granted (unless the consent or approval is unreasonably withheld by the      Landlord in circumstances where the Landlord is not unreasonably to      withhold it ). |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 14.2   | Where      the Tenant is obliged to pay or indemnify the Landlord against any      solicitors' or other professionals' costs and expenses (whether under this      or any other clause of this lease) that obligation extends to those costs      and expenses assessed on a full indemnitybasis. |
|------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 15.   | Compensation onvacating |
|-----------------|-------------------------|

----

| 16.   | No deduction, counterclaim or  set-off |
|-----------------|----------------------------------------|

| 17.   | Assignments |
|-----------------|-------------|

| 17.1   | The      Tenant shall not assign the whole of this lease without the consent of the      Landlord, such consent not to be unreasonably  withheld. |
|------------------|---------------------------------------------------------------------------------------------------------------------------------------------------|

| 17.2   | The      Tenant shall not assign part only of thislease. |
|------------------|----------------------------------------------------------|

| 17.3   | The      Landlord and the Tenant agree that for the purposes of section 19(1A) of      the Landlord and Tenant Act 1927 the Landlord may give its consent to an      assignment subject to all or any of the following    conditions: |
|------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (a)   | a      condition that the assignor (and any former tenant who because of section      11 of the Landlord and Tenant (Covenants) Act 1995 has not been released      from the tenant covenants of this lease) enters into an authorised      guarantee agreement which: |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (i)   | is      in respect of all the tenant covenants of this  lease; |
|-----------------|----------------------------------------------------------------|

| (ii)   | is      in respect of the period beginning with the date the assignee becomes      bound by those covenants and ending on the date when the assignee is      released from those covenants by virtue of section 5 of the Landlord and      Tenant (Covenants) Act 1995; |
|------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (iii)   | imposes      principal debtor liability on the assignor (and any former      tenant); |
|-------------------|---------------------------------------------------------------------------------------|

| (iv)   | requires      (in the event of a disclaimer of liability under this lease) the assignor      (or former tenant as the case may be) to enter into a new tenancy for a      term equal to the unexpired residue of the Contractual Term;      and |
|------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (v)   | is      otherwise in a form reasonably required by the Landlord;    and |
|-----------------|-------------------------------------------------------------------------|

| (b)   | a      condition that a person of standing acceptable to the Landlord enters into      a guarantee and indemnity of the tenant covenants of this lease in the      form reasonably required by the Landlord (but with such amendments and      additions as the Landlord may reasonably  require). |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 17.4   | The      Landlord and the Tenant agree that for the purposes of section 19(1A) of      the Landlord and Tenant Act 1927 the Landlord may refuse its consent to an      assignment if any Annual Rent or other money due under this lease is      outstanding. |
|------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| 17.5   | Nothing      in this clause 17 shall prevent the Landlord from giving consent subject      to any other reasonable condition, nor from refusing consent to an      assignment in any other circumstance where it is reasonable to do      so. |
|------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 18.   | Underlettings |
|-----------------|---------------|

| 18.1   | The      Tenant shall not underlet the whole of the Property except in accordance      with this clause 18      nor without the consent of the Landlord, such consent not to be      unreasonably withheld. |
|------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 18.2   | The      Tenant shall not underlet part only of the  Property. |
|------------------|----------------------------------------------------------------|

| 18.3   | The      Tenant shall not underlet theProperty: |
|------------------|-------------------------------------------------|

| (a)   | together      with any property or any right over property that is not included within      this lease |
|-----------------|--------------------------------------------------------------------------------------------------------|

| (b)   | at      a fine or premium or reversepremium |
|-----------------|---------------------------------------------|

| (c)   | allowing      any rent free period to theundertenant |
|-----------------|------------------------------------------------------|

| (d)   | without      the Tenant having first procured that the prospective undertenant has      entered into such confidentiality undertakings with the Landlord regarding      the proposed underlease that the Landlord may in its absolute discretion      require |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 18.4   | The      Tenant shall not underlet the Property unless, before the underlease is      granted, the Tenant has given theLandlord: |
|------------------|----------------------------------------------------------------------------------------------------------------------------------|

