Document:

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                                                                   Exhibit 10.16

                                                                  EXECUTION COPY

                     INTELLECTUAL PROPERTY LICENSE AGREEMENT

          THIS INTELLECTUAL PROPERTY LICENSE AGREEMENT (as the same may be
amended from time to time, the "Agreement"), dated as of February 10, 2003 (the
"Effective Date"), is between Hughes Electronics Corporation, a Delaware
corporation with its principal place of business at 200 North Sepulveda
Boulevard, El Segundo, CA 90245 ("HUGHES") and DIRECTV Enterprises, LLC, a
Delaware limited liability company with its principal place of business at 2230
East Imperial Highway, El Segundo, CA 90245, on behalf of itself and its
Subsidiaries (collectively, "LICENSEE"). HUGHES and LICENSEE are referred to
herein individually as "Party" and collectively as the "Parties".

                                   WITNESSETH

          WHEREAS, HUGHES, pursuant to its corporate policy, owns title to and
is licensed under certain Intellectual Property conceived, developed or
originated by or for itself or its Subsidiaries;

          WHEREAS, LICENSEE is currently a wholly owned Subsidiary of HUGHES;

          WHEREAS, HUGHES has as a matter of corporate policy, permitted each of
its Subsidiaries, including LICENSEE, to practice under Intellectual Property
owned by HUGHES as necessary for such Subsidiaries to conduct their respective
businesses, without the payment of royalties;

          WHEREAS, the Parties hereto desire to enter into this Agreement in
order to confirm the aforementioned arrangement;

          NOW, THEREFORE, in consideration of the promises set forth herein and
for other valuable consideration, the sufficiency of which is hereby
acknowledged, the Parties hereby agree as follows:

                                    ARTICLE 1
                                   DEFINITIONS

                1.1     "Intellectual Property" shall mean any and all domestic
                and foreign patents and patent applications, together with all
                continuations, continuations-in-part or divisional applications
                thereof, and all patents issuing thereon (including reissues,
                renewals and re-examinations of the foregoing); invention
                disclosures; mask works; net lists; copyrights, and copyright
                applications and registrations; trademarks, service marks,
                service names, trade names, and trade dress, in each case
                together with all applications and registrations therefor and
                all appurtenant goodwill relating thereto; trade secrets,
                commercial and technical information, know-how, proprietary or
                confidential information, including engineering, production and
                other

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                                                                  EXECUTION COPY

                designs, notebooks, processes, drawings, specifications,
                formulae, and technology; computer and electronic data
                processing programs and software (object and source code), data
                bases and documentation thereof; customer lists, inventions
                (whether patented or not); domain names; and all other
                intellectual property under the laws of any country throughout
                the world.

                1.2     "HUGHES Intellectual Property" shall mean the
                Intellectual Property owned or controlled by HUGHES, or licensed
                to HUGHES with the right to grant sublicenses, whether such
                Intellectual Property is currently held or is acquired after the
                Effective Date. HUGHES Intellectual Property shall only include
                Intellectual Property that is in existence while LICENSEE is a
                Subsidiary of HUGHES. For the avoidance of doubt, HUGHES
                Intellectual Property shall include all registered Intellectual
                Property, including without limitation patents, which issues
                after LICENSEE ceases to be a Subsidiary of HUGHES, however,
                only to the extent (i) the Intellectual Property represented by
                such registrations was created, invented, discovered, conceived
                or reduced to practice while LICENSEE was a Subsidiary of HUGHES
                and (ii) LICENSEE does not take title to such Intellectual
                Property.

                1.3     "Licensed Field" shall mean (i) the provision of
                products and services for direct to home satellite television
                applications in the United States and (ii) any other business
                (in any country or jurisdiction) in which LICENSEE is engaged
                immediately prior to such time as it ceases to be a Subsidiary
                of HUGHES, excluding, with respect to subsection (ii), any
                business in which another Subsidiary of HUGHES was engaged
                before LICENSEE.

                1.4     "HUGHES DTV Intellectual Property" shall mean (i) all of
                the HUGHES Intellectual Property that originated from or was
                created, invented or developed by or in the business of LICENSEE
                or DIRECTV Holdings LLC and (ii) any other HUGHES Intellectual
                Property that is material to any part of the business of
                LICENSEE or DIRECTV Holdings LLC and that is related to the
                Licensed Field.

                1.5     "Subsidiary" of any Party shall mean and include (i) any
                corporation more than 50% of whose stock of any class or classes
                having by the terms thereof ordinary voting power to elect a
                majority of the directors of such corporation (irrespective of
                whether or not at the time stock of any class or classes of such
                corporation shall have or might have voting power by reason of
                the happening of any contingency) is at the time owned by such
                Party directly or indirectly through Subsidiaries and (ii) any
                partnership, association, joint venture or other entity in which
                such Party directly or indirectly through Subsidiaries, has more
                than a 50% equity interest at the time.

