Exhibit 10.6

THIS LEASE is made on 20 August 2001

BETWEEN


(1)      ELDERWALK LIMITED (company number 3088546 England) whose registered
         office is

         at 20 Albert Embankment, London, SEl 7TJ ("Landlord")


(2)      ONLINE ADVISORY LIMITED company number (03812364) whose registered
         office is at 4th Floor, Valiant House, 4-10 Heneage Lane, London, EC3A
         5DQ ("Tenant")

WITNESSES as follows:

1.       INTERPRETATION

         In this lease where the context so admits:

         1.1 The following words and expressions shall have the following
meanings:


         "Apparatus" means plant machinery and equipment in or serving the
         Building

         "Building" means the Landlord's building known as International House,
         Dover Place, Ashford Kent

         "Car park" means the area designated by the Landlord for the parking of
         vehicles (shown edged blue on Plan 2)

         "Common Parts" means the car park service yards, pedestrian hallways,
         entrance halls, corridors, landings, kitchens, toilet, accommodation
         lifts, liftshafts, fire escapes, staircases refuse areas and all other
         parts of the Building which from time to time during the Term are
         provided by the Landlord for common use and enjoyment by the tenants
         and occupiers of the Building and all persons expressly or by
         implication authorised by them

         "Exceptions" means the exceptions and reservations set out in schedule
         2 part 2

         "Interest Rate" means the rate of 4 per cent per annum above the base
         rate from time to time in force of such bank being a member of the
         Committee of the London Clearing Bankers as the Landlord may from time
         to time specify both before and after any judgment

         "Insured Risks" means loss or damage by fire, explosion storm, tempest
         aircraft articles dropped therefrom in peacetime as such other risks as
         the Landlord may reasonably think fit

         "Landlord" includes the reversioner for the time being immediately
         expectant on the determination of the Term

         "Landlord's consent" means the prior written consent of the Landlord

         "Permitted Hours" means the hours between 7.30am and 7,30pm on Mondays
         to Fridays inclusive (bank and other such holidays excepted)

         "Pipes" means the pipes sewers drains conduits gutters watercourses
         wires cables channels ducts flues aerials cisterns tanks and all other
         conducting media and ancillary apparatus "Premises" means the property
         described in schedule I and each and every part of such property

         "Rights" means the rights set out in schedule 2 part 1

         "Term" means the contractual term hereby granted
         "VAT" means value added tax and any tax of a similar nature substituted
         for it or imposed in addition to it and any penalties or fines in
         relation to it

1.2      Obligations undertaken by a party comprising more than a single person
         are joint and several obligations

1.3      Any covenant by the Tenant not to do an act or thing shall be construed
         as if it were a covenant not to do or permit or suffer such act or
         thing

1.4      The clause headings herein are for reference only and shall not be
         taken into account in the construction or interpretation of this lease

2.       DEMISE
         The Landlord demises the premises to the Tenant together with the
         Rights excepting and reserving to the Landlord the Exceptions to hold
         the same for the term of three (3) years from and including [20 August
         2001] subject to all rights easements privileges restrictions

<PAGE>

         covenants stipulations and other matters of whatsoever nature affecting
         the Premises paying therefor throughout the Term the yearly rent of
         thirty four thousand and fifty six pounds (pound)34,056 (exclusive of
         VAT) by equal monthly payments in advance on the first day of each
         month the first such payment being a proportionate sum in respect of
         the period from commencement of the term to the first day of the month
         next thereafter to be paid on the date of this lease.

3.       TENANTS COVENANTS

         The Tenant covenants with the Landlord as follows

         3.1      Rent and payments

                  To pay the yearly rent at the times and in the manner reserved
                  and made payable by this lease such payment to be made (if
                  required by the Landlord) by banker's standing order

         3.2      Services

                  To pay to the relevant suppliers all Charges for telephone and
                  other telecommunication services supplied to the Premises
                  including all standing charges

         3.3      Interest

                  If any payment of the yearly rent payable by the Tenant under
                  this lease or any VAT payable in respect of any such payment
                  is not paid on the due date (whether formally demanded or not)
                  or if any other sum payable by the Tenant to the Landlord
                  under this lease shall be due but unpaid for 14 days to pay to
                  the Landlord interest on such monies at the Interest Rate from
                  the due date until actual payment provided that this
                  sub-clause shall not prejudice any other right or remedy of
                  the Landlord in respect of any such monies