| (a)   | a      certified copy of the notice served on the undertenant, as required by      section 38A(3)(a) of the 1954 Act, applying to the tenancy to be created      by the underlease; and |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | a      certified copy of the declaration or statutory declaration made by the      undertenant in accordance with the requirements of section 38A(3)(b) of      the 1954 Act. |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 18.5   | Any      underletting by the Tenant shall be by deed and shall    include: |
|------------------|----------------------------------------------------------------------------|

| (a)   | an      agreement between the Tenant and the undertenant that the provisions of      sections 24 to 28 of the 1954 Act are excluded from applying to the      tenancy created by the underlease; |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | the      reservation of a rent which is not less than the full open market rental      value of the Property at the date the Property is underlet and which is      payable at the same times as the Annual Rent under this    lease; |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c)   | provisions      for the review of rent at the same dates and on the same basis as the      review of rent in this lease, unless the term of the underlease does not      extend beyond the next Review Date; |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| (d)   | a      covenant by the undertenant, enforceable by and expressed to be      enforceable by the Landlord (as superior landlord at the date of grant)      and its successors in title in their own right, to observe and perform the      tenant covenants in the underlease and any document that is supplemental      or collateral to it and the tenant covenants in this lease, except the      covenants to pay the rents reserved by this  lease; |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (e)   | provisions      requiring the consent of the Landlord to be obtained in respect of any      matter for which the consent of the Landlord is required under this lease;      and |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (f)   | in      the case of an underlease that is not substantively registrable at HM Land      Registry, a covenant by the undertenant not to register any notice of the      underlease at HM Land Registry, |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 18.6   | In      relation to any underlease granted by the Tenant, the Tenant      shall: |
|------------------|----------------------------------------------------------------------------------|

| (a)   | not      vary the terms of the underlease nor accept a surrender of the underlease      without the consent of the Landlord, such consent not to be unreasonably      withheld; |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | enforce      the tenant covenants in the underlease and not waive any of them nor allow      any reduction in the rent payable under the  underlease; |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c)   | ensure      that in relation to any rent review the revised rent is not agreed without      the approval of the Landlord, such approval not to be unreasonably      withheld; and |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (d)   | where      the underlease is not substantively registrable at HM Land Registry, not      register or agree to the registration of any notice of the      underlease. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 19.   | Sharingoccupation |
|-----------------|-------------------|

| 20.   | Charging |
|-----------------|----------|

| 20.1   | The      Tenant shall not charge the whole of this lease without the consent of the      Landlord, such consent not to be unreasonably  withheld. |
|------------------|---------------------------------------------------------------------------------------------------------------------------------------------------|

| 20.2   | The      Tenant shall not charge part only of thislease. |
|------------------|----------------------------------------------------------|

----

| 21.   | Prohibition of otherdealings |
|-----------------|------------------------------|

| 22.   | Registration and notification of dealings and      occupation |
|-----------------|---------------------------------------------------------------|

| 22.1   | In      this clause a Transaction      is: |
|------------------|--------------------------------------------|

| (a)   | any      dealing with this lease or the devolution or transmission of, or parting      with possession of any interest in it;or |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------|

| (b)   | the      creation of any underlease or other interest out of this lease, or out of      any interest, underlease derived from it, and any dealing, devolution or      transmission of, or parting with possession of any such interest or      underlease; or |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c)   | the      making of any other arrangement for the occupation of the      Property. |
|-----------------|-----------------------------------------------------------------------------------|

| 22.2   | In      respect of every Transaction that is registrable at HM Land Registry, the      Tenant shall promptly following completion of the Transaction apply to      register it (or procure that the relevant person so applies). The Tenant      shall (or shall procure that) any requisitions raised by HM Land Registry      in connection with an application to register a Transaction are dealt with      promptly and properly. Within one month of completion of the registration,      the Tenant shall send the Landlord official copies of its title (and where      applicable of the undertenant'stitle). |
|------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 22.3   | No      later than one month after a Transaction the Tenant  shall: |
|------------------|---------------------------------------------------------------------|