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                                                                  EXECUTION COPY

                                    ARTICLE 2
                                     LICENSE

                2.1     License Grant by HUGHES. Subject to Section 2.4and all
                pre-existing licenses and pre-existing limitations and
                restrictions and to the extent of its lawful right to do so,
                HUGHES hereby grants to LICENSEE a worldwide, non-exclusive,
                non-transferable (subject to Section 6.3 below), royalty-free
                license, irrevocable except in the event this Agreement is
                terminated under Section 5.2, under the HUGHES Intellectual
                Property to exploit and use the HUGHES Intellectual Property in
                the Licensed Field to make, have made, use, sell or offer to
                sell, display, perform, make derivative works from, lease or
                offer to lease and/or import products and perform or have
                performed services. Unless otherwise agreed to in writing by
                HUGHES, the foregoing license shall exclude any license under
                any HUGHES Intellectual Property which is not HUGHES DTV
                Intellectual Property and which consists of (i) foreign
                (non-U.S.) trademarks or foreign (non-U.S.) service marks; (ii)
                non-patent HUGHES Intellectual Property developed by or for a
                Subsidiary of HUGHES and used exclusively by a Subsidiary of
                HUGHES other than LICENSEE; or (iii) trademarks, service marks,
                domain names, service names or trade names that contain the term
                "HUGHES" or the "HUGHES" logo or any terms or logos confusingly
                similar thereto.

                2.2     Sublicenses. Subject to Section 2.4, the license granted
                in Section 2.1 shall include the right to grant sublicenses in
                accordance with LICENSEE's corporate policies in effect at the
                time of such sublicense. LICENSEE shall provide HUGHES with at
                least thirty (30) days prior written notice of each sublicense;
                provided that if LICENSEE at any time ceases to be a Subsidiary
                of HUGHES, then no prior written notice shall be required to the
                extent such sublicense involves only HUGHES DTV Intellectual
                Property.

                2.3     Restrictions on HUGHES Licensing of Certain HUGHES
                Intellectual Property. Unless otherwise agreed to in writing by
                LICENSEE, HUGHES shall grant no licenses in the Licensed Field
                to a competitor of LICENSEE (or to create or enable a competing
                business) under any HUGHES DTV Intellectual Property except to
                Subsidiaries of HUGHES. If LICENSEE ceases to be a Subsidiary of
                HUGHES, HUGHES and its Subsidiaries shall not use the HUGHES DTV
                Intellectual Property to compete with LICENSEE in the Licensed
                Field, provided that HUGHES and its Subsidiaries may continue to
                exploit and use only the patents included within HUGHES DTV
                Intellectual Property and the non-patent HUGHES Intellectual
                Property included within HUGHES DTV Intellectual Property that
                was originated, conceived or developed by or for HUGHES or any
                Subsidiary of HUGHES other than LICENSEE (provided that such
                non-patent HUGHES Intellectual Property was not created by or
                for LICENSEE

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                or DIRECTV Holdings LLC and the development of such non-patent
                HUGHES Intellectual Property was not funded by LICENSEE or
                DIRECTV Holdings LLC) to make, have made, use, sell or offer to
                sell, display, perform, make derivative works from, lease or
                offer to lease and/or import set-top receiver products.

                2.4     Restrictions on License and Sublicense Rights.
                Notwithstanding the foregoing, the license and sublicense rights
                in Section 2.1 and 2.2 shall exclude any right to practice under
                any HUGHES Intellectual Property so as to compete with the
                business of HUGHES or its Subsidiaries outside of the Licensed
                Field. This restriction shall not apply to any HUGHES DTV
                Intellectual Property.

                2.5     Reservation of Rights. All rights not expressly granted
                by HUGHES hereunder are reserved to HUGHES. Without limiting the
                generality of the foregoing, the Parties expressly acknowledge
                that nothing contained herein shall be construed or interpreted
                as a grant, by implication or otherwise, of any licenses other
                than the licenses specified in Section 2.1 and 2.2 hereof.

                                    ARTICLE 3
                         REPRESENTATIONS AND WARRANTIES

                3.1     Representations. LICENSEE may, if necessary for the
                business of LICENSEE, represent that it is licensed hereunder.

                3.2     HUGHES Warranties. HUGHES represents and warrants that
                it is authorized to enter into this Agreement and grant the
                licenses set forth herein.

                                    ARTICLE 4
                   PROTECTION OF HUGHES INTELLECTUAL PROPERTY;
                       COMPLIANCE WITH CORPORATE PRACTICES

                4.1     Intellectual Property Protection. As long as LICENSEE is
                a Subsidiary of HUGHES, LICENSEE acknowledges and agrees that it
                shall comply with all applicable requirements of law and those
                HUGHES written standard corporate practices and policies,
                generally applicable to HUGHES and all of its Subsidiaries,
                relating to Intellectual Property. If LICENSEE is no longer a
                Subsidiary of HUGHES, LICENSEE shall comply with such written
                practices and policies which are customary and necessary to
                maintain and/or obtain the benefit of protection under law for
                the HUGHES Intellectual Property, including, but not limited to,
                all requirements relating to markings and quality control.

