Document:

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                                                                   EXHIBIT 10.24

                               MODUS MEDIA, INC.

                        2000 DIRECTOR STOCK OPTION PLAN

1.   Purpose.
     --------

     The purpose of this 2000 Director Stock Option Plan (the "Plan") of Modus
Media, Inc. (the "Company") is to encourage ownership in the Company by non-
employee directors of the Company whose continued services are considered
essential to the Company's future progress and to provide them with a further
incentive to remain as directors of the Company.

2.   Administration.
     ---------------

     The Board of Directors (the "Board") shall supervise and administer the
Plan.  All questions concerning interpretation of the Plan or any options
granted under it shall be resolved by the Board and such resolution shall be
final and binding upon all persons having an interest in the Plan.  The Board
may, to the full extent permitted by or consistent with applicable laws or
regulations, delegate any or all of its powers under the Plan to a committee
appointed by the Board, and if a committee is so appointed, all references to
the Board in the Plan shall mean and relate to such committee.

3.   Participation in the Plan.
     --------------------------

     Directors of the Company who are not employees of the Company or any
subsidiary of the Company ("non-employee directors") shall be eligible to
receive options under the Plan.

4.   Stock Subject to the Plan.
     --------------------------

     (a) The maximum number of shares of the Company's Common Stock, par value
$.01 per share ("Common Stock"), which may be issued under the Plan shall be
300,000 shares, subject to adjustment as provided in Section 7.

     (b) If any outstanding option under the Plan for any reason expires or is
terminated without having been exercised in full, the shares covered by the
unexercised portion of such option shall again become available for issuance
pursuant to the Plan.

     (c) All options granted under the Plan shall be non-statutory options not
entitled to special tax treatment under Section 422 of the Internal Revenue Code
of 1986, as amended (the "Code").

     (d) Shares issued under the Plan may consist in whole or in part of
authorized but unissued shares or treasury shares.

                                      -1-
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5.   Terms, Conditions and Form of Options.
     --------------------------------------

     Each option granted under the Plan shall be evidenced by a written
agreement in such form as the Board shall from time to time approve, which
agreements shall comply with and be subject to the following terms and
conditions:

     (a)(i)  Automatic Option Grant Dates.  Options shall automatically be
             ----------------------------
granted to all non-employee directors as follows:

        (x)  each person who first becomes a non-employee director after the
closing date of the Company's initial public offering of Common Stock pursuant
to an effective registration statement under the Securities Act of 1933, as
amended, shall be granted an option to purchase 20,000 shares of Common Stock on
the date of his or her initial election to the Board; and

        (y)  each non-employee director shall be granted an option to purchase
10,000 shares of Common Stock on the first anniversary of his or her initial
election to the Board, provided that he or she is serving as a director of the
Company on such date.

        (z)  each non-employee director shall be granted an option to purchase
5,000 shares of Common Stock on each of the second and third anniversary of his
or her initial election to the Board, provided that he or she is serving as a
director of the Company on each such date.

     (ii) Periodic Grants of Options.  Subject to execution by the
          --------------------------
non-employee director of an appropriate option agreement, the Board may grant
additional options to purchase a number of shares to be determined by the Board
in recognition of services provided by a non-employee director in his or her
capacity as a director, provided that such grants are in compliance with the
requirements of Rule 16b-3, as promulgated under the Securities Exchange Act of
1934, as amended from time to time.

     Each date of grant of an option pursuant to this Section 5(a) is
hereinafter referred to as an "Option Grant Date."

     (b) Option Exercise Price.  The option exercise price per share for each
         ---------------------
option granted under the Plan shall equal (i) the closing price on any national
securities exchange on which the Common Stock is listed, (ii) the closing price
of the Common Stock on the Nasdaq National Market or (iii) the average of the
closing bid and asked prices in the over-the-counter market, whichever is
applicable, as published in The Wall Street Journal, on the Option Grant Date.
                            -----------------------
If no sales of Common Stock were made on the Option Grant Date, the price of the
Common Stock for purposes of clauses (i) and (ii) above shall be the reported
price for the next preceding day on which sales were made.

     (c) Transferability of Options.  Except as the Board may otherwise
         --------------------------
determine or provide in an option granted under the Plan, any option granted
under the Plan to an optionee shall not be transferable by the optionee other
than by will or the laws of descent and distribution or pursuant to a qualified
domestic relations order as defined by the Code or Title I of the

                                      -2-
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Employee Retirement Income Security Act, or the rules thereunder, and shall be
exercisable during the optionee's lifetime only by the optionee or the
optionee's guardian or legal representative. References to an optionee, to the
extent relevant in the context, shall include references to authorized
transferees.

     (d)    Vesting Period.
            --------------

        (i)   General.  Each option granted under the Plan pursuant to Section
              -------
5(a)(i)(x) above shall become exercisable (vest) in four equal annual
installments beginning on the first anniversary of such Option Grant Date.  Each
option granted under the Plan pursuant to Section 5(a)(i)(y) and 5(a)(i)(z)
above shall become exercisable in full upon the date one year from the Option
Grant Date.  No further vesting shall occur with respect to an option granted
pursuant to Section 5(a)(i)(x), 5(a)(i)(y) or 5(a)(i)(z) after the optionee
ceases to be a non-employee director of the Company.  Each option granted under
the Plan pursuant to Section 5(a)(ii) above shall become exercisable on such
terms as shall be determined by the Board and set forth in the option agreement
with the respective optionee.

        (ii)  Acceleration Upon Acquisition Event.  Notwithstanding the
              -----------------------------------
foregoing, each outstanding option granted under the Plan shall immediately
become exercisable in full upon the occurrence of an Acquisition Event (as
defined in Section 8) with respect to the Company.

        (iii) Right to Receive Restricted Stock.  Notwithstanding the provisions
              ---------------------------------
of Section 5(d)(i) above, the Board shall have the authority to grant options
(including options granted pursuant to Section 5(a)(i) above) which are
immediately exercisable subject to the Company's right to repurchase any
unvested shares of stock acquired by the optionee on exercise of an option in
the event such optionee's service as a director terminates for any reason.

     (e)  Termination.  Each option shall terminate, and may no longer be
          -----------
exercised, on the earlier of (i) the date ten years after the Option Grant Date
of such option or (ii) the first anniversary of the date on which the optionee
ceases to serve as a director of the Company.

     (f)  Exercise Procedure.  An option may be exercised only by written notice
          ------------------
to the Company at its principal office accompanied by (i) payment in cash or by
certified or bank check of the full consideration for the shares as to which
they are exercised, (ii) delivery of outstanding shares of Common Stock (which
have been outstanding for at least six months) having a fair market value on the
last business day preceding the date of exercise equal to the option exercise
price, or (iii) an irrevocable undertaking by a creditworthy broker to deliver
promptly to the Company sufficient funds to pay the exercise price or delivery
of irrevocable instructions to a creditworthy broker to deliver promptly to the
Company cash or a check sufficient to pay the exercise price.