| (a)   | give      the Landlord's solicitors notice of the  Transaction; |
|-----------------|-----------------------------------------------------------------|

| (b)   | deliver      two certified copies of any document effecting the Transaction to the      Landlord's solicitors; and |
|-----------------|--------------------------------------------------------------------------------------------------------------------|

| (c)   | pay      the Landlord's solicitors a registration fee of £50 (plus      VAT). |
|-----------------|------------------------------------------------------------------------------------|

| 22.4   | If      the Landlord so requests, the Tenant shall promptly supply the Landlord      with full details of the occupiers of the Property and the terms upon      which they occupy it. |
|------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 23.   | Prohibition of noting lease on the Landlord's      title |
|-----------------|----------------------------------------------------------|

----

| 24.   | Repairs |
|-----------------|---------|

| 24.1   | The      Tenant shall keep the Property clean and tidy and in good repair and      condition. |
|------------------|-----------------------------------------------------------------------------------------------|

| 24.2   | The      Tenant shall not be liable to repair the Property to the extent that any      disrepair has been caused by Insured Risks, unless and to the extent      that: |
|------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (a)   | the      policy of insurance of the Property has been vitiated or any insurance      proceeds withheld in consequence of any act or omission of the Tenant, any      undertenant or their respective workers, contractors or agents or any      person on the Property with the actual or implied authority of any of      them; or |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | the      insurance cover in relation to that disrepair is excluded, limited, is      unavailable or has not been extended, as mentioned in clause 8.2. |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------|

| 24.3   | The      Tenant shall keep the external areas of the Property in a clean and tidy      condition and not allow any rubbish or waste to be left there. The Tenant      shall clean all windows at the Property as often as is      necessary. |
|------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 25.   | Decoration |
|-----------------|------------|

| 25.1   | The      Tenant shall decorate the outside and the inside of the Property as often      as is reasonably necessary and also in the last three months before the      end of the term. |
|------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 25.2   | All      decoration shall be carried out in a good and proper manner using good      quality materials that are appropriate to the Property and the Permitted      Use and shall include all appropriate preparatory  work. |
|------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 25.3   | All      decoration carried out in the last three months of the term shall also be      carried out to the satisfaction of the Landlord and using materials,      designs and colours approved by theLandlord. |
|------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 25.4   | The      Tenant shall replace the floor coverings at the Property within the three      months before the end of the term with new ones of good quality and      appropriate to the Property and the Permitted  Use. |
|------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 26.   | Alterations |
|-----------------|-------------|

| 26.1   | The      Tenant shall not make any external or structural alteration or addition to      the Property and shall not make any opening in any boundary structure of      the Property other than as mentioned in clause 26.3. |
|------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 26.2   | The      Tenant shall not install any Service Media on the exterior of the Property      nor alter the route of any Service Media at the Property without the      consent of the Landlord, such consent not to be unreasonably      withheld. |
|------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| 26.3   | The Tenant may install and remove non-structural,      demountable partitioning provided that it makes good any damage to the      Property. |
|------------------|----------------------------------------------------------------------------------------------------------------------------------------------|

| 27.   | Permitted      Alterations |
|-----------------|----------------------------|

| 27.1   | Subject      to the terms of this clause 27      the Tenant shall be permitted to carry out the works identified in the      Schedule (“the Permitted Works”) |
|------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 27.2   | If      the Permitted Works are commenced: |
|------------------|--------------------------------------------|