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                                    ARTICLE 5
                                   TERMINATION

                5.1     This Agreement may not be terminated at any time or for
                any reason by HUGHES or LICENSEE if such termination is
                prohibited by the terms of any indebtedness to which LICENSEE or
                DIRECTV Holdings LLC is a party and which is underwritten or
                arranged, in whole or in part, by Deutsche Bank Trust Company
                Americas or Bank of America, N.A. or any of their respective
                affiliates.

                5.2     If the restrictions of Section 5.1 are no longer in
                effect and LICENSEE and DIRECTV Holdings LLC are no longer a
                party to the terms of any such indebtedness and provided that in
                no event shall any termination of this Agreement take place
                until at least ninety (90) days after the repayment of all of
                the indebtedness referenced in Section 5.1, then this Agreement
                may be terminated:

                        5.2.1   by either Party, subject to Section 5.2.2,
                        solely in the event of a material breach of this
                        Agreement by the other Party in the event such material
                        breach is not cured by the breaching Party within ninety
                        (90) days of the receipt of written notice of the
                        alleged breach from the non-breaching Party; or

                        5.2.2   by HUGHES if a successor in interest to all or
                        substantially all of the assets or stock of LICENSEE
                        files bankruptcy or becomes insolvent.

                5.3     The Parties hereby acknowledge and agree that in the
                event that this Agreement is held by a court of competent
                jurisdiction to be an executory contract, the provisions of 11
                U.S.C. Section 365(n) shall apply to this Agreement.

                                    ARTICLE 6
                                  MISCELLANEOUS

                6.1     Notices. All notices or other communications hereunder
                shall be in writing, signed by the Party providing such notice,
                and shall be considered properly given or made and shall be
                deemed to have been duly given on the date of delivery, when
                delivered personally or transmitted and received by
                telecopier/facsimile transmitter, receipt acknowledged or
                confirmed during normal business hours, or in the case of
                registered or certified mail, return receipt requested, postage
                prepaid, on the date shown on such receipt.

                        Any notices to HUGHES shall be sent as follows (or to
                such other address as HUGHES may specify in writing to
                LICENSEE):

                        Hughes Electronics Corporation

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                                                                  EXECUTION COPY

                        P. O. Box 956
                        El Segundo, CA 90245-0956
                        Attention:    Patents and Licensing
                                      Vice President and Assistant General
                                      Counsel
                        Facsimile No: (310)416-1216

                        Any notices to LICENSEE shall be sent as follows (or to
                such other address as LICENSEE may specify in writing to
                HUGHES):

                        DIRECTV, INC.
                        2230 East Imperial Highway
                        El Segundo, CA 90245
                        Attention:    General Counsel
                             cc:      Intellectual Property Counsel
                        Facsimile No: (310)726-4991

                6.2     Governing Law. This Agreement shall be governed by and
                construed in accordance with the laws of the State of Delaware
                regardless of the laws that might otherwise govern under
                principles of conflicts of laws applicable hereto.

                6.3     Assignment. LICENSEE may not assign this Agreement, in
                whole or in part, except with the prior written approval of
                HUGHES. HUGHES may assign this Agreement with thirty (30) days
                prior written notice to LICENSEE provided that (i) the assignee
                assumes all obligations and responsibilities of HUGHES under
                this Agreement, and (ii) the assignee has the right and ability
                to maintain and provide to LICENSEE all of the rights under the
                HUGHES Intellectual Property. Notwithstanding the foregoing or
                any other provision of this Agreement, with thirty (30) days
                prior written notice to HUGHES, (a) this Agreement may be
                assigned by LICENSEE without prior written approval of HUGHES to
                a successor in interest to all or substantially all of the
                assets or business of LICENSEE, and (b) LICENSEE, without any
                prior written approval, may assign its rights and interests
                hereunder for the purpose of securing any financing transactions
                entered into by LICENSEE or DIRECTV Holdings LLC, including
                without limitation, in connection with the exercise by the
                secured party (or its successors or assigns) of its rights and
                remedies under the documents governing such financing
                transactions.

                6.4     Entire Agreement; Amendments. This Agreement constitutes
                the entire agreement of the Parties, confirms and restates the
                existing agreements of the Parties, and supersedes all
                conflicting pre-existing agreements, with respect to the matters
                expressly provided for in this Agreement. This Agreement may be
                amended or modified only by mutual agreement of the Parties in
                writing signed by authorized representatives of both Parties.

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                6.5     Counterparts. This Agreement may be executed in
                counterparts, each of which shall be deemed an original.

                6.6     Descriptive Headings and Interpretation. The section and
                clause headings in this Agreement are for reference purposes
                only and shall not affect the meaning or interpretation of this
                Agreement. If any term, covenant, or provision of this Agreement
                or the application thereof to any person or circumstance shall
                to any extent be held invalid or unenforceable, the remainder of
                this Agreement or the application of such term or provision to
                any person or circumstance other than those to which it is held
                invalid or unenforceable shall not be affected thereby, and each
                other term, covenant or provision of this Agreement shall be
                valid and shall be enforced to the fullest extent provided by
                law.

