Document:

fs1a3ex10xxii_soko.htm

    EXHIBIT
10.22

    

    Lease
Agreement

    CNo..

    

    Lessor
(herein after referred to as Party A) : Zhejiang Fine Steel Structure Co.,
Ltd

    Lessee
(hereinafter referred to as Party B) : Harbin
Mege Union Management Co., Ltd.

    

    Under the
Contract Laws of People’s Republic of China and other regulations, Party A and
Party B entered into the agreement about house leasing on the basis of equality,
fair and honesty.

    

    1. The
condition of the rental house

    

    
      	
              1.1

            	
              Party
      A will lease to Party B the house owned by Party A which is located at 389
      Hanshui Road, Nanang District, Harbin with 1120.63 square meters of
      building area, the usable purpose of the land is for business, the
      structure is mixed with brisk. Party A should provide the followings to
      Party B:

            

    

    

    The
property certification, the ownership certification, :(certification No .
:)

    

    
      	
              1.2

            	
              As
      the owner of the property, Party A
      will building the leasing relationship with Party B. Before entering the
      agreement, Party A has noticed Party B that the house is not a
      lien.

            

    

    

    
      	
              2.

            	
               Leasing
      Purpose

            

    

    

    
      	
              2.1

            	
              Party
      B promises to Party A that lease the house for the purpose of service
      industry, and will comply with the national and Harbin housing using and
      management regulations.

            

    

     

    
      	
              2.2

            	
              Party
      B promises to Party A that will not change the above using purpose without
      Party A’s written permission.

            

    

    

    
      	
              3.

            	
               Delivery
      Date and Leasing Term

            

    

    

    
      	
              3.1

            	
              When
      Party B receive the first rental amount, and deliver the house after 2
      days. The leasing term of the house will be from May 20, 2007 to May 19,
      2013.

            

    

    

    
      	
              3.2

            	
              Party
      A has right to withdraw the house after the expiration date, Party B
      should give the house back in time . If Party B need to renew the
      agreement, should send the written application to Party A 3 months in
      advance of the expiration date, and reach into the new agreement, under
      the same condition, Party B has the priority chartering
    right.

            

    

    

    
      	
              4.

            	
               Rental
      amount, Payment and Term

            

    

    

    
      	
              4.1

            	
              The
      rental amount per day is 0.7823 Yuan RMB, and the yearly rental amount is
      320,000.00 Yuan. The amount will not be changed within 5 years . From the
      6th
      year , the rental amount will increase 10%, i.e. the yearly amount
      is 352,000.00 Yuan.

            

    

    

    
      	
              4.2

            	
              After
      5 years of effective date, Party B should pay the whole rental amount for
      the first year to Party A; and from the second year, Party B should pay
      the whole rental amount for the year before May 1 . If delayed to pay the
      rental amount, Party B should pay the fine of 0.5% of the daily rental
      amount.

            

    

    

    
      
        
        

      

      
        1

        
          

        

      

      
        
        

      

    

    

      
        	
                4.3 

              	
                Party
      B should remit to Party A through the account

                Bank:
      Industry and Commercial Bank Shaoxing Branch

                Account
      : Zhejiang Fine Steel Structure Co., Ltd

                No.
      of account:
xxxxxxxxxxxxxxxxxx

              

      

      
      

    

    
      	
              5.

            	
               Performance
      Bond and Other Expenses

            

    

    

    
      	
              5.1

            	
              When
      Party A deliver the house, Party B should Pay 3,000.00 Yuan as the
      performance bond to Party A. When the Party A receive the deposit, should
      give Party B a receipt.  At the expiration date, except the
      expenses that Party B should bear, Party A should return the rest part of
      performance bond to Party B without any
  interest.

            

    

    

    
      	
              5.2

            	
              During
      the leasing term, the warming cost should be borne by Party A, Party B is
      responsible for the water, electricity, communication and management
      fees.

            

    

    

    
      	
              5.3

            	
              The
      calculation of sharing, payment and time of the fees borne by Party B: the
      fees occurred from the delivering date to the expiration date should be
      Party B’s responsibility.

            

    

    

    
      	
              6.

            	
               Using
      Requirement and Maintenance

            

    

    

    
      	
              6.1

            	
              During
      the leasing term, Party B should notice Party A to restore the house in
      time when the house and equipments were damaged. Party A should restore
      the house within 5 days of receiving the notice . Party B could restore
      the house instead of Party A if the Maintenance date is delayed , all
      costs should be borne by Party A.

            

    

    

    
      	
              6.2

            	
              During
      the leasing term, Party B should use the house reasonably and take good
      care of the house and property if the house and equipments damaged in the
      result of Party’s incorrect use , Party B should be responsible for the
      restoring, if Party B reject to restore the house , Party B could restore
      it instead of Party B, all costs should be borne by Part
  B.