| (a)   | To      obtain all consents required for the execution and retention of the      Permitted Works (whether under any Statute or from the owners of any      interest in or occupiers of adjoining or neighbouring property or      otherwise); and |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | to      comply with all the terms and conditions contained in the consents and      approvals relating to the Permitted Works and to serve all notices      required to be served (whether under any Statute or otherwise) prior to      the commencement of the Permitted Works  and to ensure that it      is otherwise lawful to commence the Permitted Works;  and |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c)   | to      carry out the Permitted Works with all due diligence and speed in a good      and workmanlike manner with new good and sound materials  and      complete them in their entirety in accordance with the Plans and      Specification within six months after the date of commencement;      and |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (d)   | to      execute the Permitted Works in accordance with the terms and conditions of      all consents and approvals granted in respect of the same the requirements      of all statutes and all insurers of the Property and the regulations laid      down by the Institute of Electrical Engineers and all other similar      regulatory bodies; and |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (e)   | to      be responsible for compliance with and to comply with the terms and      conditions of all consents and approvals granted in respect of the      Permitted Works and with the requirements of all statutes and all insurers      of the Property applicable to arising from or imposed as a result of the      execution or retention of the Permitted Works;  and |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (f)   | if      the Permitted Works constitute construction work covered by the CDM      Regulations to elect in writing to be treated for the purposes of the CDM      Regulations as the only client and to ensure compliance with the CDM      Regulations and following completion of the alterations or works to supply      a copy of the health and safety file to the Landlord and at all times      during the Term to keep and update any health and safety file in regard to      the Property and to deliver the same up to the Landlord at the end or      sooner determination of the Term;and |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (g)   | on      completion of the Permitted Works to remove all debris and equipment from      the Property to make good any damage (decorative or otherwise) caused to      the Property by the execution of the Permitted Works to clean the Property      and then to notify the Landlord in writing that each of such obligations      have been complied with (and the Permitted Works shall not be considered      to have been completed for the purposes of satisfying any obligation under      this deed until this covenant has been complied with);  and |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| (h)   | to      supply to the Landlord on demand all such copy documents information and      evidence as it may reasonably require in order to satisfy itself that the      provisions of this deed have been complied with;  and |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (i)   | to      permit the Landlord and all others authorised by it to enter the Property      at all reasonable times and on reasonable prior notice for the purpose of      inspecting the Permitted Works or any unauthorised works;    and |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (j)   | if      any consent implemented by the Tenant requires the execution of further      works then if requested to do so by the Landlord to execute such further      works and complete them in their entirety prior to the end of the Term      (whether or not such consent specifies a later date);  and |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (k)   | unless      requested not to do so by the Landlord or unless a new lease is to be      granted to the Tenant at the end of the Term (containing provisions for      the reinstatement of the Property prior to the end of the term of such new      lease to the same effect as those contained in this deed) to reinstate the      Property prior to the end of the Term by removing all works executed      pursuant to this deed and restoring those parts of the Property affected      by such works to the state and condition in which they were prior to their      execution |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 27.3   | To      ensure that the execution of the Permitted Works does  not: |
|------------------|---------------------------------------------------------------------|

| (a)   | cause      any damage disturbance annoyance or nuisance to any owner of any interest      in or occupier of the Property and/or adjoining or neighbouring property      or any other person; |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | cause      any damage or disturbance to the structure of or any plant or machinery at      the Property or to any adjoining or neighbouring  property; |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c)   | infringe      interrupt or destroy any right easement or  privilege; |
|-----------------|----------------------------------------------------------------------|

| (d)   | interrupt      any service to or from adjoining or neighbouring  property; |
|-----------------|----------------------------------------------------------------------------|

| (e)   | vitiate      (in whole or in part) or increase the premiums payable in respect of any      insurance of the Property and/or adjoining or neighbouring      property; |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 27.4   | To      indemnify and keep the Landlord indemnified against all claims demands      actions or proceedings made or brought and all losses damages costs      expenses and liabilities incurred suffered or arising directly or      indirectly in respect of or otherwise connected with the commencement      execution or retention of the Permitted Works or any breach of this      clause. |
|------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 28.   | Signs, aerials and  masts |
|-----------------|---------------------------|

| 28.1   | In      this clause 28 Signs include signs,      fascia, placards, boards, posters and  advertisements. |
|------------------|--------------------------------------------------------------------------------------------------------------|