         3.4      VAT

                  To pay and indemnify the Landlord against any VAX chargeable
                  in respect of or levied on

                  3.4.1    any payment due from or any supply made to the Tenant
                           under or in connection with this lease and


<PAGE>


                  3.4.2    any payment made by or any supply made to the
                           Landlord where the Tenant is liable to reimburse the
                           Landlord for such payment or in respect of such
                           supply to the extent that the Landlord is not able to
                           reclaim such VAT as a credit against its output VAT
                           in each case in addition to such payments or supplies

         3.5      Repair

                  3.5.1    To keep the Premises in the same (but not better)
                           state of repair condition and decoration as they were
                           in on the date of the commencement of the Term (fair
                           wear and tear excepted) as evidenced by the
                           photographic Schedule of Condition dated [23 July
                           2001] annexed hereto

                  3.5.2    To keep the Premises clean and tidy and clear of
                           rubbish

         3.6      Alterations

                  3.6.1    Not to cause waste or damage to the Premises provided
                           that if such waste or damage is caused to the
                           Premises then the Tenant shall make good the same on
                           or before the determination of this Lease

                  3.62     not to carry out any alterations or additions to the
                           Premises

         3.7      Statutory obligations

                  To comply in all respects with the provisions of and execute
                  all such works as shall be required by any statute (including
                  all bye-laws regulations orders and other matters deriving
                  from any statute) present or future affecting any activity
                  carried out by the Tenant at the Premises the Tenant's use of
                  the Premises the employment of any person at the Premises by
                  the Tenant the storage use or disposal of any substance or
                  material on at or from the Premises by the Tenant or the use
                  of any machinery or equipment at the Premises by the Tenant
                  and with all requirements of any competent authority in
                  respect of the Tenant use of the Premises or any such matter
                  and to indemnify the Landlord against any liability whatsoever
                  in respect of any such matter.

         3.8      Inspection and notice to repair

                  To permit the Landlord and all persons authorized by the
                  Landlord to enter the Premises at all times during the Term
                  upon reasonable prior notice (except in the case of emergency)
                  to ascertain that the covenants and conditions contained in
                  this lease have been duly observed and performed and to view
                  the state of repair decoration and condition of the Premises
                  and for such other reasonable purposes as the Landlord shall
                  require (including sale and reletting) and to repair the
                  Premises and rectify any other remediable breach of covenant
                  as required by any notice given to the Tenant or left at the
                  Premises by the Landlord or any such authorised person in
                  accordance with the covenants contained in this lease and if
                  the Tenant shall not within one month after service of such
                  notice proceed diligently with the same or shall have failed
                  to complete the same within two months to permit the Landlord
                  to enter upon the Premises with all necessary workmen and
                  equipment to execute such work or rectify such other
                  remediable breach of covenant and to pay to the landlord as a
                  debt all expenses incurred by the Landlord in connection with
                  the same (including legal and surveyor's fees) on demand

         3.9      User

                  3.9.1    Not to use the Premises other than during the
                           Permitted Hours

                  3.9.2    Not to do anything on the Premises which may be or
                           become a nuisance annoyance disturbance inconvenience
                           injury or damage to the Landlord or the owner or
                           occupier of any adjoining or neighbouring property

                  3.9.3    Not to do anything which may put the Landlord in
                           breach of any restrictions covenants stipulations and
                           other matters of whatsoever nature affecting the
                           Premises

                  3.9.4    Not to use the Premises or any part of the Premises
                           for any dangerous noxious noisy or offensive trade or
                           business or as a betting office or for residential
                           purposes or for any illegal or immoral act or purpose
                           and not to hold any sale by auction on the Premises
                           or store or bring thereon any item of a specially
                           combustible inflammable or dangerous nature and not
                           to allow any person to sleep on the Premises

                  3.9.5    Not to use the Premises or any part of the Premises
                           for any purpose other than offices