            

    

    

    
      	
              6.3

            	
              During
      the leasing term , Party B should insure that the house and property are
      in the normal and safe stage. Party A should notice Party B 15 days in
      advance of inspecting and maintaining the house . During the inspecting
      and maintaining, Party B should assist Party A, but should not effect
      Party B’s operation.

            

    

    

    
      	
              6.4

            	
              During
      the leasing term, Party B could decorate the inner house , but should
      comply with the decoration terms and conditions . All of the costs which
      occurred because of the inner decoration should be borne by Party
      B.  Within a month of the expiration date, Party B could
      withdraw all of the equipments which belong to Party B, and be responsible
      for all of the costs , and should not effect the using condition , except
      otherwise stated.

            

    

    

    
      	
              7.

            	
               The
      stage after returning

            

    

    

    
      	
              7.1

            	
              Except
      Party A accepts Party B to renew the agreement, Party B should give the
      house back to Party A within 7 days of the expiration date . Returning the
      house delayed without Party A’s permission, Party B should pay daily 1.6
      Yuan/square meter to Party A for
occupation.

            

    

    

    
      	
              7.2

            	
              Party
      B should insure that the house is still in the normal use condition after
      return the house. Party A could inspect , and settle the
      costs.

            

    

    

    
      
        
        

      

      
        2

        
          

        

      

      
        
        

      

    

     

    
      	
              8.

            	
               Subleasing,
      Transferring and Exchanging

            

    

    

    
      	
              8.1

            	
              Party
      B should not release the part or all of the house to the third party
      without Party’s written permission. Party B joint venturing with the third
      party in the house does not be deemed as releasing, could not ask for
      Party A’s permission.

            

    

    

    
      	
              8.2

            	
              Under
      the condition, Party B should enter into the agreement with the lessee
      when release the house.

            

    

    

    
      	
              8.3

            	
              During
      the leasing term , Party B should not transfer or exchange the house with
      the third party without Party B’s written permission. The transferee
      should enter into a changing agreement and continue to perform the
      agreement.

            

    

    

    
      	
              8.4

            	
              During
      the leasing term, Party A should notice Party B 3 months in advance if
      Party B needs to sell the house. Party B has the priority to purchase the
      house under the same condition.

            

    

    

    
      	
              9.

            	
              The
      conditions to terminate the
agreement

            

    

    

    
      	
              9.1

            	
              The
      two parties agree to cease the agreement if the following things happened
      during the leasing term.

            

    

    

    
      	
               
      

            	
              9.1.1

            	
              The
      land using right withdrew according to the
laws;

            

    

    

    
      	
               
      

            	
              9.1.2

            	
              Expropriate
      the house for the public benefit according to the
  laws;

            

    

    

    
      	
               
      

            	
              9.1.3

            	
              List
      into the house removal for urban construction according to the
      laws;

            

    

    

    
      	
               
      

            	
              9.1.4

            	
              The
      house is damaged, disappeared or judged to be the dangerous
      house.

            

    

    

    If the
agreement is terminated because of the above situation , Party A should return
the rest rental amount within 5 days.

    

    
      	
              9.2

            	
              If
      the following conditions happened , one party could notice the other party
      to terminate the agreement. The breaching party should pay for 3 times of
      the breaching amount (daily rental amount times 30 days) to the other
      party ; the breaching amount is not enough for the losses , the breaching
      party should compensate the rest costs of
loss.

            

    

    

    
      	
               
      

            	
              9.2.1

            	
              Party
      A does not deliver the house in time , and does not deliver the house
      within 15 days after Party B’s
warning.

            

    

    

    
      	
               
      

            	
              9.2.2

            	
              The
      house is not comply with the terms in the agreement , therefore , the
      purpose of the renting could not be realized , or the house is subject to
      deficiency or danger.

            

    

    

    
      	
               
      

            	
              9.2.3

            	
              Party
      B changed the purpose without Party A’s permission, and result to the
      damages.

            

    

    

    
      	
               
      

            	
              9.2.4

            	
              The
      house’s main structure is damaged due to Party B’s
      responsibility.

            

    

    

    
      	
               
      

            	
              9.2.5

            	
              Party
      B released or transferred or exchanged the house to the third party
      without Party’s written permission.

            

    

    

    
      	
               
      

            	
              9.2.6

            	
              Party
      B does not pay the rental amount for 15
days.

            

    

    

    
      
        
        

      

      
        3

        
          

        

      

      
        
        

      

    

     

    
      	
              10 

            	
              Breaching

            

    

    

    
      	
              10.1

            	
              If
      the house is deficient when deliver it, Party A should restore the house
      within 15 days from the delivering date . Does not restore the house,
      Party A should accept to reduce the rental amount and change the relevant
      terms.