| 28.2   | The      Tenant shall not attach any Signs to the exterior of the Property or      display any inside the Property so as to be seen from the outside, except      Signs of a design, size and number and in a position that are appropriate      to the Property and the Permitted Use, without the consent of the      Landlord, such consent not to be unreasonably  withheld. |
|------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| 28.3   | Before      the end of the term, the Tenant shall remove any Signs placed by it at the      Property and shall make good any damage caused to the Property by that      removal. |
|------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 28.4   | The      Tenant shall allow the Landlord to fix to and keep at the Property any      sale or re-letting board as the Landlord reasonably    requires. |
|------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------|

| 29.   | Returning the Property to the      Landlord |
|-----------------|---------------------------------------------|

| 29.1   | At      the end of the term the Tenant shall return the Property to the Landlord      in the repair and condition required by this  lease. |
|------------------|--------------------------------------------------------------------------------------------------------------------------------------------|

| 29.2   | the      Tenant shall remove items it has fixed to the Property and make good any      damage caused to the Property by that removal.. |
|------------------|----------------------------------------------------------------------------------------------------------------------------------------|

| 29.3   | At      the end of the term, the Tenant shall remove from the Property all      chattels belonging to or used byit. |
|------------------|---------------------------------------------------------------------------------------------------------------------|

| 29.4   | The      Tenant irrevocably appoints the Landlord to be the agent for the Tenant to      store or dispose of any chattels or items it has fixed to the Property and      which have been left by the Tenant on the Property for more than 10 weeks      after the end of the term. The Landlord shall not be liable to the Tenant      by reason of that storage or disposal. The Tenant shall indemnify the      Landlord in respect of any claim made by a third party in relation to that      storage or disposal. |
|------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 29.5   | If      the Tenant does not comply with its obligations in this clause, then,      without prejudice to any other right or remedy of the Landlord, the Tenant      shall pay the Landlord an amount equal to the Annual Rent the period that      it would reasonably take to put the Property into the condition it would      have been in had the Tenant performed its obligations under this clause.      The amount shall be a debt due on demand from the Tenant to the      Landlord. |
|------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 30.   | Use |
|-----------------|-----|

| 30.1   | The      Tenant shall not use the Property for any purpose other than the Permitted      Use. |
|------------------|-----------------------------------------------------------------------------------------------|

| 30.2   | The      Tenant shall not use the Property for any illegal purpose nor for any      purpose or in a manner that would cause loss, damage, injury, nuisance or      inconvenience to the Landlord or any other owners, tenants or occupiers of      any owner or occupier of neighbouringproperty. |
|------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| 30.3   | The      Tenant shall not overload any structural part of the Property nor any      Service Media at or serving theProperty. |
|------------------|------------------------------------------------------------------------------------------------------------------------------|

| 31.   | Compliance withlaws |
|-----------------|---------------------|

| 31.1   | The      Tenant shall comply with all laws relatingto: |
|------------------|--------------------------------------------------------|

| (a)   | the      Property and the occupation and use of the Property by the      Tenant; |
|-----------------|----------------------------------------------------------------------------------|

| (b)   | the      use of all Service Media and machinery and equipment at or serving the      Property; |
|-----------------|------------------------------------------------------------------------------------------------|

| (c)   | any      works carried out at the Property;and |
|-----------------|------------------------------------------------|

| (d)   | all      materials kept at or disposed from theProperty. |
|-----------------|----------------------------------------------------------|

| 31.2   | Without      prejudice to any obligation on the Tenant to obtain any consent or      approval under this lease, the Tenant shall carry out all works that are      required under any law to be carried out at the Property by the      occupier. |
|------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 31.3   | Within      5 days after receipt of any notice or other communication affecting the      Property (and whether or not served pursuant to any law) the Tenant      shall: |
|------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (a)   | send      a copy of the relevant document to the Landlord;  and |
|-----------------|-----------------------------------------------------------------|

