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                                                                    EXHIBIT 10.2



                              DATED 31ST MAY, 2000







                      (1) ADVANCED PROPERTY SERVICES LIMITED


                      (2) LONGFORD BUSINESS CENTRES LIMITED







                            -------------------------

                                    AGREEMENT

                            for the sale and purchase
                                       of

                                   Orchard Lea
                               Winkfield Berkshire

                            -------------------------








                                    McLellans
                                 Old Cross House
                                    Old Cross
                                  Hertfordshire
                                    SG14 1RB

                               Tel : 01992 300800




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                                      INDEX

<TABLE>
<S>     <C>                                                                       <C>
1:      SALE AND PURCHASE  ......................................................  2

2:      DEPOSIT..................................................................  2

3:      CAPACITY OF SELLER.......................................................  2

4:      MATTERS OF PUBLIC RECORD.................................................  3

5:      COMPLETION...............................................................  3

6:      NAMED BUYER TO BUY.......................................................  3

7:      DEDUCTION OF TITLE.......................................................  3

8:      MATTERS TO WHICH PROPERTY IS SUBJECT AND PLANNING........................  3

9:      SURRENDER AND GRANT OF NEW LEASES........................................  4

10:     INDEMNITY................................................................  6

11:     VAT......................................................................  7

12:     BUYER'S RISK.............................................................  7

13:     ASSIGNMENT ON WARRANTIES.................................................  7

14:     STANDARD CONDITIONS OF SALE..............................................  7

15:     NOTICES.................................................................. 10

16:     NO REPRESENTATION........................................................ 10

17:     JOINT AND SEVERAL LIABILITY.............................................. 10

18:     ENTIRE AGREEMENT......................................................... 10

SCHEDULE 1  The Price............................................................ 11

SCHEDULE 2  The Property......................................................... 11
</TABLE>





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 THIS AGREEMENT is made the 31st day of May 2000

BETWEEN:-

(1)     ADVANCED PROPERTY SERVICES LIMITED whose registered office is situated
        at Orchard Lea

        Winkfield Lane Winkfield Berkshire SL4 4RU ("the Seller") and

(2)     LONGFORD BUSINESS CENTRES LIMITED whose registered office is situated at
        16 Hanover Square  London  W1R 9AJ ("the Buyer")

WHEREBY IT IS AGREED as follows:-

1:      SALE AND PURCHASE AND LEASES

        The Seller shall sell and the Buyer shall purchase at the price
     specified in Schedule 1 ("the Price") the freehold property ("the
     Property") specified in Schedule 2

2:      DEPOSIT

        The Buyer shall on or before the date hereof pay a deposit of ten per
     cent of the Price (together with VAT thereon) ("the Deposit") to the
     Seller's solicitors McLellans of Old Cross House Old Cross Hertfordshire
     SG14 1RD as stakeholder by telegraphic transfer to the Seller's solicitors
     client account and the balance of the purchase price shall be paid upon
     completion such deposit shall not in any circumstances (save where the
     Seller fails to complete within the period specified in a valid notice to
     complete served by the Buyer following default by the Seller or if the
     condition precedent set out in clause 9.7 is not satisfied and notice is
     served pursuant to clause 9.8 hereof) be refundable and any interest earned
     on the deposit shall belong to the Seller

3:      CAPACITY OF SELLER

        The Seller sells with full title guarantee



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4:      MATTERS OF PUBLIC RECORD

        For the purposes of Section 6(2)(a) of the Law of Property
     (Miscellaneous Provisions) Act 1995 all matters now recorded in registers
     open to public inspection are to be considered within the actual knowledge
     of the Buyer

5:      COMPLETION

        The sale of the Property shall be completed on or before the 30th day of
     June 2000 at the offices of the Seller's solicitors or at such other place
     as the Seller may reasonably require

6:      NAMED BUYER TO BUY

        The Seller shall not be obliged to transfer the Property to any person
     or body other than the Buyer