         3.10     Signs and advertisements

                  Not to affix erect attach or exhibit upon any part oo the
                  exterior of the Premises or through the windows of the
                  Premises any placard poster notice advertisement name or sign
                  or television or wireless mast or aerial whatsoever save with
                  the Landlord's consent (not to be unreasonably withheld in the
                  case of the Tenant's name and business sign in a style, size
                  and position to be approved by the Landlord)

         3.11     Insurance obligations

                  3.11.1   Not to do anything which would or might cause any
                           policy of insurance in respect of the premises or any
                           neighbouring or adjoining property to become void or
                           voidable either in whole or in part or which may
                           render any increased or additional premium payable
                           for any such insurance

                  3.11.2   To pay to the Landlord on demand the cost of any
                           increased or additional premium and all expenses
                           incurred by the Landlord by reason of any breach by
                           the Tenant of clause 3.11.1

                  3.11.3   To insure against employers liability and third party
                           liability

         3.12     Notices

                  Within seven days of the receipt of the same to give full
                  details to the Landlord of any notice direction or order made
                  given or issued to the Tenant by any local or public authority
                  and if so required by the landlord to produce the sane to the
                  Landlord

         3.13     Alienation

                  Not to assign underlet mortgage charge hold on trust or share
                  or part with the possession or occupation of the whole or any
                  part or parts of the Premises

         3.14     Car Park

                  Not to obstruct the car park at any time and to comply with
                  any reasonable regulations made by the Landlord in connection
                  with the use of the car park

         3.15     Costs

                  3.15.1   To pay to the Landlord on demand on a full indemnity
                           basis all costs (including solicitor's bailiffs and
                           surveyor's fees) incurred by the Landlord (in the
                           case of clause 3.15.1.3 to be reasonable and proper
                           costs) in incidental to or in reasonable
                           contemplation of

                           3.15.1.1 the preparation and service of a notice or
                                    proceedings under sections 146 or 147 of the
                                    Law of Property Act 1925 notwithstanding
                                    that forfeiture is avoided otherwise than by
                                    relief granted by the court

                           3.15.1.2 the preparation and service of a notice
                                    relating to wants of repair and condition of
                                    the Premises whether served during or within
                                    one month after the Term

                           3.15.1.3 any application by the Tenant for the
                                    Landlord's consent or approval to any matter
                                    or thing under the terms of this lease
                                    unless the same shall be unreasonably
                                    refused

                           3.15.1.4 obtaining rectification of any breach of
                                    covenant under this lease whether or not
                                    proved by court proceedings

         3.16     Re-letting

                  During the last six months of the Term to permit intending
                  tenants or purchasers at reasonable times of the day to view
                  the Premises upon reasonable prior notice being given to the
                  Tenant.

         3.17     Yield up

                  To yield up the Premises at the expiration or sooner
                  determination of the Term in a condition that is in accordance
                  with the Tenant's covenants herein contained

         3.18     Indemnity

                  To indemnify the Landlord against all liability in respect of
                  any injury to or the death of any person damage to any
                  property and all other liability arising directly or
                  indirectly out of the Tenant's use of the Premises or any
                  breach of the covenants on the part of the Tenant contained in
                  this tease and to effect such public liability insurance in
                  respect of the Premises as may be reasonably required by the
                  Landlord

4.       LANDLORD'S COVENANTS

         4.1      The Landlord covenants with the Tenant that so long as the
                  Tenant is not in breach of any of the Tenant's obligations
                  under this lease the Tenant may peaceably and quietly hold and
                  enjoy the Premises during the Term without any unlawful
                  interruption by the Landlord or any person claiming under or
                  in trust for the Landlord

         4.2      The Landlord shall use reasonable endeavours to provide of
                  secure the provision of the services listed in Schedule 3

 5.      PROVISOS

         It is hereby agreed and declared as follows:

         5.1      Forfeiture

                  If the rent hereby reserved or any part thereof is 14 days in
                  arrear (whether formally demanded or not) or if the Tenant
                  fails to observe or perform any of the covenants on the part
                  of the Tenant herein contained or if the Tenant (being an
                  individual) shall become bankrupt or (being a company) shall
                  go into liquidation or suffer an administrative receiver or an
                  administrator to be appointed or in either case shall make any
                  composition or arrangement with its or his creditors or suffer
                  any distress to be levied on its or his goods then and in any
                  such case the Landlord may re-enter upon the Premises or any
                  part thereof in the name of the whole and thereupon the Term
                  shall absolutely determine but without prejudice to any claim
                  by one party for any antecedent breach of covenant by the
                  other