| (b)   | take      all steps necessary to comply with the notice or other communication and      take any other action in connection with it as the Landlord may      require. |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 31.4   | The      Tenant shall not apply for any planning permission for the      Property. |
|------------------|------------------------------------------------------------------------------------|

| 31.5   | The      Tenant shall not carry out any works at the Property in respect of which      the CDM Regulations apply without the consent of the Landlord. Such      consent is not to be unreasonably withheld in the case of works in respect      of which the Landlord is not otherwise to withhold its consent      unreasonably or which the Tenant is obliged to carry out under the terms      of this lease. |
|------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 31.6   | The      Tenant shall maintain the health and safety file for the Property in      accordance with the CDM Regulations and shall give it to the Landlord at      the end of the term. |
|------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 31.7   | As      soon as the Tenant becomes aware of any defect in the Property, it shall      give the Landlord notice of it. The Tenant shall indemnify the Landlord      against any liability under the Defective Premises Act 1972 in relation to      the Property by reason of any failure of the Tenant to comply with any of      the tenant covenants in this lease. |
|------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 31.8   | The      Tenant shall keep the Property equipped with all fire prevention,      detection and fighting machinery and equipment and fire alarms which are      required under all relevant laws or required by the insurers of the      Property or reasonably recommended by them or reasonably required by the      Landlord and shall keep that machinery, equipment and alarms properly      maintained and available forinspection. |
|------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| 32.   | Encroachments, obstructions and acquisition of      rights |
|-----------------|------------------------------------------------------------|

| 32.1   | The      Tenant shall not grant any right or licence over the Property to a third      party. |
|------------------|-----------------------------------------------------------------------------------------------|

| 32.2   | If      a third party makes or attempts to make any encroachment over the Property      or takes any action by which a right may be acquired over the Property,      the Tenant shall: |
|------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (a)   | immediately      give notice to the Landlord; and |
|-----------------|---------------------------------------------------|

| (b)   | take      all steps (including any proceedings) the Landlord reasonably requires to      prevent or license the continuation of that encroachment or      action. |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 32.3   | The      Tenant shall not obstruct the flow of light or air to the Property nor      obstruct any means of access to theProperty. |
|------------------|-----------------------------------------------------------------------------------------------------------------------------------|

| 32.4   | The      Tenant shall not make any acknowledgement that the flow of light or air to      the Property or that the means of access to the Property is enjoyed with      the consent of any third party. |
|------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 32.5   | If      any person takes or threatens to take any action to obstruct the flow of      light or air to the Property or obstruct the means of access to the      Property, the Tenant shall: |
|------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (a)   | immediately      notify the Landlord; and |
|-----------------|-------------------------------------------|

| (b)   | take      all steps (including proceedings) the Landlord reasonably requires to      prevent or secure the removal of the  obstruction. |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------|

| 33.   | Remedybreaches |
|-----------------|----------------|

| 33.1   | The      Landlord may enter the Property to inspect its condition and state of      repair and may give the Tenant a notice of any breach of any of the tenant      covenants in this lease relating to the condition or repair of the      Property. |
|------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 33.2   | To      the extent that the Property is in a state of material or substantial      disrepair, if the Tenant has not begun any works needed to remedy that      breach within two months following that notice (or if works are required      as a matter of emergency, then immediately) or if the Tenant is not      carrying out the works with all due speed, then the Landlord may enter the      Property and carry out the worksneeded. |
|------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 33.3   | The      costs incurred by the Landlord in carrying out any works pursuant to this      clause (and any professional fees and any VAT in respect of those costs)      shall be a debt due from the Tenant to the Landlord and payable on      demand. |
|------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| 33.4   | Any      action taken by the Landlord pursuant to this clause shall be without      prejudice to the other rights of the Landlord, including those under      clause 37. |
|------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 34.   | Indemnity |
|-----------------|-----------|

| 35.   | Covenant for quiet enjoyment of the      Landlord |
|-----------------|---------------------------------------------------|

| 36.   | Guarantee andindemnity |
|-----------------|------------------------|

| 37.   | Condition for  re-entry |
|-----------------|-------------------------|