7:      DEDUCTION OF TITLE

        The Seller's title is registered at HM Land Registry with Absolute
     freehold title under Title Number BK55435 and copies of the entries on the
     register of that title as at 20th March 2000 having been supplied the Buyer
     shall be deemed to buy with full knowledge of all matters contained or
     referred to in them and shall raise no objection or requisition in respect
     of them

8:      MATTERS TO WHICH PROPERTY IS SUBJECT AND PLANNING

        8.1    The Property is sold subject to and with the benefit of (as the
               case may be):

        8.1.1  all entries on the Property Register of Title Number BK55435 and
               the stipulations restrictions and covenants contained in the
               instruments mentioned therein and in the entries numbered 1 to 5
               in the Charges Register of the said Title Number to the extent
               that they are subsisting and capable of being enforced and no
               objection or requisition shall be raised in respect of them

        8.1.2  all actual or proposed charges notices orders restrictions
               agreements conditions or other matters arising under the Town &
               Country Planning Acts

        8.1.3  all matters registerable by any competent authority pursuant to
               statute

        8.1.4  all requirements of any competent authority and

        8.1.5  all matters disclosed or reasonably to be expected to be
               disclosed by searches or as the result of inspections or
               enquiries (formal or informal) and whether made in person by
               writing or orally by or for the Buyer or which a prudent buyer
               ought to make

        8.1.6  the Leases

        8.2    In Clause 8.1.4 the expression "competent authority" means a
               local authority or other body acting on statutory authority or
               under a Royal Charter and the expression "requirement" includes
               any notice order or proposal (whether or not subject to
               confirmation)

        8.3    No warranty is given as to the authorised use of the Property for
               the purpose of the Town & Country Planning Acts



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9:      SURRENDER AND GRANT OF NEW LEASES

        9.1    The Seller shall use all reasonable endeavours to procure that
               Cronos Containers Limited ("the Tenant") shall before completion
               effect a surrender of the Tenant's lease of part of the Property
               referred to in entry number 6 in the Charges Register of Title
               Number BK55435 such surrender to be in the form annexed ("the
               Surrender")



        9.2    The Seller shall on completion deliver to the Buyer the following
               documents in relation to such surrender

               9.2.1  The Land or Charge Certificate relating to Title Number
                      BK306775

               9.2.2  Land Registry form DS1 in relation to the charge
                      registered as entry 2 on the Charges Register of title
                      number BK306775

               9.2.3  The Surrender or Transfer effecting surrender duly
                      executed by the Seller and the Tenant

               9.2.4  The consent of the Chargees of the registered charges
                      referred to in entries 7 and 9 of the Charges Register of
                      title number BK55435 to the acceptance by the Seller of
                      such surrender

               9.2.5  A completed and signed Land Registry Form AP1 in relation
                      to such surrender with a cheque to HM Land Registry for
                      the appropriate fee

               9.2.6  A completed and signed PD form in relation to such
                      surrender

        9.3    The Seller shall pay Land Registry fees in connection with the
               registration of such surrender and the closure of title number
               BK306775 and shall use all reasonable endeavours to comply with
               all requisitions raised by HM Land Registry in connection
               therewith so as to procure that entry number 6 on the Charges
               Register of title number BK55435 is removed

        9.4    The Seller and the Tenant shall prior to completion make
               application for and obtain an order under Section 38(4)(a) of the
               Landlord and Tenant Act 1954 authorising the exclusion of
               Sections 24-28 of the Landlord and Tenant Act 1954 in relation to
               each of the tenancies to be created pursuant to clause 9.5 hereof

        9.5    The Seller shall forthwith on completion of the surrender grant
               and before or on completion of the purchase of the Property
               procure that the Tenant shall accept two leases ("the Leases") in
               the form of the agreed drafts annexed to this Agreement

        9.6    The rents first and secondly reserved by the Leases shall belong
               to the Seller and shall not be apportioned on completion

        9.7    The completion of the surrender and the grant of the Leases
               provided for in this clause 9 shall be a condition precedent and
               completion of the sale of the Property shall not take place until
               the same shall have been effected.