        5.2       Recovery of payments

                  All sums due to the Landlord under this lease shall be payable
                  as rent and the Landlord shall have the same remedies for the
                  recovery of such sums as the Landlord would or might have for
                  rent in arrear

        5.3       Compensation

                  Any statutory right of the Tenant to claim compensation from
                  the Landlord on vacating the Premises shall be excluded to the
                  extent that the law allows

        5.4       Liability

                  The Landlord shall not save in respect of any act or omission
                  by the Landlord for which it is responsible under this Lease
                  and save as shall be covered by its insurances (so far as such
                  insurances arc not vitiated or insurance monies refused by any
                  fault, act or neglect of the Tenant its servants or agents) be
                  responsible for any loss or damage which may be done to or
                  suffered by the tenant or the Tames employees agents visitors
                  or invitees by reason of the state and condition of the
                  Premises or any act neglect or default of the Landlord or the
                  Tenant's agents visitors licensees or invitees or the owner or
                  tenant licensee or occupier of any adjoining or adjacent
                  premises or any part or parts of such premises

         5.5      If the Building or any parts of it is destroyed or damaged so
                  as to render the Premises unfit for occupation or use or
                  inaccessible

                  5.5.1    the Tenant shall be entitled by two months notice to
                           the Landlord to terminate this Lease and upon the
                           expiration of such notice this Lease shall absolutely
                           cease and determine

                  5.5.2    the rent reserved by this lease shall be suspended
                           until the Premises is fit for occupation and use and
                           accessible or until expiry of loss of rent insurance
                           if earlier and

                  5.5.3    any rent paid by the Tenant for the period whilst the
                           Premises are unfit for occupation or use or
                           inaccessible shall as soon as practicable refunded by
                           the Landlord

         5.6      The Landlord gives no warranty that the Premises are legally
                  or physically fit for the purposes set out m clause 3.9.5 or
                  that the Premises may be used for that purpose under the Town
                  and Country Planning Act 1990 the Planning (Hazardous
                  Substances) Act 1990 the Planning (Consequential Provisions)
                  Act 1990 and the Planning and Compensation Act 1991 or any
                  orders or regulations made thereunder or amendments thereto.

         5.7      Exclusion of security

                  Having been authorised to do so by an order of the Mayor's and
                  City of London County Court made on 17 August 2001 under the
                  provisions of section 38(4) of the Landlord and Tenant Act
                  1954 (as amended) the provisions of sections 24 to 28
                  (inclusive) of that Act shall be excluded in relation to this
                  tenancy

         5.8      Tenant's option to determine

                  The Tenant shall be entitled by giving to the Landlord not
                  less than three months' notice in writing to expire at any
                  time after the expiry of the date six months following the
                  commencement of the Term (such date to be specified in the
                  notice and hereafter referred to as the "Termination Date") to
                  terminate this Lease on the Termination Date and if on the
                  Termination Date the Tenant shall have paid the rents hereby
                  reserved this Lease shall absolutely cease and determine but
                  without prejudice to any right or remedy of either party in
                  respect of any antecedent breach by the other of the
                  provisions of this Lease

         5.9      Exclusion of rights under the Contracts (rights of Third
                  Parties) Act 1999

                  A person who is not a party to this lease shall have no right
                  under the Contract (Rights of Third Parties) Act 1999 to
                  enforce any term of this lease This clause does not affect any
                  right or remedy of any person which exists or is available
                  otherwise than pursuant to that Act

         5.10     Stamp Duty

                  It is hereby certified that there is no agreement for lease to
                  which this lease gives effect

                                   SCHEDULE 1
                                    Premises

The interior of that part of the Fourth Floor Block A International House Dover
Place Ashford Kent for the purpose of identification only edged red on the plan
named hereto (totalling 282 square feet) but excluding structural parts and the
conduits serving the same other than telephone or telecommunication cables

                                   SCHEDULE 2

                                     Part 1
                                     Rights

1.       The right for the Tenant or its servants agents and/or visitors in
         connection with the use of the Property to park not more than four
         private motor vehicle in the Car Park subject to compliance with the
         covenants in this Lease .