| 37.1   | The      Landlord may re-enter the Property (or any part of the Property) at any      time after any of the followingoccurs: |
|------------------|------------------------------------------------------------------------------------------------------------------------------|

| (a)   | any      rent is unpaid 21 days after becoming payable whether it has been formally      demanded or not; or |
|-----------------|--------------------------------------------------------------------------------------------------------------|

| (b)   | any      breach of any condition, or tenant covenant, in this lease;    or |
|-----------------|----------------------------------------------------------------------------|

| (c)   | where      the Tenant or any guarantor is acorporation: |
|-----------------|---------------------------------------------------------|

| (i)   | the      taking of any step in connection with any voluntary arrangement or any      other compromise or arrangement for the benefit of any creditors of the      Tenant or guarantor; or |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (ii)   | the      making of an application for an administration order or the making of an      administration order in relation to the Tenant or guarantor;      or |
|------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (iii)   | the      giving of any notice of intention to appoint an administrator, or the      filing at court of the prescribed documents in connection with the      appointment of an administrator, or the appointment of an administrator,      in any case in relation to the Tenant or guarantor;  or |
|-------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| (iv)   | the      appointment of a receiver or manager or an administrative receiver in      relation to any property or income of the Tenant or guarantor;      or |
|------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (v)   | the      commencement of a voluntary winding-up in respect of the Tenant or      guarantor, except a winding-up for the purpose of amalgamation or      reconstruction of a solvent company in respect of which a statutory      declaration of solvency has been filed with the Registrar of Companies;      or |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (vi)   | the      making of a petition for a winding-up order or a winding-up order in      respect of the Tenant or guarantor;or |
|------------------|--------------------------------------------------------------------------------------------------------------------------|

| (vii)   | the      striking-off of the Tenant or guarantor from the Register of Companies or      the making of an application for the Tenant or the guarantor to be      struck-off; or |
|-------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (viii)   | the      Tenant or the guarantor otherwise ceasing to exist;  or |
|--------------------|------------------------------------------------------------------|

| (d)   | where      the Tenant or any guarantor is anindividual: |
|-----------------|---------------------------------------------------------|

| (i)   | the      taking of any step in connection with any voluntary arrangement or any      other compromise or arrangement for the benefit of any creditors of the      Tenant or guarantor; or |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (ii)   | the      presentation of a petition for a bankruptcy order or the making of a      bankruptcy order against the Tenant or  guarantor. |
|------------------|---------------------------------------------------------------------------------------------------------------------------------------|

| 37.2   | If      the Landlord re-enters the Property (or any part of the Property) pursuant      to this clause 37,      this lease shall immediately end, but without prejudice to any right or      remedy of the Landlord in respect of any breach of covenant by the Tenant      or any guarantor. |
|------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 38.   | Liability |
|-----------------|-----------|

| 38.1   | At      any time when the Landlord, the Tenant or a guarantor is more than one      person, then in each case those persons shall be jointly and severally      liable for their respective obligations arising by virtue of this lease.      The Landlord may release or compromise the liability of any one of those      persons comprising the Tenant or guarantor or grant any time or concession      to any one of them without affecting the liability of any other of      them. |
|------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 38.2   | The      obligations of the Tenant arising by virtue of this lease are owed to the      Landlord and the obligations of the Landlord are owed to the      Tenant. |
|------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| 38.3   | In      any case where the facts are or should reasonably be known to the Tenant,      the Landlord shall not be liable to the Tenant for any failure of the      Landlord to perform any landlord covenant in this lease unless and until      the Tenant has given the Landlord notice of the facts that give rise to      the failure and the Landlord has not remedied the failure within a      reasonable time. |
|------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 39.   | Entire agreement and exclusion of      representations |
|-----------------|--------------------------------------------------------|