            

    

    

    
      	
              10.2

            	
              If
      the house is subject to installment, and party A does not notice Party B
      in the agreement, Party B is subject to economic losses in the result of
      it, Party A should be compensated.

            

    

    

    
      	
              10.3

            	
              During
      the leasing term , Party A does not perform the agreement to restore and
      maintain the house in time in result of the damage, and party B or the
      third Party is subject to the losses , Party A should compensate for
      it.

            

    

    

    
      	
              10.4
      

            	
              During
      the leasing term , Party B would like to throw the lease and the reason is
      not specified the agreement , Party B should pay for the rest rental
      amount according to the agreement.

            

    

    

    
      	
              11 

            	
              Others

            

    

    

    
      	
              11.1

            	
              The
      agreement is in effective within 5 days from the signing date . Party A is
      responsible for filing in the relevant departments within 5 days , and
      responsible for dealing with any matters of changing or terminating within
      15 days from changing or terminating
date.

            

    

    

    
      	
              11.2

            	
              If
      there is anything not mentioned in this agreement , the two parties could
      negotiate and make an additional agreement which has the same legal
      effect. The words filled in the blanks in the agreement and the additional
      agreement have the same legal
effects.

            

    

    

    
      	
              11.3

            	
              When
      signing the agreement , the two parties are clear about the each party’s
      rights, obligations and duties , and are willing to perform according to
      the agreement. If any party breached the agreement, the other party has
      right to claim compensation.

            

    

    

    
      	
              11.4

            	
              If
      any disputes arise , the two parties should settle it with negotiation ,
      if it can’t be solved by negotiation , the two parties should choose one
      of the following method to solve the
disputes:

            

    

     

    
      	 	 11.4.1	 send to the
      arbitration association

    

                          

    
      	 	 11.4.2 	 appeal to the
      people’s court

    

     

    
      	
              11.5

            	
              Since
      the Party A is not in the same city with the house , Party A designate
      Guangming
      Gao
      as the agent of performing the agreement, the ID number of the
      agent is 330621197205195511; Tel: 13806753730, 0575-4880881-5183. During
      Performing the agreement, Party B noticed the Party A’s agent just be
      deemed as noticed the Party A.

            

    

    

    
      	
              11.6 

            	
              4
      copies of the agreement, and each party holds two copies.

               

                    
                Party
      A:

                Zhejiang Fine Steel Structure
      Co., Ltd (Seal)

                Representative: Guangming
      Gao

                Signature:
      ________________________

                Company Address:1587 Jianhu Road,
      Kexi Industry Zone, Zhejiang Province

                Tel: 0575-4880881

                

                Party B:

                Harbin Mege Union Management Co.,
      Ltd. (Seal)

                Representative: Tong
      Liu

                Signature:
      ________________________

                Company Address: 125 Anding
      Street, Daoli District, Harbin

                Tel: 13904511551

                

                

                Signing
      Date: March 30, 2007

              

            

    

    

     

    4fs1a3ex10xxiii_soko.htm

    

     

    Exhibit
10.23

     

    

     

    Leasing
Agreement

     

    
      

      Lessor
(Party A): Wei Jing

      Lessee
(Party B ): Harbin Queen Beauty Demonstration Center

       

    

    Under the
Contract Laws of People’s Republic of China and other regulations, Party A and
Party B entered into the agreement after the friendly negotiation.

     

    
      	
               
      

            	
              1. Party A will lease to Party B
      the 6 houses located at 400 Xuanhua Street, Nangang District, Harbin to Party B, they are : No.
      4 1-2, 303 of Unit 1, 301, 302 and 303 of Unit 2, 301 of Unit
      3.

            

    

     

    
      	
               
      

            	
              2.
      The leasing term will be 10 years, i.e. from Oct. 15, 2008 to Oct 14,
      2018. The annual rental amount will be 500,000 Yuan from Oct. 15, 2008 to
      Oct. 14, 2014, and from Oct. 15, 2014 to Oct. 14, 2018, the annual rental
      amount will be 550,000 Yuan.

            

    

    

    
      	
               
      

            	
              3.
      The rental amount should be paid first, Party B should pay 3,000,000 for 6
      years rental amount from Oct. 15, 2008 to Oct. 14, 2014. Party B should
      pay 100,000 to Party A as deposit at the signing date: From the
      constructing date, Party B should pre-pay Party A 400,000 Yuan, the rest
      of 2,500,000 should be paid to Party A before Oct. 14, 2008. Afterwards,
      the rental amount should be paid a month in
  advance.