     (g)  Exercise by Representative Following Death of Director.  An optionee,
          ------------------------------------------------------
by written notice to the Company, may designate one or more persons (and from
time to time change such designation), including his or her legal
representative, who, by reason of the optionee's death, shall acquire the right
to exercise all or a portion of the option.  If the person or persons so
designated wish to exercise any portion of the option, they must do so within
the term of the

                                      -3-
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option as provided herein. Any exercise by a representative shall be subject to
the provisions of the Plan.

6.   Limitation of Rights.
     ---------------------

     (a) No Right to Continue as a Director.  Neither the Plan, nor the granting
         ----------------------------------
of an option nor any other action taken pursuant to the Plan, shall constitute
or be evidence of any agreement or understanding, express or implied, that the
Company will retain the optionee as a director for any period of time.

     (b) No Stockholders' Rights for Options.  An optionee shall have no rights
         -----------------------------------
as a stockholder with respect to the shares covered by his or her option until
the date of the issuance to him or her of a stock certificate therefor, and no
adjustment will be made for dividends or other rights (except as provided in
Section 7) for which the record date is prior to the date such certificate is
issued.

     (c) Compliance with Securities Laws.  Each option shall be subject to the
         -------------------------------
requirement that if, at any time, counsel to the Company shall determine that
the listing, registration or qualification of the shares subject to such option
upon any securities exchange or under any state or federal law, or the consent
or approval of any governmental or regulatory body, or the disclosure of non-
public information or the satisfaction of any other condition is necessary as a
condition of, or in connection with, the issuance or purchase of shares
thereunder, such option may not be exercised, in whole or in part, unless such
listing, registration, qualification, consent or approval, or satisfaction of
such condition shall have been effected or obtained on conditions acceptable to
the Board.  Nothing herein shall be deemed to require the Company to apply for
or to obtain such listing, registration or qualification, or to satisfy such
condition.

7.   Adjustment Provisions for Mergers, Recapitalizations and Related
     ----------------------------------------------------------------
Transactions.
-------------

     If, through or as a result of any merger, consolidation, reorganization,
recapitalization, reclassification, stock dividend, stock split, reverse stock
split, or other similar transaction, (i) the outstanding shares of Common Stock
are exchanged for a different number or kind of securities of the Company or of
another entity, or (ii) additional shares or new or different shares or other
securities of the Company or of another entity are distributed with respect to
such shares of Common Stock, the Board shall make an appropriate and
proportionate adjustment in (a) the maximum number and kind of shares reserved
for issuance under the Plan, (b) the number and kind of shares or other
securities subject to then outstanding options under the Plan, (c) the price for
each share subject to any then outstanding options under the Plan (without
changing the aggregate purchase price for such options), and (d) the number of
shares issuable pursuant to Section 5(a)(i) above, to the end that each option
shall be exercisable, for the same aggregate exercise price, for such securities
as such option holder would have held immediately following such event if he had
exercised such option immediately prior to such event.  No fractional shares
will be issued under the Plan on account of any such adjustments.

                                      -4-
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8.   Acquisition Event.
     ------------------

     For purposes of the Plan, an "Acquisition Event" shall be deemed to have
occurred only if any of the following events occurs:  (i) any merger or
consolidation which results in the voting securities of the Company outstanding
immediately prior thereto representing immediately thereafter (either by
remaining outstanding or by being converted into voting securities of the
surviving or acquiring entity) less than 50% of the combined voting power of the
voting securities of the Company or such surviving or acquiring entity
outstanding immediately after such merger or consolidation; (ii) any sale of all
or substantially all of the assets of the Company; or (iii) the complete
liquidation of the Company.

9.   Termination and Amendment of the Plan.
     --------------------------------------

     The Board may suspend or terminate the Plan or amend it in any respect
whatsoever.

10.  Notice.
     -------

     Any written notice to the Company required by any of the provisions of the
Plan shall be addressed to the Treasurer of the Company and shall become
effective when it is received.

11.  Governing Law.
     --------------

     The Plan and all determinations made and actions taken pursuant hereto
shall be governed by the internal laws of the State of Delaware (without regard
to any applicable conflicts of laws or principles).

12.  Effective Date.
     ---------------

     The Plan shall take effect upon the closing of the Company's initial public
offering of Common Stock.

                                        Adopted by the Board of Directors on
                                        March 1, 2000.

                                        Approved by the Stockholders on
                                        March __, 2000.

                                      -5-<PAGE>

                                                                   EXHIBIT 10.25
                                                                   -------------

     [translation from Dutch]

                                                                           Lease
                                                               1999T1000845MK/bm

This fourth day of February, two thousand, before me, Luutzen Frederik Tamminga,
a civil-law notary in Rotterdam, the Netherlands, personally appeared:

1.   Mr Meindert Rudolf Hendrik Krans, working at Weena 325 in (3013 AL)
     Rotterdam, born in Haarlem, the Netherlands, on the sixteenth of November,
     nineteen hundred and seventy, acting in this matter as the holder of a
     written power of attorney issued by Modus Media International B.V., a
                                         ------------------------------
     private limited liability company, having its registered office and
     maintaining a place of business at Landdrostlaan 51 in (7327 GM) Apeldoorn,
     the Netherlands, registered in the Trade Register of the Chamber of
     Commerce and Industry of Apeldoorn under number 08055138;

     .    this company hereinafter to be called the "Lessee"; and
                                                     ------

2.   Ms Brigitte Francisca Anna Maria van der Laan, working at Weena 325 in
     (3013 AL) Rotterdam, born in Haarlem on the seventh of June, nineteen
     hundred and seventy-one, acting in this matter as the holder of a written
     power of attorney issued by ABN AMRO Onroerend Goed Lease en Financieringen
                                     -------------------------------------------
     B.V., a private limited liability company, having its registered office and
     ----
     maintaining a place of business at Wisselwerking 22 in (1112 XP) Diemen,
     the Netherlands (postal address PO Box 1020 BA Amsterdam), registered in
     the Trade Register of the Chamber of Commerce and Industry of Amsterdam
     under number 33184851;

     .    this company hereinafter also to be called the "Lessor";
                                                          ------

                                                                               1
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     Acting in their aforementioned capacities, the persons appearing declared
     as follows:

I.   Introduction
-----------------

     The Lessor is the legal and beneficiary owner of a parcel of land and the
     office and commercial property standing thereon, located at
     Boogschutterstraat at the corner with Oost Veluweweg in Apeldoorn, the
     Netherlands, constituting the Lessor's portion, measuring approximately
     five hectares, thirty-seven ares and twenty-eight centiares, of the parcels
     of land registered in the Land Registry as municipality of Apeldoorn,
     section AF, numbers 844, 845, 1314, 1323, 1324, 1325, 1405 and 1516,
     numbers 1314 and 1324 of these parcels being encumbered with a right in rem
     as referred to in Article 5(3)(b) of the Dutch Public Works Removal of
     Impediments in Private Law Act (Belemmeringenwet Privaatrecht) for the
     benefit of the Veluwe Water Management Authority, the registered property
     hereinafter to be called the "Registered Property".
                                   -------------------