| 39.1   | This      lease constitutes the entire agreement and understanding of the parties      relating to the transaction contemplated by the grant of this lease and      supersedes any previous agreement between the parties relating to the      transaction. |
|------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 39.2   | The      Tenant acknowledges that in entering into this lease it is not relying on,      nor shall have no remedy in respect of, any statement or representation      made by or on behalf of theLandlord. |
|------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 39.3   | Nothing      in this lease constitutes or shall constitute a representation or warranty      that the Property may lawfully be used for any purpose allowed by this      lease. |
|------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 39.4   | Nothing      in this clause shall, however, operate to limit or exclude any liability      for fraud. |
|------------------|-------------------------------------------------------------------------------------------------------|

| 40.   | Notices, consents and  approvals |
|-----------------|----------------------------------|

| 40.1   | Except      where this lease specifically states that a notice need not be in writing,      or where notice is given in an emergency, any notice given pursuant to      this lease shall be in writing. |
|------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 40.2   | A      written notice shall be delivered by hand or sent by pre-paid first class      post or registered post. A correctly addressed notice sent by pre-paid      first class post shall be deemed to have been delivered at the time at      which it would have been delivered in the normal course of the      post. |
|------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 40.3   | Section      196 of the Law of Property Act 1925 shall otherwise apply to notices given      under this lease. |
|------------------|----------------------------------------------------------------------------------------------------------------|

| 40.4   | Where the consent of the Landlord is required under      this lease, a consent shall only be valid if it is given by deed,      unless: |
|------------------|-----------------------------------------------------------------------------------------------------------------------------------------|

----

| (a)   | it      is given in writing and signed by a person duly authorised on behalf of      the Landlord; and |
|-----------------|--------------------------------------------------------------------------------------------------------|

| (b)   | it      expressly states that the Landlord waives the requirement for a deed in      that particular case, |
|-----------------|------------------------------------------------------------------------------------------------------------|

| 40.5   | Where the approval of the Landlord is required      under this lease, an approval shall only be valid if it is in writing and      signed by or on behalf of the Landlord,  unless: |
|------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (a)   | the      approval is being given in a case of emergency;  or |
|-----------------|--------------------------------------------------------------|

| (b)   | this      lease expressly states that the approval need not be in      writing. |
|-----------------|---------------------------------------------------------------------------------|

| 40.6   | If      the Landlord gives a consent or approval under this lease, the giving of      that consent or approval shall not imply that any consent or approval      required from a third party has been obtained, nor shall it obviate the      need to obtain any consent or approval from a third  party. |
|------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 41.   | Governing law and  jurisdiction |
|-----------------|---------------------------------|

| 41.1   | This      lease shall be governed by and construed in accordance with the law of      England and Wales. |
|------------------|----------------------------------------------------------------------------------------------------------|

| 41.2   | The      parties irrevocably agree to submit to the exclusive jurisdiction of the      courts of England and Wales over any claim or matter arising under or in      connection with this lease or the legal relationships established by      it. |
|------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 42.   | Contracts (Rights of Third Parties) Act      1999 |
|-----------------|---------------------------------------------------|

| 43.   | Landlord and Tenant (Covenants) Act  1995 |
|-----------------|-------------------------------------------|

| 44.   | Break      Clause |
|-----------------|-------------------|

----

| 4. | New      office arrangement to be installed in Unit 7 and new part of 8 as per      attached plans |
|----|----------------------------------------------------------------------------------------------------|

----

| Signed      as a deed by Quentin King                                                                                                                 |   | /s/ Quentin King |
|-------------------------------------------------------------------------------------------------------------------------------------------------------|--------|------------------|
| in      the presence of:                                                                                                                              |   |             |
|  /s/ Christopher Hunt                                                                                                                            |   |             |
| Name:     / Mr.      Christopher Hunt /                                                                                      |   |             |
| Address: / 7 Dale Road      /             /      Lewes, East Sussex, BN7 1LH /  |   |             |

| Signed      as a deed by Clean Power Technologies Limited acting by: |   |            |
|----------------------------------------------------------------------|--------|-----------------|
|                                                                 |   | /s/ Abdul Mitha |
|                                                                 |   | Director   |
|                                                                 |   |            |

----