            

    

     

    
      
        	
                 
      

              	
                4.
      Tablet. During the leasing term, Party B has the exclusive right to rent
      the tablet and Ad. Area.

              

      

       

    

    
      	
               
      

            	
              5.
      Parking Area : the front of the Party B’s operation area could become
      parking area, for Party B to use.

            

    

     

    
      
        	
                 
      

              	
                6.
      Lessor and Lessee Alternation

              

      

       

    

    
      	
              1)  

            	
              If
      Party A transferred the ownership to the third party, all of the clauses
      in the agreement should be in the same legal
  effect

            

    

     

    
      	
              2)  

            	
              If
      Party A would like to sell or rent the house, should notice Party A 3
      months in advance. Under the same condition, Party B has the priority
      right to purchase the house.

            

    

    

    
      	
              3)  

            	
              Party
      B should sublease the house under Party A’s
  permission.

            

    

    

    
      	
               
      

            	
              7.
      Party A provides 5 months of decoration period, i.e. from May 15, 2008 to
      Oct 14, 2008. During the decoration period, the rental amount will be
      exempted, but Party B should bear the water & electricity fees,
      property management fees and other
expenses.

            

    

    

    
      	
               
      

            	
              8.
      During the leasing period, the water & electricity fees, property
      management fees, warming fees and the relevant taxes should be borne by
      Party B.

            

    

    

    
      	
               
      

            	
              9.
      During the leasing period, Party B should be in all responsibility for
      fire protection, security and sanity, should take good care about the fire
      protection equipments which belong to Party A. The normal breakage of
      equipments should not be the Party B’s
duty.

            

    

     

     

    
      
        
        

      

      
        1

        
          

        

      

      
        
        

      

    

     

    
 

    
      	
               
      

            	
              10.
      The construction party B engaged in must meet the property company’s
      requirements. The construction project should only be conducted under the
      premises of insuring the house
security.

            

    

     

    
      
        	
                 
      

              	
                11.
      During the leasing period, all the civil, criminal liabilities and debts
      should be borne by Party B.

              

      

       

    

    
      	
               
      

            	
              12. The two Parties should
      cooperate with each other on dealing with the registration matters, any
      of the parties should not reject to provide the relevant legal
      procedures as lessor of lessee
should.

            

    

     

    
      	
              13.  

            	
              During
      the leasing term, Party B has right to change the operation or joint
      venture according to the operation condition and the outer competition
      environment.

            

    

    

    
      	
              14.  

            	
              The
      two parties should perform the agreement strictly, should not breach the
      agreement from the signing date, or the breaching party should bear all
      the liabilities. The two parties agreed that the breaching amount will be
      the 200% of the rental amount, and should pay the breaching amount within
      30 days from the first date of breaching by
  cash.

            

    

     

    
      	
              15.  

            	
              After
      the expiration date, if Party A would like to continue to rent, Party B
      will have the priority right under the same
  condition.

            

    

     

    
      	
              16.  

            	
              The
      agreement will be in effectiveness from the signing date. If any party
      would not like to cooperate after the expiration date, should notice the
      other party 3 months in advance if any information was not mentioned,
      should be discussed by the two parties and make the additional agreement.
      The additional agreement has the same legal effect with the
      agreement.

            

    

    

    
      	
              17.  

            	
              Exemption
      Clause. The two parties should not be responsible for the rental house
      damaged by the natural disaster or the force majeure. The period when the
      Party B could not use the rental house normally because of the force
      majeure should be removed from the leasing term. If the agreement cannot
      be performed because of the force majeure, Party A should return the
      rental amount pre-paid by Party B.

            

    

    

    
      	
              18.  

            	
              Disputes
      Settlement. The agreement will be in effectiveness from the signing date.
      If any disputes arise during performing the agreement, the two parties
      could solve the disputes by friendly negotiation, or by the laws to
      protect two parties’ interests.

            

    

    

    
      	
              19.  

            	
              Two
      copies of the agreement, one copy for each party. The agreement will be in
      effectiveness from the signing
date.

            

    

    

    
      	
              20.  

            	
              After
      Party B registered the new company, all of the Party B’s rights and
      obligations under the agreement should be transferred to the new
      registered company. Meanwhile, the two parties need to sign the additional
      agreement, the terms of the agreement should be remained the
      same.

            

    

     

    
      
        
          
            	 	 	 	 	 
	
                          
                      Signature

                    

                  	 	 	
                    Signature

                  	 
	
                          
                      ID
      Number:230103197004211665

                    

                  	 	 	
                          
                      ID
      Number:230102197505282430

                    

                  	 
	
                          
                      Address:151
      Renhe Street, Nangang District, Harbin

                    

                  	 	 	
                          
                      Company
      address: 803, Unit 7, 24 Anguo Street, Daoli District,
      Harbin

                    

                  	 
	      
                    Party
      B: Harbin Queen Beauty Demonstration Center

                  	 	 	 	 
	      
                    Representative:
      Guozhe Li

                  	 	 	 	 

          

        

      

    

     

    
      

      Signing
Date: April17, 2008

    

    2

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