II.  Construction Phase
-----------------------

     The Lessor entered into a turnkey agreement (the "Turnkey Agreement") with
                                                       -----------------
     Giesbers Bouw B.V. (the "Building Contractor") for the construction of an
                              -------------------
     office and business premises (the "Office and Business Premises") on the
                                        ----------------------------
     Registered Property in accordance with the drawings and specifications
     attached to this deed,
     -         the Registered Property and the Office and Business Premises
     hereinafter to be called the "Leased Property".
                                   ---------------
     The Lessor also entered into management agreements with DHV AIB B.V. and
     Misel Bouwmanagement B.V. for the management of the construction of the
     Office and Business Premises (the "Management Agreements").
                                        ---------------------

     In the event that the Lessor receives a penalty from the Building
     Contractor pursuant to the Turnkey Agreement, the Lessor will deduct that
     amount from the Debit Balance as defined below. The total amount of the
     purchase and original costs will not exceed an amount of fifty-three
     million Dutch guilders (NLG 53,000,000).

     The purchase and original costs include, inter alia, the following:

                                                                               2
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     -    the purchase price of the Registered Property;

     -    instalments payable to Giesbers Bouw B.V. pursuant to the Turnkey
          Agreement;

     -    costs of relocating the IJsselleiding, which pipe and relocation is
          known to the parties;

     -    amounts payable to DHV AIB B.V. pursuant to the Management Agreement
          entered into with it;

     -    expenses payable by the Lessee to the Lessor as compensation for the
          entering into the Turnkey Agreement in the amount of one hundred and
          seventy-five thousand Dutch guilders (NLG 175,000) exclusive of VAT,
          which amount comprises the costs of Misel Bouwmanagement B.V.'s
          activities pursuant to the Management Agreement entered into with it;

     -    all other expenses that the Lessor is obliged to incur with respect to
          the construction of the Office and Business Premises, including but
          not limited to the costs of the time spent by the Lessor's employees;

     -    the annual interest for the period commencing when the Lessor makes
          the first payment in connection with the purchase of the Registered
          Property and/or the construction of the Office and Business Premises
          and (partially) ending when the Lease referred to below (partially)
          enters into force, on the "Debit Balance" (i.e. the sum of (1) the
                                     -------------
          total of the payments made by the Lessor at that time; and (2) the
          interest added to the Debit Balance in the manner described below,
          equal to the ABN AMRO Euro Base Rate, as applicable in each instance
          (at present four percent (4%), the minimum being three-and-a-half
          percent (3.5%) a year, plus a surcharge of one-and-a-half percent
          (1.5%) a year, at present resulting in a debit interest of five-and-a-
          half percent (5.5%) a year. Until further notice, the ABN AMRO Euro
          Base Rate will consist of the prevailing repo rate (the base
          refinancing transaction rate) of the European Central Bank (the "ECB")
                                                                           ---
          as applicable from time to time, increased by a debit interest
          surcharge to be determined by ABN AMRO Bank N.V. Upon a change in the
          base

                                                                               3
<PAGE>

          refinancing transaction rate by the ECB or in the debit interest
          surcharge by ABN AMRO Bank N.V., or in the composition or
          determination of the ABN AMRO Euro Base Rate by ABN AMRO Bank N.V.,
          the debit interest will be adjusted accordingly. The base refinancing
          transaction rate will be rounded off to the nearest one-tenth percent
          (0.10%) for the benefit of the determination of the ABN AMRO Euro Base
          Rate, and percentages ending on five-hundredths of percents (0.05%)
          will be rounded up. The changes in the debit interest surcharge
          referred to above, as well as any future changes in the way of
          composition or determination of the ABN AMRO Euro Base Rate, will be
          published by ABN AMRO in at least three well-read Dutch national daily
          newspapers. The amount of the interest referred to above will be
          calculated by the Lessor and added to the Debit Balance on the last
          day of each calendar quarter. On the commencement date of the lease
          referred to below, the Debit Balance will be increased by the current
          interest up to the commencement date;

     -    the handling fee payable by the Lessee to the Lessor;

     -    the notarial costs that are due in connection with the drafting of
          this Lease and all other documents related thereto;

     -    the land registry fees;

     -    the interest rate fixing fee;

     -    the interest on the VAT pre-financed by the Lessor.

     If, in so far as and when the total amount of the purchase and original
     costs exceed an amount of fifty-three million Dutch guilders (NLG
     53,000,000), the Lessee will be obliged to pay the Lessor, at the Lessor's
     first request, the surplus.

III  Lease
----------

     The Lessor and the Lessee enter into a lease with respect to the Leased
     Property.

This Lease is concluded subject to the following

                                                                               4
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PROVISIONS
----------

Article 1
---------

a.   As from the date on which the Building Contractor completes the Leased
     Property in accordance with the Turnkey Agreement"that date hereinafter to
     be called the "Completion Date""the Lessor will make the Leased Property
                    ---------------
     available to the Lessee, which will accept it, for a period of ten (10)
     years after the last day of the calendar quarter that includes the
     Completion Date.

b.   Should the Lessor be unable to make the Leased Property available to the
     Lessee on the Completion Date, the Lessor will not be liable for the
     ensuing damage suffered by the Lessee. That fact will have no consequences
     with respect to the provisions of Article 2(a).

Article 2
---------

a.   The Lessee will pay the Lessor compensation"hereinafter to be called the
     "Lease Price""for the use of the Leased Property of one million six
     thousand three hundred and seventy-four Dutch guilders and nine cents (NLG
     1,006,374.09) per quarter, increased by the VAT on that amount. The Lease
     Price is based on the interest rate fixed by the Lessee of four point
     ninety-five percent (4.95%) and on the total purchase and original costs of
     the Leased Property of up fifty-three million Dutch guilders (NLG
     53,000,000), exclusive of VAT (the "Lease Amount"), to be paid in arrears
                                         ------------
     before or on the last day of each calendar quarter, without any discount or
     set-off, to the bank account indicated by the Lessor, for the first time on
     the last day of the calendar quarter following the calendar quarter that
     includes the Completion Date. Before or on the last day of the calendar
     quarter that includes the Completion Date, the Lessee will pay the Lessor,
     for the use of the Leased Property up to the last day of the calendar
     quarter, an amount equivalent to an annual interest rate of four point
     ninety-five percent (4.95%) of the Lease Amount for that period.

     To determine the amounts owed by the Lessee to the Lessor, the Lessor's
     records will constitute full evidence unless counter-evidence is provided.