        9.8    In the event that the condition precedent referred to in clause
               9.7 has not been satisfied by a date which is two months from the
               date hereof then either party hereto may serve seven days' notice
               on the other party determining this Agreement and on the expiry
               of such notice this Agreement shall forthwith determine and the
               Deposit shall be repaid to the Buyer and a credit note shall be
               provided by the Seller against any VAT invoice previously issued


10:     INDEMNITY


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        10.1   The transfer to the Buyer shall contain a covenant by the Buyer
               that the Buyer and the persons deriving title through or under
               the Buyer will at all times thenceforth observe and perform the
               restrictions and stipulations referred to in clause 8.1.1 above
               and shall indemnify and keep indemnified the Seller from and
               against all proceedings costs claims and expenses arising out of
               any future breach or non-performance thereof

        10.2   10.2.1 The transfer to the Buyer shall contain a covenant by the
                      Buyer and that the Buyer and the persons deriving title
                      through or under the Buyer will at all times observe and
                      perform the covenants on the part of the lessor contained
                      in the Leases and shall indemnify and keep fully and
                      effectually indemnified the Seller from and against all
                      proceeding costs and claims and expenses arising out of
                      any future breach or non-performance thereof

               10.2.2 The transfer of the Property shall contain the following
                      declaration :-           "For the purposes of section
                      6(2)(a) of the Law of Property (Miscellaneous Provisions)
                      Act 1994 all matters recorded in registers open to public
                      inspection are to be considered within the actual
                      knowledge of the Buyer"

11:     VAT

        The Price and any other consideration payable to the Seller under this
     Agreement is or are exclusive of value added tax which shall on completion
     be paid by the Buyer (in addition to the Price) at the appropriate rate

12:     BUYER'S RISK

        The Property shall be at the risk of the Buyer with effect from the date
     of this Agreement

13:     ASSIGNMENT OF WARRANTIES

        The Seller shall on completion deliver to the Buyer a duly executed
     assignment in the form annexed of the benefit of the building contractors
     and professionals warranties listed in such form of assignment to the Buyer

14:     STANDARD CONDITIONS OF SALE

        14.1   In this Agreement the "Standard Conditions" means the Standard
               Conditions of Sale (Third Edition) as printed in the Contract
               form embodying those conditions published by the Solicitors Law
               Stationery Society Limited

        14.2   The Standard Conditions (excluding Conditions 2.2.1, 2.2.3,
               3.1.3, 4.2.1, 4.3.2, 5.1, 5.2.4, 6.7(a) and (b), 7.3 and
               7.6.2(a)) shall (subject to Clause 14.3 below) apply to this
               Agreement to the extent that they apply to a sale by private
               treaty, relate to freehold property and are not varied by or
               inconsistent with the express conditions of this Agreement

        14.3   In the application to this Agreement of the Standard Conditions:-

               14.3.1 The "COMPLETION DATE" means the date specified in Clause 5
                      above



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               14.3.2 The "CONTRACT RATE" means an annual of interest higher by
                      four percentage points than the base lending rate from
                      time to time of Barclays Bank plc

               14.3.3 "CLEARING BANK" means a Town Clearing branch of a clearing
                      bank (as defined in Standard Condition 1.1.1)

               14.3.4 In Standard Condition 3.1.2(c) the words "and could not"
                      shall be deleted

               14.3.5 In Standard Condition 6.1 reference to 1pm shall be
                      substituted for references to 2.00pm

               14.3.6 The following provision will be substituted for Condition
                      6.3:-

                      "6.3   Unless the Seller remains in physical occupation of
                             the Property the Buyer shall be liable for all
                             outgoings payable in respect of the Property from
                             the completion date and as at such date all such
                             rates and other outgoings payable in respect of the
                             Property shall be apportioned accordingly"

               14.3.7 The following conditions shall be added to Standard
                      Condition 6.

                      "6.9   COMPLETION BY POST AND PAYMENT BY DIRECT CREDIT

                      6.9.1  If the parties agree that completion shall be
                             effected through the post, completion shall take
                             place when all the money due on completion
                             including any interest is paid to the Seller and
                             the Seller's solicitors hold to the order of the
                             Buyer all the documents to which he is entitled on
                             completion