2.       The right with or without vehicles access to and egress tom the Car
         Park together with the right on foot only from and to the Car Park for
         access to and from the Premises

3.       The right to use the Common Parts

4.       The right for electricity telecommunication heating and (if applicable)
         water and gas serves to pass to and from the Premises

                                     Part 2
                                   Exceptions

1.       Fall right and liberty at any time hereafter and from time to time to
         execute works and erections upon and to alter or rebuild any buildings
         erected on any adjoining or neighbouring property and to use such
         adjoining or neighbouring property or the buildings now or hereafter
         erected thereon in such manner as the Landlord shall think fit
         notwithstanding that the access of light and air to the Premises may
         thereby be interfered with

2.       The right to enter upon the Premises for all purposes (and on the
         terms) mentioned in this lease and for all reasonable purposes
         otherwise arising out of or in connection with the Landlords ownership
         of the Premises

                                   SCHEDULE 3

                                    Services

1.       Maintaining and repairing and when the Landlord in its discretion
         thinks it appropriate so to do amending altering reinstating renewing
         and rebuilding the structure and the conduits save insofar as the same
         are the responsibility of tenants in the Building

2.       Maintaining repairing cleansing lighting and decorating to such
         standard as the Landlord may from time to time consider appropriate the
         Common Parts and providing electricity and heating to the Premises
         during the Permitted Flours

3.       Inspecting servicing maintaining repairing amending overhauling and
         replacing the Apparatus save insofar as the same is the responsibility
         of tenants in the Building

4.       lift services in the Building via the lifts now in the Building or such
         substituted lifts as the Landlord (in its absolute discretion) may from
         time to time decide to install

5.       an adequate supply of electricity to the outlets therefor within the
         Building

6.       an adequate supply of hot and cold water to the outlets therefor within
         the Building

7.       the supply of telecommunications cables and outlets within the Building
         (but not for the avoidance if doubt not a telephone system)

8.       central heating to the Building so as to maintain the same to such
         temperatures as the Landlord shall in its absolute discretion consider
         adequate

9.       Supplying necessary washing and toilet requisites in the toilet
         accommodation in the Building (other than that accommodation which is
         in the exclusive occupation of any tenant of the Building)

10.      Maintaining upgrading and renewing any fire alarms fire prevention and
         fire fighting equipment for the common benefit of persons resorting to
         the Building (other than those which exclusively serve the Premises and
         other pasta of the Building let or intended to be let to tenants)

11.      Cleaning as frequently as the Landlord shall in its absolute discretion
         consider adequate the exterior and interior of all windows and window
         frames of the Building including those in the Common Parts

12.      (Save insofar as insured under other provisions of this Lease) insuring
         the Building and the Common Parts against the Insured Risks and
         insuring the Landlord against property owners' liability third party
         liability and employers' liability in respect of the Building and such
         other Halts perils and contingencies as the Landlord in its absolute
         discretion shall from time to time deem necessary or expedient

13.      Collecting and disposing of normal refuse from the Building (including
         those parts thereof as are let or are capable of being let) and the
         provision repair maintenance and renewal of plant and equipment for the
         collection treatment packaging or disposing of refuse

14.      Providing and maintaining (at the Landlord's absolute discretion)
         plants shrubs trees garden or grassed areas or landscaped areas and
         floral decorations in the Common Parts and keeping the same properly
         maintained and cultivated

15.      the provision of such reception facilities in the ground floor of the
         Building as the Landlord shall think fit

16.      Such other services as the Landlord in its absolute discretion shall
         think proper or beneficial for the better and more efficient management
         use and promotion of the Building and the comfort and convenience of
         the generality of the tenants in the Building


EXECUTED (but not delivered until the date)
hereof) as a deed by ELDERWALK LIMITED)
acting by:

/s/ Signature Illegible
-----------------------------
Director

/s/ Signature Illegible
-----------------------------
Director/Secretary