                                                                               5
<PAGE>

     The Lessee's payments will be made to subsequently pay for: first any
     costs; second, any losses, loss of profits and loss of interest due to late
     payment; third, interest components of the Lease Price; and fourth, the
     depreciation component of the Lease Price.

b.   Each time a fixed-interest period for the Lease Price ends, to be counted
     as from the first day of the calendar quarter following the calendar
     quarter that includes the Completion Date, the Lease Price will be adjusted
     to the amount that is equivalent to a quarterly annuity that is calculated
     on the basis of the following five principles:

     1.   the remainder of the Lease Amount on the date of the Lease Price
          adjustment, which remaining Lease Amount will be determined by
          deducting from the Lease Amount the sum of the depreciation components
          in the lease prices paid to the Lessor by the Lessee until the date of
          the Lease Price adjustment;

     2.   quarterly payment of the Lease Price in arrears;

     3.   the interest rate applied by the Lessor on the date of the Lease Price
          Adjustment for the calculation of lease prices of leases with regard
          to registered property other than aircraft and ships;

     4.   the remaining term of the Lease as from the date of the Lease Price
          Adjustment; and

     5.   the fact that during the Lease's remaining term referred to in
          paragraph 4, the Leased Property will be depreciated in such a manner
          that on the date ten (10) years after the last day of the calendar
          quarter that includes the Completion Date, the book value will be
          thirty-five million Dutch guilders (NLG 35,000,000).

     The first fixed-interest period for the Lease Price will end on the date
     five (5) years after the last day of the calendar quarter that includes the
     Completion Date. The Lessee is always entitled to opt for a new fixed-
     interest period at the end of a fixed-interest period for the Lease Price,
     in which case the Lessee may choose between the fixed-interest periods then
     offered by the Lessor. If the Lessee wishes to exercise this right, the
     Lessee must inform the Lessor accordingly by registered

                                                                               6
<PAGE>

     letter, at least one month before the date on which the interest will be
     adjusted, stating the fixed-interest period chosen by the Lessee as from
     the next date of interest adjustment, on the understanding that a fixed-
     interest period will end not later than the day on which this Lease ends.
     If the Lessee does not, or does not timely, exercise its right referred to
     in the two sentences immediately preceding this sentence, the ending fixed-
     interest period will be followed by a new fixed-interest period of the same
     duration as the ending fixed-interest period for the Lease Price, on the
     understanding that any fixed-interest period will end ultimately on the day
     on which this Lease ends.

c.   As the Lessee will use the Leased Property for purposes that qualify for a
     right to full deduction or virtually full deduction of VAT pursuant to
     Article 15 of the Dutch Turnover Tax Act of 1968 (Wet op de omzetbelasting
     1968), the parties hereby irrevocably opt for a Lease Price subject to VAT.
     By signing the present instrument, the Lessee irrevocably authorises the
     Lessor on its behalf to make an application as referred to in Article
     11(1)(b)(5) of the Dutch Turnover Tax Act of 1968, as well as to complete
     and file the documents necessary for that purpose. If, in any financial
     year, the Lessee has not used the Leased Property for purposes that qualify
     for full or virtually full deduction of VAT pursuant to Article 15 of the
     Dutch Turnover Tax Act of 1968, the Lessee undertakes towards the Lessor
     that it will provide the Lessor with a statement signed by the Lessee
     within four weeks of the termination of the Lessee's relevant financial
     year, stating that the Lessee did not use the Leased Property for purposes
     that qualify for a right to full or virtually full deduction of VAT
     pursuant to Article 15 of the Dutch Turnover Tax Act of 1968 in the
     relevant financial year.

d.   If, at any time during the term of this Lease, pursuant to the provisions
     of Article 11(1)(b)(5) of the Dutch Turnover Tax Act of 1968 or on any
     other ground, it is no longer possible to opt for a Lease Price subject to
     VAT and the Lessor must consequently, pursuant to the provisions of Article
     15 of the Dutch Turnover Tax Act of 1968 in conjunction with Article 13 of
     the Dutch Turnover Tax Act of 1968

                                                                               7
<PAGE>

     Implementing Resolution and/or any other article, for a number of years
     annually pay the Government Tax Collector part of the VAT paid and deducted
     by the Lessor with regard to the purchase of the Leased Property (the
     "Prepaid Tax"), the Lessee will, at the Lessor's first request and within
      -----------
      one week after receipt of such request, pay the Lessor an amount equal to
     that part of the Prepaid Tax as well as all other damage and losses that
     the Lessor may incur as a result of the event referred to in this
     paragraph. The Lessor may not address the request referred to in the
     preceding sentence to the Lessee until the Lessor has filed the tax return
     on the basis of which the Lessor owes the relevant part of the Prepaid Tax
     with the competent Tax Inspector or has incurred the relevant damage or the
     relevant loss.

e.   As the Lessee will occupy (part of) the Leased Property before the
     completion Date, the obligations arising for the Lessee from paragraphs (c)
     and (d) of this Article will also apply to such earlier occupation. From
     the date of occupation of part of the Leased Property up to the Completion
     Date, the Lessee will owe the Lessor a Lease Price, increased by VAT on
     that amount, to be paid every quarter in arrears. The Lease Price will be
     based on the total purchase and original costs of the occupied part of the
     Leased Property and an interest rate of four point ninety-five percent
     (4.95%).

Article 3
---------

a.   The Lessee will use the Leased Property only as business premises.

b.   The Lessee itself must arrange for any licences and/or on exemptions
     required for the conduct of its business. The Lessee will also ensure that
     the Leased Property meets the requirements, including the safety
     regulations, stipulated and to be stipulated by authorities. Refusal or
     withdrawal of a licence or exemption will not be a ground for dissolution
     or nullification of this Lease, or for any claim for damages against the
     Lessor.

c.   The Lessee guarantees sound business operations in the Leased Property.

d.   The Lessee will operate the business established in the Leased Property
     itself or with an affiliated company. Without the Lessor's

                                                                               8
<PAGE>

     prior written consent, the Lessee may not grant full or partial use of the
     Leased Property, or surrender or lease the Leased Property to third
     parties. The Lessor will not unreasonably withhold that consent. If the
     Lessor grants permission as referred to in the previous sentence, that will
     be subject to the condition that the Lessee pledges the rights from the
     agreement with the third party to the Lessor.

e.   Without the other party's prior written consent, neither the Lessee nor the
     Lessor may dispose of its rights under this Lease or to contribute them to
     a (another) company, partnership or the like, or to exercise its rights in
     such a context. The aforesaid consent cannot be withheld on unreasonable
     grounds.