                6.7     Disputes. Any dispute, claim or controversy between the
                Parties arising under this Agreement shall be resolved by
                management of HUGHES and LICENSEE. In the event LICENSEE is not
                a Subsidiary of HUGHES and such a dispute cannot be resolved by
                the Parties within ten (10) business days after receipt of
                written notice of said dispute from a Party, either Party may
                submit the dispute to the courts (both State and Federal)
                located in the State of California, County of Los Angeles. The
                Parties hereby waive any objection they may have in any such
                action based on lack of personal jurisdiction, improper venue or
                inconvenient forum. The Parties further agree that service of
                any process, summons, notice or document by U.S. registered mail
                to its respective address as set forth above shall be effective
                legal service for any litigation brought in such courts.

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                                                                  EXECUTION COPY

          IN WITNESS WHEREOF, HUGHES and LICENSEE have each caused this
Agreement to be duly signed and delivered to the other Party.

HUGHES ELECTRONICS CORPORATION

By:
      -----------------------------
Name
      -----------------------------
Title
      -----------------------------
Date:                    2003
      ------------------

DIRECTV ENTERPRISES, LLC

By:    /s/ John Crook
      -----------------------------
Name:  JOHN CROOK
      -----------------------------
Title: VP-Asst Genl. Counsel
      -----------------------------
Date:  Feb. 10           2003
      ------------------

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                                                                  EXECUTION COPY

          IN WITNESS WHEREOF, HUGHES and LICENSEE have each caused this
Agreement to be duly signed and delivered to the other Party.

HUGHES ELECTRONICS CORPORATION

By:    /s/ Michael W Sales
     -----------------------------
Name   Michael W Sales
     -----------------------------
Title  VP and Asst Gen
     -----------------------------
Date:  February 10       2003
     -------------------

DIRECTV ENTERPRISES, LLC

By:
      ----------------------------
Name:
      ----------------------------
Title:
      ----------------------------
Date:                    2003
      ------------------

                                        8<PAGE>
                                                                   Exhibit 10.17

                                 OFFICE SUBLEASE

          THIS SUBLEASE (this "Sublease") is made and entered into the 20th day
of March, 1996, between Hughes Aircraft Company ("Sublandlord"), and DIRECTV
("Subtenant").

                                   WITNESSETH:

1. Sublandlord and Subtenant hereby agree as follows:

     (a) Sublease. Sublandlord hereby leases to Subtenant and Subtenant hereby
hires from Sublandlord the following described premises (the "Premises") on the
basis of all of the terms, covenants and conditions set forth herein:

     Location:       2230 E. Imperial Highway
                     El Segundo, California 90245

     Building Name   R08

     Rentable Square Feet through 12/31/96: 129,180(Floors 5-11)
                          Effective 1/1/97: 205,210(Floors 1-11)

     (b) Subtenant may use and occupy the Premises for offices, engineering and
all other uses incidental and related thereto and for any other lawful business
and commercial purpose.

2. Term. The Sublease shall have a term commencing on the dates set forth on
Exhibit "A" attached hereto and incorporated herein by reference (the
"Commencement Date") and ending December 31, 2008, provided, however, if the
Commencement Date occurs on a date other than the first day of the calendar
month, there shall be added to the term the partial month from the Commencement
Date to, but not including, the first day of the calendar month following the
Commencement Date.

3. Rent. The monthly rent payable hereunder shall be paid in accordance with the
scheduled attached hereto as Exhibit A and A-1 ("Rent"), payable in advance to
Sublandlord on the

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Commencement Date and thereafter on the first day of every calendar month during
the term. Rent for any period of less than one month shall be apportioned on a
per diem basis for the number of days of such month from and including the
Commencement Date.

4. Operating Expenses.

     (a) Effective from the commencement dates set forth on Exhibit A through
December 31, 1996, Subtenant shall pay to Sublandlord as additional rent an
amount equal to "Subtenant's Share" of Operating Expenses as defined in the
Master Lease, a copy of which is attached hereto as Exhibit "B" and incorporated
herein by reference. Subtenant's Share represents a fraction, the numerator of
which is the number of square feet of rentable area in the Premises and the
denominator of which is the number of square feet of rentable area in the
Building, as the same exists from time to time.

     (b) Prior to the commencement of each calendar year of the term following
the Commencement Date, Sublandlord shall have the right to give to Subtenant a
written estimate of Subtenant's Share of the projected Operating Expenses for
the ensuing year. Subtenant shall pay such estimated amount to Sublandlord in
equal monthly installments, in advance, on the first day of each month. Within a
reasonable period after the end of each calendar year, Sublandlord shall furnish
Subtenant a statement indicating in reasonable detail the Operating Expenses for
such period and the parties shall, within 30 days thereafter, make any payment
necessary to adjust Subtenant's payments to Subtenant's actual share of such
excess, as indicated by such annual statement.