                      6.9.2  For the purposes of this Condition money is paid
                             when the Seller receives payment by a method
                             specified in condition 6.7 above and where the
                             parties have agreed upon a direct credit to a bank
                             account at a specified branch, payment is made when
                             that branch receives the credit

               14.3.8 The following words shall be added to Standard Condition
                      7.1.1. immediately after the words "leading to it" "or any
                      written statement made by the Seller's solicitors on which
                      the Buyer is entitled to rely"

               14.3.9 The following provisions will be substituted for Condition
                      7.3

                      "7.3.1 If completion is delayed otherwise than as a result
                             of default by the Seller then the Buyer shall pay
                             compensation to the Seller calculated on the
                             balance of the purchase price less the deposit paid
                             at the contract rate for the period



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                             from the completion date until the earlier of the
                             date of actual completion and the date of
                             determination of this Agreement whether by
                             rescission or otherwise

                      7.3.2  The Seller will be entitled both to income and to
                             compensation if there is a delay in completion
                             beyond the completion date other than a delay due
                             to default by the Seller"

                      7.3.3  The Buyer shall pay on demand the Seller's
                             solicitors costs of Pound Sterling85 for preparing
                             and serving a notice to complete under condition
                             6.8.1

                      7.3.4  The Seller's solicitors shall be entitled to retain
                             all title deeds to the Property until receipt of
                             all sums due to the Seller hereunder

              14.3.10 Under condition 7.5 if the Seller resells the Property
                      within one year following the Buyer's failure to comply
                      with a notice to complete the Seller may claim as
                      liquidated damages any loss incurred on the re-sale
                      including the additional costs and expenses of the re-sale

15      NOTICES

        15.1  Any notice to be given hereunder shall be in writing and may be
              delivered or sent by first class recorded delivery post or
              facsimile transmission to the party to be served at that party's
              address appearing in this Agreement or to the address of its
              solicitors and any such notice shall be deemed to have been
              served:-

              15.1.1  if delivered at the time of delivery; or

              15.1.2  if posted 48 hours after the envelope containing it has
                      been put into the post or

        15.2  In proving such service (other than by facsimile transmission) it
              shall be sufficient to prove that delivery was made or that the
              envelope containing such notice or document was properly addressed
              and posted as a prepaid first class recorded delivery letter

16:     NO REPRESENTATION

        The Buyer acknowledges that he has not entered into this Agreement in
     reliance upon any representation made by or on behalf of the Seller other
     than the Seller's solicitors' written replies to any preliminary enquiries
     made by the Buyer's solicitors

17:     JOINT AND SEVERAL LIABILITY

        Any agreement covenant representation warranty acknowledgement or
     undertaking in this agreement on the part of two or more persons is made or
     given by such persons jointly and severally



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18:     ENTIRE AGREEMENT

        It is hereby acknowledged that this Agreement constitutes the entire
     agreement between the parties and that it may only be varied or modified
     (whether by collateral contract or otherwise) in writing signed by the
     parties or their solicitors

AS WITNESS the hands of duly authorised representatives of the parties hereto
the day and year first before written

                                   SCHEDULE 1

                                    THE PRICE

SIX MILLION ONE HUNDRED AND NINETY ONE THOUSAND THREE HUNDRED AND FIFTY POUNDS
(Pound Sterling 6,191,350)

                                   SCHEDULE 2

                                  THE PROPERTY

ALL THAT freehold property known as Orchard Lea Winkfield Lane Winkfield
Berkshire as the same is registered with Title Absolute at HM Land Registry
under Title Number BK55435

SIGNED by for and on behalf of the said SELLER

By      /s/ C. Langley
        Chris P. Langley

SIGNED by for and on behalf of the said BUYER

By      /s/ Dominic Gwillim-David
        Dominic Gwillim-David



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