Article 4
---------

All costs of gas, water, electricity, heating and the like, and charges and
taxes such as cleaning charges, environmental charges, water board charge and
real property tax including the part that relates to the use pursuant to a right
in rem (i.e. the owner's part) will be entirely for the Lessee's account. The
parties will endeavour to charge those costs directly to the Lessee in so far as
possible. The Lessee must pay the Lessor all charges and taxes that are imposed
on the Lessor with regard to the Leased Property or that it owes, with the
exception of the company tax, within ten days after the Lessor has informed the
Lessee in writing, enclosing a copy of the invoice or bill.

Article 5
---------

In so far as the value of the Leased Property's general market value is not
affected as a result, the Lessee is entitled to make changes and improvements in
a Leased Property, but only in so far as the Lessor has given its permission in
writing. The Lessor may make such permission subject to conditions.

Article 6
---------
The Lessor and the Lessee are familiar with:

 .    the letter of twenty-five October nineteen hundred and ninety-nine from
     Oranjewoud to ABN AMRO regarding the appraisal of the soil surveys
     performed, a copy of which letter will be attached to this deed;

 .    the exploratory soil and groundwater surveys of which soil and groundwater
     survey reports were drawn up by DHV Oost Nederland in December nineteen
     hundred and ninety-four, December nineteen hundred

                                                                               9
<PAGE>

     and ninety-six and June nineteen hundred and ninety-eight and by Consumij
     in October nineteen hundred and ninety-six, which reports are sufficiently
     known to the parties.

If, during the term of this Lease, toxic, chemical and/or other hazardous or
environmentally polluting substances are contained in the soil and/or the ground
water of the Leased Property, the Lessee will be required to remove those
substances immediately from the soil and/or the ground water, unless otherwise
agreed between the Lessor and the Lessee.

Article 7
---------

a. I.   The Lessee must manage and use the Leased Property as a diligent user
        and ensure that it is always in a good state of repair. The Lessee will
        conclude maintenance contracts with regard to the installations
        belonging to the Leased Property. Upon request, the Lessor will be given
        access thereto at any time or will provide the Lessor with copies
        thereof. The Lessor will have access to the Leased Property at least
        once every six months in order to check whether its state of repair
        corresponds with the requirements set and to be set by the Lessor.

a. II.  As soon as possible after the Completion Date, in consultation between
        the Lessor and the Lessee by order of the Lessor and for the Lessee's
        account, Rene Clercx Beheer O.G. B.V. of Stationstraat 1 in Helmond, the
        Netherlands, hereinafter to be called the "Manager", will draw up a
                                                   -------
        report named "Long-Term Maintenance Plan" with regard to the Leased
        Property.

a. III. The Manager (which hereinafter will also mean any successor to Rene
        Clercx Beheer O.G. B.V., to be designated by the Lessor) will ensure on
        behalf of the Lessor that the Leased Property is maintained in
        accordance with the report "Long-Term Maintenance Plan" and is therefore
        hereby authorised to contact the Lessee on behalf of the Lessor with
        regard to all issues relating to the maintenance of the Leased Property.
        The aforesaid power of attorney does not affect the Lessor's rights to
        contact the Lessee directly for that purpose. The costs of management,
        drafting the "Long-Term Maintenance Plan" report and annually updating
        the report will be NLG 7,500, exclusive of VAT, a year and will be for
        the Lessee's account.

                                                                              10
<PAGE>

a. IV All maintenance and repair work (maintenance includes both day-to-day and
      periodic maintenance) whether or not arising from the report "Long-Term
      Maintenance Plan" will be performed at the Lessor's instruction and for
      the account of the Lessee and in accordance with the requirements to be
      stipulated by the Lessor.

b.I   The care for the constructive maintenance of the Leased Property will be
      the Lessor's responsibility. It will also arrange for replacements of
      installations belonging to the Leased Property. All costs involved in the
      above will be for the Lessee's account regardless of the reason why the
      repair or other work is required. It must compensate the Lessor for those
      costs within ten days after being informed thereof. The Lessee is required
      to provide every cooperation to the preparation and performance of the
      work.

b.II  Unless, in its opinion, urgent repairs are involved, the Lessor must
      inform the Lessee of its plans in that respect in writing at least four
      weeks before it wishes to carry out repairs or other work on the Leased
      Property, providing a description of the planned work and the price
      involved. If the Lessee has not responded within two weeks, the provisions
      set out in the last two sentences under b.I. will apply.

b.III If the Lessee does not agree that the relevant repairs or other work will
      be performed and/or it does not wish the work and the materials to be used
      to be for its account up to the amount specified by the Lessor, it must
      inform the Lessor accordingly within two weeks after receipt of the
      aforesaid notification by registered letter, stating to what part of the
      proposal its objects. If the parties then do not reach agreement, the work
      will be performed only if PRC Bouwcentrum B.V., having its registered
      office in Bodegraven, the Netherlands, at the parties" joint request or at
      the request of the Lessor but after the Lessee has been given the
      opportunity to explain its position, has confirmed or indicated to what
      extent performance of the planned work is necessary for the preservation
      of the Leased Property or its value and that the stated price is
      reasonable. Within those limits the provisions of the last two sentences
      of b.I are applicable. That also applies if the Lessee's objection to the
      proposal made by the Lessor is filed with the Lessor

                                                                              11
<PAGE>

      after the expiry of the period of two weeks referred to above. The costs
      of PRC Bouwcentrum B.V. are for the Lessee's account unless PRC
      Bouwcentrum B.V. ascertains that the performance of the relevant work is
      not desirable.

b.IV  The Lessee is not entitled to damages or any reduction of the Lease Price
      if the Leased Property cannot be used due to the performance of work or
      any defect or damage, regardless of how long that situation lasts and
      regardless of the cause.

c.    At the end of this Lease, unless such end occurs because the Lessee
      purchases the Leased Property from the Lessor or this Lease is followed by
      a new lease or rental agreement between the Lessor and the Lessee with
      regard to the Leased Property, the Lessee is required to make available
      the Leased Property fully vacated, cleaned and in a good state of repair,
      by surrendering the keys to the Lessor. If the Lessor so requires, the
      Lessee is required to remove any goods that are attached permanently or
      otherwise to the Leased Property and to make the Leased Property available
      in its original state. The Lessee is deemed to have waived its rights
      towards the Lessor to any and all property that is found in the Leased
      Property after it is made available as referred to in the first sentence
      of this point (c). The Lessor is authorised to remove the aforesaid
      property without any liability on its side for the Lessee's account.

d.    If and as soon as it is established that the provisions of the first
      sentence of paragraph (c) of this Article will be applicable, a soil and
      groundwater survey to be performed by order of and for the account of the
      Lessee should reveal that the soil and/or the groundwater are not polluted
      to such a degree with toxic, chemical and/or other hazardous or
      environmentally polluting substances that such pollution needs to be
      reversed in accordance with the then applicable environmental requirements
      and regulations. The costs of such survey will be for the Lessee's
      account. The survey referred to in the preceding sentence must be convened
      by the Lessor. If the survey shows that the soil and/or the groundwater
      are so badly polluted with toxic, chemical and/or other hazardous or
      environmentally polluting substances that

                                                                              12
<PAGE>

     such pollution must be reversed pursuant to then applicable environmental
     regulations and degrees, the Lessee must reverse or commission the reversal
     of such pollution. The costs of such reversal will be for the Lessee's
     account. If the aforesaid reversal has not yet taken place after the end of
     this Lease due to a cause for which the Lessor is not accountable, and the
     Lessor therefore cannot avail of the Leased Property, the Lessee will be
     required to compensate to the Lessor for the damage incurred by the Lessor
     as a result, without prejudice to the Lessor's right to commission the
     aforesaid reversal for the account of the Lessee.