     (c) "Operating Expenses" shall mean, subject to the provisions hereof, all
expenses of Sublandlord, as determined in accordance with sound, generally
accepted accounting principles, consistently applied, actually incurred by
Sublandlord during a particular calendar year (or to the extent applicable, a
portion thereof), in connection with and related solely to the ownership,
management, operation and maintenance of the Building, including all real estate
taxes and assessments on the Building (and

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substitutions and/or additions thereto generally recognized as taxes or
assessments by comparable landlords).

     (d) "Operating Expenses" shall specifically exclude: any cost or expense
relating to (i) all repairs, alterations, improvements, additions and
replacements to the Building and Sublandlord's personal property which under
sound and reasonable accounting principles, are properly classified as capital
expenditures, capital repairs or capital improvements; except capital
improvements or alterations (A) intended to effect economies in the operation of
the Building, to the extent of the reduction in other Operating Expenses
reasonably anticipated by Sublandlord at the time of the original expenditure
or (B) required under any governmental Law (defined below) adopted following the
Commencement Date (provided that the cost of any such permitted capital
improvements or alterations shall be amortized, using a reasonable financing
rate over their reasonable, expected useful life); (ii) all financing costs,
including interest and principal payments on any debt, and expenditures required
by any lender; (iii) any income tax, excess profits or revenue tax, excise tax
or inheritance tax, gift tax, franchise tax, corporation tax, estate, succession
or other similar tax; (iv) any voluntary assessments; (v) any casualty repairs
or damage; (vi) payments to Sublandlord or its affiliates in excess of market
rates for services provided; (vii) earthquake insurance; (viii) costs reimbursed
by tenants or others; (ix) tenant work or preparing space for lease; (x)
marketing; (xi) disputes with tenants, lenders and partners; (xii) the
investigation, reporting, disposal, treatment, maintenance, removal or
remediation of Hazardous Materials, (xiii) general corporate overhead of
Sublandlord, and (xiv) items not customarily chargeable as operating expenses by
first class office buildings.

     (e) Sublandlord shall, at Subtenant's request, make available to Subtenant
for inspection and examination all books and records that relate to the payment
of Operating Expenses and the matters described therein. If Subtenant disputes
any portion of Sublandlord's statement and the parties cannot resolve their
differences within thirty (30) days thereafter, either party may

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elect to have the matter resolved by arbitration in accordance with the rules of
the American Arbitration Association.

     (f) Effective January 1, 1997, this Sublease shall become a triple net
lease and Subtenant shall be responsible for providing all of its own services
and utilities to the entire building as set forth in Exhibit A-1.

5. Compliance with Law. Subtenant shall promptly comply with all governmental
laws, statutes, rules, regulations, orders and ordinances (collectively, "Laws")
affecting the Building or the Premises applicable to use or occupancy of the
Premises, relating to tenant improvements in the Premises, or triggered or made
applicable by any special use of or activity in the Premises by Subtenant (as
opposed to normal office use) (a "Special Use"). Except for application of Laws
affecting the Building or the Premises by reason of a Special Use, Sublandlord
shall promptly comply with all Laws applicable to all common areas in the
Building (outside of the Premises) or applicable to the Building shell, core,
skin, foundation, structural elements, basic building systems (but not
distribution thereof within the Premises) or other areas generally recognized by
landlords of comparable buildings as not constituting tenant improvements.

6. Sublandlord's Title and Other Obligations. Sublandlord covenants, warrants
and agrees (i) that it has the right and authority to execute this Sublease and
to perform its obligations hereunder and (ii) that it will, subject to force
majeure and other delays beyond its control, deliver possession of the Premises
to the Subtenant at or prior to the Commencement Date.

7. Building Services and Equipment. Subtenant shall maintain the Premises and
the tenant improvements therein in reasonable condition, reasonable wear and
tear and acts of God excepted. Sublandlord will maintain the Building shell and
core, common areas and basic building systems (other than distribution thereof
within the Premises) in good condition, and will furnish the following services
and utilities: (i) reasonable elevator service, (ii) heat, ventilating, and
air-conditioning consistent with that provided in first class office buildings
("First Class

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Standard") twenty four hours each day, seven days per week, (iii) cleaning and
janitorial service, including removal of rubbish and furnishing washroom
supplies consistent with a First Class Standard, (iv) hot and cold running fresh
water adequate for Subtenant's purposes, (v) reasonable amounts of electricity
for the lighting of the Premises and operation of Subtenant's office machines,
appliances and equipment, except where particular equipment of Subtenant
utilizes materially more electricity (and as a result the Premises uses
materially more electricity) than generally used in the Building, in which case
Subtenant shall reimburse Sublandlord for such excess usage at Sublandlord's
reasonable cost, (vi) provision, installation, and replacement of all Building
standard light bulbs and tubes, (vii) maintenance of the parking area, walks and
driveways, (viii) removal of ice, snow and litter from walks, driveways and
parking area, and (ix) access to the Premises twenty-four (24) hours a day. In
the event that Subtenant suffers a material interference of its use and
enjoyment of any portion of the Premises by reason of (i) any interruption of
any building service or any utility, (ii) any entry by Sublandlord into the
Premises, or any construction activities by the Sublandlord in or around the
Building, (iii) any interference with access to the Premises, or (iv) any
unhealthful environmental, indoor air or Hazardous Materials condition (other
than those conditions caused by Subtenant) which renders the Premises or a
portion thereof untenantable (and as a result thereof Subtenant actually does
not occupy such space) and such condition continues for five (5) substantially
consecutive days or for ten (10) days in any twelve (12) month period, Rent,
additional rent and all other charges payable by Subtenant hereunder shall abate
in a reasonable amount based upon the degree of interference of Subtenant's use
and enjoyment of its Premises, until the date Subtenant's full use and enjoyment
of the entire Premises is restored (or is otherwise made available).