Article 8
---------

a.   The Lessor does not provide any warranty regarding visible and/or invisible
     defects. The Lessee indemnifies the Lessor against claims from third
     parties in that respect.

b.   For the term of this Lease, the Lessor will take out a comprehensive risk
     insurance at the prevailing market premium to insure the total
     reconstruction value of the Leased Property against the consequences of
     fire, storm and water damage and such other risks as the Lessor and the
     Lessee will further agree with each other. In addition, the Lessor will
     take out insurance on the Leased Property for the term of this Lease, at
     the prevailing market premium, in which the entire reconstruction value of
     the Leased Property will be insured for the consequences of all events not
     covered by the insurance referred to in the preceding sentence, including
     but not limited to earthquakes and floods. The premiums for the insurance
     policies referred to in the preceding sentence will be paid by the Lessee
     to the Lessor within ten days after the premium invoice is forwarded. The
     insurance will not cover the Lessee's business risks, which will remain
     entirely for the Lessee's account.

c.   This Lease will remain in force if the Leased Property is lost in full or
     in part due to an event. In that case, the Lessor will be required to use
     any insurance payments if and in so far as they are or have been paid to
     the Lessor, to restore/reconstruct the Leased property in its original
     state and to pay any surplus to the Lessee. Otherwise, the Lessor has

                                                                              13
<PAGE>

     no obligations towards the Lessee. In that case, the Lessee will be obliged
     to pay the lease instalments in full. A reduction of those instalments is
     excluded.

Article 9
---------

a.   If the Lessee has complied with all of its obligations resulting from this
     Lease and this Lease is still in force, the Lessee will have the right to
     purchase the Leased Property on the day ten (10) years after the last day
     of the calendar quarter that includes the Completion Date at a purchase
     price that is hereby fixed in consultation for that event at thirty-five
     million Dutch guilders (NLG 35,000,000), exclusive of VAT, any additional
     costs and taxes regarding the transfer being for the account of the Lessee.

b.   If, on the day ten years after the last day of the calendar quarter that
     includes the Completion Date, the Lessee decides not to exercise the right
     to purchase referred to in paragraph (a), the Lease will be extended for a
     period of five (5) years. In that case, the Lease Price will be determined
     in accordance with Article 2(b)(I), on the understanding that Article
     2(b)(I)(5) should be read as "the fact that depreciation of the Leased
     Property during the remaining term of the Lease will be such that on the
     day fifteen (15) years after the last day of the calendar quarter that
     includes the Completion Date, the book value will be twenty-seven million
     five hundred thousand Dutch guilders (NLG 27,500,000)".

c.   If the Lessee has then satisfied all of its obligations arising from this
     Lease and this Lease is still in force, the Lessee will be entitled to
     purchase the Leased Property on the day fifteen (15) years after the last
     day of the calendar quarter that includes the Completion Date at a purchase
     price that is hereby fixed in mutual consultation for that event at twenty-
     seven million five hundred thousand Dutch guilders (NLG 27,500,000),
     exclusive of VAT, the additional costs and taxes regarding the transfer
     being for the account of the Lessee.

d.   The Lessor will draw the Lessee's attention to its rights referred to in
     paragraphs (a) en (c) by registered letter addressed to the Lessee not
     later than one year before ten (10) or fifteen (15) years, respectively,

                                                                              14
<PAGE>

     have passed since the last day of the calendar quarter that includes the
     Completion Date. If the Lessee wishes to exercise that right, it must
     inform the Lessor accordingly by registered letter within six months after
     the Lessee has received from the Lessor the registered letter referred to
     in the preceding sentence. If, for any reason whatsoever, the Lessee has
     not received a registered letter as referred to in the first sentence of
     this paragraph from the Lessor, the Lessee will have the right to inform
     the Lessor not later than the day three (3) months before ten (10) or
     fifteen (15) years have passed since the last day of the calendar quarter
     that includes the Completion Date, by registered letter addressed to the
     Lessor, that the Lessee wishes to exercise its purchase right referred to
     in paragraph (a). The notarial deed of transfer will be executed on the day
     referred to in paragraph (a) or (c), respectively, or on the day agreed
     between the parties in further consultation. This will be done before a
     civil-law notary to be designated by the Lessor. If the Lessor so desires,
     the Lessee will be required, before the execution of the aforesaid deed, to
     file together with the Lessor a request to exempt the transfer from VAT
     with the competent Inspector of Turnover Tax. The transfer itself will be
     effected free from any lease, mortgage and/or attachments and subject to a
     waiver of all rights and claims to seek dissolution of the Lease. Upon the
     transfer of the Leased Property, the Lessor will assign to the Lessee, if
     it so wishes, all claims that the Lessor may exercise against third parties
     that have damaged the Leased Property and against the insurer(s) for the
     risks referred to in Article 8(b). In that case the Lessor will also pay
     the Lessee any amounts that it has collected as damages and has not
     invested in the Leased Property. If the Lessee does not timely exercise its
     purchase rights or if, after having exercised the aforesaid rights, does
     not timely cooperate in the transfer of the Leased Property at the price
     referred to in paragraph (a), the Lessor will be irrevocably authorised to
     declare the purchase/transfer of rights expired, without prejudice to its
     right to compensation from the Lessee of costs, damage and interest. In
     that case the provisions of Article 7(c) and (d) will apply accordingly.