8. Removal of Goods and Subtenant's Repairs. At the expiration of the term,
Subtenant will remove its personal property, trade fixtures, goods and effects
(except as elsewhere provided herein) and will deliver to Sublandlord the
Premises in reasonable condition, "broom-clean," subject to Sublandlord's
obligations to

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repair, and damage by fire, the elements, casualty, acts of God and
Sublandlord's negligence. Subtenant acknowledges that the Premises are in the
condition depicted on the attached Exhibit "D" incorporated herein by reference
and Subtenant agrees to return the Premises to the same condition at the end of
the term of this Sublease. If at the time of any alteration to the Premises,
Sublandlord notified Subtenant that Sublandlord would require Subtenant to
remove any such alteration at the expiration of the term, and such alteration is
not of a nature which is compatible with and useful in general office premises
of most office tenants, at the expiration or early termination of this Sublease,
Sublandlord may require Subtenant to remove such alteration and to restore the
portion of the Premises affected to its condition prior to such alteration.
Subtenant shall repair any damage to the Premises caused by Subtenant's removal
or restoration of its alterations, personal property, trade fixtures, good and
effects as provided herein.

9. Improvements and Alterations. Subtenant may at its own expense and without
the consent of Sublandlord place partitions, fixtures, personal property, and
the like, in the Premises and may make nonstructural improvements,
installations, changes and alterations (collectively, "Alterations") in the
interior of Premises which do not violate any Laws, do not affect the exterior
appearance of the Building or adversely affect basic Building systems. Subtenant
may make structural and all other Alterations only after first obtaining
Sublandlord's written consent thereto, which consent shall not be unreasonably
withheld, conditioned or delayed.

10. Fire or Casualty.

     (a) In the event of damage or destruction to all or any portion of the
Premises or the Building which materially impacts Subtenant's use of, or
business in, the Premises and where full repair and restoration of such damage
cannot be completed within one hundred twenty (120) days of such damage, either
party may terminate this Sublease as of the date of such damage by written
notice to the other party given within 45 days of such damage. In the event this
Sublease is not terminated, Sublandlord shall

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promptly rebuild and restore the Building, the Premises and all improvements
therein to their condition immediately prior to such damage, provided, however,
that if such restoration is not complete within one hundred eighty (180) days
from the date of such damage, Subtenant may, at its option, terminate this
Sublease. In any case, all Rent, additional rent and other charges payable by
Subtenant hereunder shall be reasonably abated on a basis proportionate to the
interference with Subtenant's use, and operation of business in, the Premises
from the date of damage until all damage is restored and Subtenant has been
given a reasonable period to move back in. Sublandlord's duty to restore the
Premises shall not include Subtenant's personal property.

     (b) Subtenant waives all claims, actions and rights against Sublandlord,
its agents and contractors with respect to any damage to Subtenant's personal
property in the Premises insurable under a typical ISO "Special Causes of Loss"
(or comparable) policy of insurance and Sublandlord waives all claims against
Subtenant, its agents and contractors with respect to any damage to the
Building, all improvements contained therein and Sublandlord's personal property
insurable under a typical ISO "Special Causes of Loss" (or comparable) policy of
insurance. Each of Sublandlord's and Subtenant's policies of property damage
insurance shall contain customary waivers of all subrogation rights against the
other party.

11. Eminent Domain.

     (a) In the event all or any portion of the Premises shall be taken
(permanently or for any period in excess of one hundred twenty (120) days) under
the power of eminent domain, or sold to prevent or under the threat of the
exercise thereof (collectively, a "Taking"), and if, in the reasonable judgment
of Subtenant, the remaining Premises, if any, is insufficient for the operation
of Subtenant's business in the Premises, Subtenant shall have the right to
terminate this Sublease upon delivery of written notice to Sublandlord given at
any time within sixty (60) days following the date Subtenant is notified in
writing of such Taking. In the event that this Sublease is not terminated,

                                                                             -7-

<PAGE>

Sublandlord shall, with reasonable diligence, proceed to restore the Building
and the Premises (other than Subtenant's personal property) to a complete
functioning unit of substantially the same usefulness, design and construction
as that existing immediately prior to the date of the Taking. In such case all
Rent, additional rent and all other charges payable by Subtenant hereunder shall
be reasonably and proportionately abated, based upon the degree of interference
with Subtenant's business operations in the Premises, until the Building and
Premises are fully restored and Subtenant is given a reasonable period to move
in. Sublandlord shall be entitled to receive the entire award in connection with
any Taking and Subtenant shall receive no part of such award, except that
Subtenant shall be entitled to make a separate claim against the condemning
authority (i) for the value of Subtenant's property, fixtures and its
improvements so condemned, (ii) Subtenant's relocation costs, and (iii) any
special condemnation awards available to tenants similarly situated.