                                                                              15
<PAGE>

e.   If the Lessee decides on the day fifteen (15) years after the last day of
     the calendar quarter that includes the Completion Date not to exercise the
     purchase right granted to it under paragraph (c), the Lessee will have the
     possibility of agreeing on a new lease period with the Lessor or may
     conclude with the Lessor a lease with regard to the Leased Property on
     conditions to be agreed in more detail at that time.

f.   Not later than one year before fifteen (15) years have passed after the
     last day of the calendar quarter that includes the Completion Date, the
     Lessor will draw the Lessee's attention, by registered letter addressed to
     the Lessee, to its right referred to in paragraph (e). If the Lessee wishes
     to exercise the right granted to it in paragraph (e), it must inform the
     Lessor accordingly by registered letter within six months after the Lessee
     has received from the Lessor the registered letter referred to in the
     preceding sentence. If, for any reason whatsoever, the Lessee has not
     received a registered letter as referred to in the first sentence of this
     paragraph from the Lessor, the Lessee will have the right up to three (3)
     months before fifteen (15) years have passed since the last day of the
     calendar quarter that includes the Completion Date, to inform the Lessor,
     by registered letter addressed to the Lessor, of the fact that the Lessee
     wishes to make use of its right referred to in paragraph (c). In the
     registered letters referred to in the second and third sentences of this
     paragraph from the Lessee to the Lessor, the Lessee must indicate whether
     it opts for concluding a new lease period or for concluding a lease with
     the Lessor. As soon as possible after receipt by the Lessor of the
     registered letter referred to in this paragraph (f), the Lessee and the
     Lessor will enter into negotiations with each other concerning the
     conditions for a new lease period or a lease.

g.   If the Lessee decides on the day fifteen (15) years after the last day of
     the calendar quarter that includes the Completion Date not to exercise the
     purchase right granted to it under paragraph (c), or to exercise the right
     to enter into a new lease period or new lease with respect to the Leased
     Property granted to it under paragraph (e), this Lease will end on the day
     fifteen (15) years after the last day of the calendar quarter

                                                                              16
<PAGE>

     that includes the Completion Date, without notice being required by either
     party. In that event, the provisions of Article 7(c) and (d) will apply.

h.   Subject to the condition that the Lessee has fulfilled all of its
     obligations arising from this Lease and that this Lease is still in force,
     the Lessee will have the right to purchase the Leased Property at a date
     earlier than those stated in (a) and (c) at a purchase price that will be
     equivalent to the amount that is determined by reducing the original Lease
     Amount by the sum of the depreciation components in the lease prices paid
     to the Lessor by the Lessee until that day.

i.   If the Lessee wishes to make use of the right granted to it in paragraph
     (g), it must report this by registered letter to the Lessor not later than
     three months before the date on which the Lessee wishes to purchase the
     Leased Property. The provisions of the fourth and subsequent sentences of
     paragraph (d) of this Article will then apply accordingly. If the Lessee
     exercises the rights granted to it in paragraph (h), the Lessee will owe
     the Lessor compensation in addition to the price described in paragraph
     (g). That compensation will be equivalent to the difference between (i) the
     sum of the cash value of the interest components in the Lease Price
     expressed on the dates of early purchase to the next date on which a Lease
     Price revision would have taken place until the end date of the Lease in
     the event that the dates on which a revision of the Lease Price takes place
     have expired and ii) the sum of the cash value of the interest components
     that the Lessor could receive on the date of premature purchase on the
     interbank market on money loans, with amounts that are similar at that time
     to the amount described in paragraph (g) and which have an interest period
     similar to the period referred to in paragraph (i), on the understanding
     that the compensation may nevertheless be one percent (1%) of the price
     described in paragraph (g). The cash values will be calculated at the
     interest rate applicable on the dates of the premature purchase and
     referred to under (ii) of the preceding sentence. The Lessee will not owe
     compensation on the grounds of premature purchase if the premature

                                                                              17
<PAGE>

     purchase takes place on one of the dates referred to in Article 2(b) of
     this Lease.

Article 10
----------

The Lessee will owe the Lessor interest on any amount not timely paid to the
Lessor and for each day of late payment until the date of payment, at a rate
equivalent to the statutory interest rate, but at least twelve percent (12%) a
year, in which respect a year is deemed to have three hundred and sixty days and
a month thirty days.

Article 11
----------

1. If:

     a.   The Lessee, after being given sound notice of default by the Lessor,
          fails to fulfil or to timely or properly fulfil any obligation towards
          the Lessor under this Lease or on any other ground whatsoever;

     b.   the Lessee fails to fulfil or to timely or properly fulfil any
          obligation under any other lease or money loan or financing agreement
          with, or under any guarantee towards the Lessor;

     c.   the Lessee, without the Lessor's prior written permission, decides to
          terminate its business, to fully or partially cease, sell, lease or
          alienate its business, if a power, permit or registration necessary
          for the performance of the Lessee's business expires or is denied or
          is withdrawn from the Lessee, if, in the Lessor's opinion, the
          Lessee's business is drastically changed, if the Lessee decides to
          relocate the performance of its business to another country, if the
          Lessee acts contrary to any statutory regulation relating to the
          conduct of its business, if the Lessee ceases to seek achieving its
          current object as defined in its Articles of Association or loses its
          legal personality;

     d.   the Lessee is dissolved, or liquidated or if the Lessee decides or
          apparently intends to dissolve or liquidate its business;

     e.   the Lessee applies for a suspension of payments, files a petition in
          bankruptcy, is declared bankrupt, offers a settlement outside
          bankruptcy or relinquishes its assets;

                                                                              18
<PAGE>

     f.   an attachment under a writ of execution is levied on all or, in the
          Lessor's opinion, substantially all of the Lessee's assets, or if a
          pre-judgment attachment levied thereon is not annulled or cancelled
          within 60 days after the day of attachment, or if the goods or, in the
          Lessor's opinion, substantially all of them are alienated or
          encumbered, disowned or confiscated, without the Lessor's prior
          written consent, or have been lost or damaged;

     g.   the Lessee enters into a merger or community of interests with one or
          more third parties or if, in the Lessor's opinion, a drastic change
          occurs in the control of the Lessee's business activities, or if, in
          the Lessor's opinion, a drastic change occurs in the Articles of
          Association or regulations of the Lessee due to which the Lessee's
          activities change to such a degree that, in the Lessor's opinion, the
          Lessor cannot be required to continue those agreements;

     h.   the Lessee discharges its shareholders from an obligation to pay up
          not fully paid-up shares, to purchase shares in its own capital, make
          a repayment on shares or a payment from the reserves, or adopt a
          resolution to that effect or has the apparent intention to do so, all
          of this without the Lessor's prior written consent;

     i.   1.   one of the events referred to in (b), (d) or (e) occurs with
          regard to one or more of the businesses or companies that are included
          in the Lessee's consolidated balance sheet or with regard to one or
          more businesses or companies that have a controlling interest in the
          Lessee;

          2.   one of the events referred to in (c), (f), (g) or (h) occurs with
          regard to one or more of the businesses or companies that are included
          in the Lessee's consolidated balance sheet or with regard to which one
          or more businesses or companies that have a controlling interest in
          the Lessee, and the Lessee and the Lessor have not, within a
          reasonable period to be specified by the Lessor, reached written
          agreement on the situation that has arisen;