12. Insurance and Indemnity.

     (a) Subject to the provisions of this Section 12, Subtenant shall maintain
during the term at a minimum a customary commercial general liability insurance
policy with not less than Two Million Dollars ($2,000,000.00) combined single
limit coverage for both bodily injury and property damage. Such insurance shall
provide that the insurer shall endeavor to provide thirty (30) days prior
written notice of cancellation to Sublandlord and Subtenant and in the case of
any commercial general liability policy, shall name Sublandlord as an additional
insured. Subtenant may, at its option, (i) satisfy any of its insurance
obligations under this Sublease with any so-called "blanket" policy or policies
of insurance or self-insurance program now or hereafter carried or maintained by
Subtenant and/or (ii) provide for reasonable deductibles with respect to all
such insurance.

     (b) Subtenant shall during the term maintain All Risk Insurance, including
earthquake and flood when reasonably available on the personal property,
equipment, fixtures, trade

                                                                             -8-

<PAGE>

fixtures and machinery therein owned by the Subtenant. Such insurance shall be
for the full replacement cost of such property.

     (c) Subject to the provisions of Section 10, Subtenant shall indemnify and
hold harmless Sublandlord, its officers, employees, agents and invitees from and
against any and all claims, actions, losses, damages, costs and expenses
(collectively, "Claims and Damages") arising from the Subtenant's use of the
Building and Land, including the Premises and common areas or from the conduct
of Subtenant's business or from any activity or work permitted by the Subtenant
in or about the Building and Land and shall further indemnify and hold
Sublandlord harmless from Claims and Damages arising from negligence or willful
misconduct of Subtenant. The foregoing indemnity shall not apply to the extent
of any negligence or willful misconduct of Sublandlord or any of Sublandlord's
agents, contractors or employees.

13. Assignment and Sublease. Subtenant shall not assign this Sublease nor
sublease any portion of the Premises without the prior written consent of
Sublandlord, which shall not be unreasonably withheld or delayed.

14. Signs. Subtenant may place its standard signs on the Building and may have
its name placed in the Building Directory in the lobby of the Building.

15. Parking. Sublandlord shall provide Subtenant with its prorata share of the
unreserved parking spaces for the use of Subtenant's employees and invitees in
garages or paved parking areas in or adjacent to the building in which the
Premises are located.

16. Holdover. If Subtenant remains in the Premises beyond the expiration of the
term, the Sublease will continue in force on a month-to-month basis. In the
event that such holdover shall result in Sublandlord losing another lease or
having to delay the commencement of another lease or occupancy, and Subtenant's
holdover shall continue after delivery to Subtenant of written

                                                                             -9-

<PAGE>

notice of the possibility of such loss (and reasonably describing the expected
nature, scope and timing of the new occupancy), Subtenant shall indemnify,
defend and hold Sublandlord harmless from all Claims and Damages resulting from
such continued occupancy.

17. Subtenant Default. Any failure by Subtenant to pay any installment of Rent,
or to make any other payment required to be made by Subtenant hereunder when due
within ten (10) days after receipt of written notice of such failure by
Subtenant from Sublandlord, or to perform or comply with any other material
provision of this Sublease to be performed or complied with by Subtenant, where
such failure continues for thirty (30) days after delivery of written notice of
such failure by Sublandlord to Subtenant shall constitute a default by Subtenant
under this Lease (a "Subtenant Default"); provided, however, that if the nature
of any nonmonetary failure is such that the same cannot reasonably be cured
within such thirty (30) day period, the same shall not constitute a Subtenant
Default if Subtenant shall, within thirty (30) days of such notice, commence
such cure, and thereafter diligently prosecute such cure to completion. Upon the
occurrence of any such Subtenant Default, Sublandlord may pursue, at its option,
any and all statutory and/or common law remedies available for such a default,
including, without limitation, in California, the remedy described in Section
1951.4 of the California Civil Code (lessor may continue lease in effect after
lessee's breach and abandonment and recover rent as it becomes due, if lessee
has the right to sublet or assign, subject only to reasonable limitations).

18. Notices. Any notice or demand by either party to the other must be in
writing and shall be served by personal service, facsimile or overnight express
courier by a nationally recognized courier service. Notices shall be addressed
to Sublandlord and Subtenant at their address shown on the signature page
hereof. Each party may change its address by notice to the other party. Notices
delivered personally or by facsimile shall be deemed received upon delivery, in
the case of personal delivery, and upon confirmation of receipt, in the case of
facsimile transmission, provided that the same are confirmed by regular

                                                                            -10-

<PAGE>

mail sent within two (2) business days thereafter. Notices delivered by
overnight courier shall be deemed received on the next succeeding business day.