                                                                              19
<PAGE>

          3. one or more of the businesses or companies that are included in the
          Lessee's consolidated balance sheet or with regard to which one or
          more businesses or companies that have a controlling interest in the
          Lessee fail/fails to fulfil any of the obligation towards the Lessor
          and/or ABN AMRO Bank N.V. in connection with credit and/or guarantee
          facilities provided by the Lessor and/or ABN AMRO Bank N.V., and the
          Lessee and the Lessor have not, within a reasonable period to be
          specified by the Lessor, reached written agreement on the situation
          that has arisen;

     j.   one or more of the following circumstances occur with regard to the
          Leased Property: designation for expropriation, inclusion on the list
          of Protected Buildings, inclusion in a land consolidation order,
          demolition of the encumbered property or part thereof;

     k.   one or more of the following circumstances occur: loss, destruction,
          damage, loss or expiration by any cause whatsoever of all or part of
          the goods or rights that serve in whole or part as security to the
          Lessor for the Lessee's obligations under the Lease and that security
          has not been replaced by the Lessee within 30 days of receipt of a
          written request for that purpose;

     l.   the Lessee has provided the Lessor with incorrect information or has
          withheld information from it that is material to the Lessor with a
          view to the conclusion of the Lease; legislation or the interpretation
          thereof has changed or a government measure has been taken that
          relates to or affects or may affect the Lease and/or the security
          provided and/or the value thereof, and the Lessee and the Lessor have
          not reached written agreement within a reasonable period to be
          stipulated by the Lessor on the adjustment of the relevant provisions
          and/or security, subject to the condition that the Lessor's position
          does not change in what it considers a negative sense and the Lessee
          has not made use, before the end of the

                                                                              20
<PAGE>

          aforesaid period, of the right referred to in Article 9(g) to purchase
          the Leased Property.

     the Lessor may regard this Lease as dissolved and terminated with immediate
     effect, without notice of default or demand for performance being required
     and without judicial intervention, in which case the Lessee will be
     required immediately to vacate the Leased Property and to make it available
     to the Lessor, while surrendering the keys. The provisions of Article 7(c),
     second, third and fourth sentences, and of Article 7(d) will then apply
     accordingly. If the Lessor exercises its right referred to in the first
     sentence of this article, it will inform the Lessee accordingly by
     registered letter or bailiff's writ. The Lessee undertakes to immediately
     inform the Lessor of the occurrence of one or more of the circumstances
     referred to in paragraphs (a) to (k). The provisions of paragraph (i) under
     (2) do not imply that the enterprise or company referred to in that
     paragraph will be obliged to request the Lessor's (prior) consent if it is
     faced with a circumstance referred to in this paragraph under (c), (f) or
     (h).

2.   If the Lessor dissolves the lease pursuant to the above provisions, the
     Lessee will pay the Lessor a lump-sum compensation payable on call to
     compensate the Lessor's loss and loss of profit. That compensation will be
     1% of the amount equivalent to the amount that is determined by reducing
     the original Lease Amount by the sum of the depreciation components in the
     lease prices paid to the Lessor by the Lessee until the moment of
     dissolution of the Lease.

Article 12
----------

The costs of all extra-judicial measures, in any event including costs of
collection and costs of legal aid, incurred in connection with non-performance
and/or breach by the Lessee are for its account. The parties hereby set those
costs in that event at ten percent (10%) of the amount payable by the Lessee at
that time, increased by all costs pertaining to and relating to the vacation of
the Leased Property by the Lessee.

Article 13
----------

Within two weeks after the Lessee's balance sheets and the profit and loss
account with explanatory notes (those documents hereinafter jointly to be

                                                                              21
<PAGE>

called the "Annual Accounts") with regard to any financial year have been
adopted, the Lessee will send the Lessor a copy of the Annual Accounts,
accompanied by a statement of the Lessee's accountant. The Lessee undertakes
towards the Lessor to ensure that the adoption of the Annual Accounts with
regard to any financial year will take place not later than the 11th month after
the end of the relevant financial year.

Article 14
----------

The Lessee elects domicile in the Leased Property, also for purposes of judicial
enforcement.

Article 15
----------

This Lease is governed to the extent possible by the General Terms and
Conditions of ABN AMRO Bank N.V. as deposited on the twenty-second of December
nineteen hundred and ninety-five with the Registrar of the Amsterdam District
Court, except in so far as otherwise provided in this Lease. A copy of those
General Terms and Conditions is attached to this deed. In those General Terms
and Conditions, the term "bank" must be read as "Lessor" and the term "client"
must be read as "Lessee". The Lessee declared to have received a copy of those
General Terms and Conditions, to be familiar with them and to regard them as
having been included verbatim in this deed.

LIABLE CAPITAL
--------------

The Lessee undertakes towards the Lessor that no dividend or other profit
distributions will be made without the Lessor's permission as long as the liable
capital is less than thirty-five million Dutch guilders (NLG 35,000,000), or
would, as a result of such distributions, drop to less than thirty-five million
Dutch guilders (NLG 35,000,000). With a view to the continuity of the Lessee's
business, the Lessee undertakes towards the Lessor that the liable capital will
be at least twenty-five percent (25%) of the (adjusted) balance sheet total
during the term of this Lease. "Liable capital" will be understood to mean the
share capital plus free distributable reserves plus any loans subordinated in
respect of the Lessor plus hidden tax liabilities, less intangible assets,
including a correction for net intercompany receivables (i.e. "affiliated
companies non-trade"). The correction for net intercompany claims will not be
made either if the sister company to which

                                                                              22
<PAGE>

the Lessee gives the claim is sufficiently solvent and profitable in the
Lessor's opinion, or if, should the sister company in question be insufficiently
solvent and/or profitable in the Lessor's opinion, the Lessee is able to
demonstrate to the Lessor's satisfaction that Modus Media International
Incorporation warrants the repayment of the amount of the claim. Exclusively for
the application of this Article, the liable capital is expressed in a percentage
of the balance sheet total, whereby the book value of the Leased Property and
other off-balance obligations have been taken into consideration. The Lessee
undertakes towards the Lessor that it will not assume any liability for the
obligations of an affiliated company without the Lessor's prior permission. The
Lessee undertakes towards the Lessor to adjust the current amount of the
intercompany receivables in order to comply with the above-mentioned percentage
of liable capital.

CORPORATE GUARANTEE
-------------------

Modus Media International Incorporation will provide the Lessor with a corporate
guarantee as security for the Lessee's performance of its obligations under the
present Lease.

MANDATE AND POWERS OF ATTORNEY
------------------------------

The mandates of the persons appearing are evidenced by two non-notarial deeds
that will be attached to this deed. I, the civil-law notary, have been shown
sufficient evidence of the existence of the powers of attorney included in the
mandates.

FINAL PROVISIONS
----------------

This deed was drawn up in one original copy and executed in Rotterdam, the
Netherlands, on the date first above written. The persons appearing have
identified themselves to me, the civil-law notary. They were informed of the sum
and substance of this deed. They declared that they were informed well in time
of the content of the deed, agreed to that content and did not require it to be
read aloud in its entirety. Immediately after a limited reading, this deed was
signed by the persons appearing and by me, the civil-law notary.

                                                                              23

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