19. Quiet Enjoyment. Subtenant, on paying the Rent and performing the covenants
of this Sublease on its part to be performed, shall peaceably and quietly have,
hold, occupy and enjoy the Premises for the term of this Sublease and any
extension or renewal thereof without hindrance, claim, ejection or interference
by Sublandlord or any other person or entity claiming through Sublandlord.
Sublandlord agrees to notify Subtenant at least sixty (60) days prior to the
commencement of any construction in the Building or immediately adjacent
thereto, to the extent such construction is within the control of Sublandlord.

20. Successors. Subject to Section 13, this Sublease shall bind and inure to the
benefit of the parties hereto and their permitted heirs, representatives,
successors and assigns.

21. Additional Provisions. Subtenant may limit and control access to the
Premises in accordance with security procedures required by the United States,
or any department or agency thereof or in accordance with Subtenant's own
reasonable internal security procedures.

22. Hazardous Materials.

     (a) Sublandlord hereby represents, warrants and agrees that (i) Sublandlord
has disclosed in writing to Subtenant any release, or disposal of any Hazardous
Material (defined below) known to Sublandlord in, on, under or about the
Premises or the Building (or on or under adjacent land), (ii) all operations or
use of the Building or any portion thereof (except that Sublandlord shall not be
responsible for the operations or use of Subtenant) shall at all times during
the Term be in full compliance with all Laws then governing Hazardous Materials,
and (iii) as to any Hazardous Material in violation of Laws discovered in, on,
under or about the Building during the term caused by Sublandlord (not released
by Subtenant or any agent

                                                                            -11-

<PAGE>

thereof), required to be remediated under applicable Laws or otherwise posing an
unreasonable risk to the health or safety of Subtenant's employees or customers,
Sublandlord shall at its sole expense (A) promptly commence and diligently
prosecute to completion remediation thereof in compliance with all Laws; and (B)
indemnify, defend and hold Subtenant harmless from all Claims and Damages
asserted by any governmental agency or by adjacent and successor landowners or
other lessees arising therefrom.

     (b) Subtenant shall (i) comply with all Laws applicable to any Hazardous
Materials stored, used, handled or brought onto the Building by Subtenant or any
contractor, employee or agent thereof, (ii) promptly commence and diligently
prosecute to completion remediation in compliance with all Laws (and shall
indemnify, defend, and hold Sublandlord harmless from all Claims and Damages
related to) any Hazardous Materials released into the environment in, under or
about the Building by Subtenant or any contractor, agent or employee thereof
required to be remediated under applicable Laws or otherwise posing an
unreasonable risk to the health or safety of individuals in or about the
Building.

     (c) "Hazardous Material" includes any hazardous, explosive, radioactive or
toxic substance, material or waste which is regulated by any federal, state or
local governmental authority, including any material or substance which is (I)
defined or listed as a "hazardous waste," "extremely hazardous waste,"
"restricted hazardous waste," "hazardous substance," "hazardous material,"
"pollutant" or "contaminant" under any Law, (ii) petroleum or any petroleum
derivative, (iii) any flammable explosive, (iv) any radioactive material, or (v)
any polychlorinated biphenyl."

23. Miscellaneous.

23.1 Counterparts. This Sublease may be executed in one or more counterparts by
the parties hereto. All counterparts shall be construed together and shall
constitute one agreement.

                                                                            -12-

<PAGE>

23.2 Sole Agreement. This Sublease contains all of the understandings of the
parties and all representations made by either party to the other are merged
herein.

23.3 Modification. This Sublease may not be modified in any respect except by a
document in writing executed by both parties hereto or their respective
successors.

23.4 Attorneys' Fees. If any party commences an action against the other, the
prevailing party shall be entitled to recover from the losing party reasonable
attorneys' fees and cost.

23.5 Binding Effect. This Sublease shall be binding on and inure to the benefit
of the parties and their respective heirs, successors and assigns.

23.6 Governing Law. This Sublease shall be governed by and construed in
accordance with the laws of the State in which the Premises is located.

     IN WITNESS WHEREOF, this Sublease has been duly executed by the parties
hereto as of the date first above written.

DIRECTV,                                    Hughes Aircraft Company, a
a California corporation                    Delaware corporation

By:    /s/ Illegible                        By:    /s/ Illegible
       ---------------------                       -----------------------
Title: President                            Title: Director of Real Estate
       Subtenant                                   Sublandlord

Address for Notice                          Address for Notice

DIRECTV                                     HUGHES AIRCRAFT COMPANY
Attn. Site Manager                          P.O. Box 80028
2230 E. Imperial Highway                    Los Angeles, CA 90080-0028
El Segundo, California 90245                Attn.: Corporate Real Estate

                                                                            -13-

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