Document:

<PAGE>

                        FRIENDS' PROVIDENT LIFE OFFICE

                                    - to -

                    INTERNET CAPITAL GROUP (EUROPE) LIMITED

                                     LEASE

                                    - of -

       First floor office premises and Apartment 2 on the sixth floor at
                     Cassini House 57/58 St. James' Street
                                  London SW1

                                WP Ref:  DG442

                        FRIENDS' PROVIDENT LIFE OFFICE
                               LEGAL DEPARTMENT
                                  PIXHAM END
                                    DORKING
                                SURREY RH4 1QA

                           TELEPHONE:  01306-654904
<PAGE>

                               H M LAND REGISTRY

                      LAND REGISTRATION ACTS 1925 TO 1986

                                 LEASE OF PART

<TABLE>
<S>                                               <C>
London Borough                            :       City of Westminster

Landlord's Title Number                   :       LN 26420 LN 27480 and 282196

Premises                                  :       Cassini House 57/58 St James' Street London SW1

Premises demised by this Lease            :       First Floor Offices and Apartment 2 on the Sixth
                                                  Floor Cassini House 57/58 St James's Street London SW1

Date                                      :       24th March, 2000

1.  Particulars
    -----------

    Landlord                                      FRIENDS PROVIDENT LIFE OFFICE whose principal office
    --------                                      whose is at Pixham End Dorking Surrey RH4 1QA

    Tenant                                        INTERNET CAPITAL GROUP (EUROPE) LIMITED registered in
    ------                                        England under number 3797329) whose registered office
                                                  is at First Floor  Cassini House  57/58 St James's
                                                  Street London SW1A 1LD

    Permitted Use                                 high quality offices as to the Offices and
    -------------                                 residential or uses ancillary to the Offices as to
                                                  the Apartment

    Premises                                      Firstly the offices on the first floor of the
    --------                                      Building shown for the purpose of identification only
                                                  edged
</TABLE>

                                       2
<PAGE>

<TABLE>
<S>                                               <C>
                                                  red on Plan 1 and secondly Apartment 2 on the
                                                  sixth floor of the Building shown for the purpose of
                                                  identification only edged red on Plan 2

    Rent                                          (Pounds)474,157 (FOUR HUNDRED AND SEVENTY-FOUR
    ----                                                           -----------------------------
                                                  THOUSAND ONE HUNDRED AND FIFTY SEVEN POUNDS) per year
                                                  -------------------------------------------
                                                  subject to review in accordance with the Third
                                                  Schedule

    Rent Commencement Date                        the 15th May 2000
    ----------------------

    Review Dates                                  the 8 day of November 2004
    ------------
                                                  the 8 day of November 2009

                                                  the 8 day of November 20l4

                                                  and any reference to a Review Date shall be to the

                                                  relevant Review Date

    Service Charge Commencement                   the 8 day of November 1999
    ---------------------------
    Date
    ----

    Term                                          from and including the 8 November 1999 to and
    ----                                          including 24th December 2017
</TABLE>

                                       3
<PAGE>

2.  Definitions and Interpretation
    ------------------------------

    In this Lease the terms defined in Clauses 1 and 2 hereof and in Part A of
    the Second Schedule and in paragraph 1 of the Third Schedule have the
    meanings specified therein unless something in the subject or context is
    inconsistent therewith

<TABLE>
<S>                                            <C>
    "Accountant"                               any person or firm professionally qualified as a
    -----------                                chartered accountant appointed by the Landlord
                                               (including an employee of the Landlord or a Group
                                               Company) to perform any of the functions of the
                                               Accountant under this Lease

    "Acts of Terrorism"                        has the meaning given by Section 2(2) of the
     -----------------                         Reinsurance (Acts of Terrorism) Act 1993

    "Apartment"                                that part of the Premises secondly described in the
     ---------                                 Particulars

    "Approved" "Authorised" or                 refers to the previous approval authorisation or
     -------------------------                 consent in writing on behalf of the Landlord
    "Consent"
     -------

    "Building"                                 the land and buildings now known as Cassini House,
     --------                                  57/58 St James's Street, London SW1 together with the
                                               basement car park

    "Car Park"                                 the car park in the basement of the Building
     --------

    "Common Parts"                             any halls the atrium corridors landings pedestrian
     ------------                              ways circulation areas staircases lifts hoists and
                                               ramps forecourts paths open areas lightwells
                                               lavatories provided from time to time for the benefit
</TABLE>

                                       4
<PAGE>

<TABLE>
<S>                                               <C>
                                                  of persons using the Building or other premises or
                                                  amenities provided for the benefit of the occupiers
                                                  of the Building but excluding the Lettable Units

    "Development"                                 has the meaning given by Section 55 of the Town and
     -----------                                  Country Planning Act 1990

    "Group Company"                               a company which is for the time being a subsidiary of
     -------------                                the Tenant the holding company of the Tenant or which
                                                  is another subsidiary of the holding company of the
                                                  Tenant (in each case within the meaning of Section
                                                  736 of the Companies Act 1985) or which is an
                                                  associated company of the Tenant (meaning a company
                                                  of which one tenth or more of the equity share
                                                  capital (as defined by Section 744 of the Companies
                                                  Act 1985 as originally enacted) is beneficially owned
                                                  by the Tenant its holding company or any subsidiary
                                                  of the Tenant or its holding company or any
                                                  subsidiary of the associated company

    "Insurance Rent"                              the sum: -
     --------------
                                                  equal to a fair and reasonable proportion of the
                                                  gross premium paid by the Landlord in insuring the
                                                  Building pursuant to Clauses 6.1.1 and 6.2 and
                                                  insuring against employers liability and public
                                                  liability pursuant to Clause 6.1.2 and

                                                  equal to the whole of the gross premium paid by the
                                                  Landlord in insuring against loss of Rent and Service
</TABLE>

                                       5
<PAGE>

<TABLE>
<S>                                               <C>
                                                  Charge pursuant to Clause 6.1.3

    "Insured Risks"                               fire lightning explosion aircraft or other aerial
     -------------                                devices (including articles dropped therefrom) riot
                                                  civil commotion or disturbance strikes malicious
                                                  persons Acts of Terrorism earthquake lightning storm
                                                  tempest flood subsidence heave landslip bursting and
                                                  overflowing of water pipes tanks and other apparatus
                                                  and impact by road vehicles theft damage to buildings
                                                  glass accidental damage and engineering (to the
                                                  extent that insurance against such risks may
                                                  ordinarily be arranged with an insurer of good
                                                  repute) and such other risks as the Landlord may from
                                                  time to time in its absolute discretion think fit to
                                                  insure against

    "Insurers"                                    the insurance office or offices and/or the
     --------                                     underwriters with which the insurance or insurances
                                                  for the time being effected under Clause 6.1 and 6.2
                                                  shall be effected

    "Landlord" and "Tenant"                       wherever the context so admits includes the person
     ----------------------                       for the time being entitled to the reversion
                                                  immediately expectant on the determination of the
                                                  Term and the Tenant's successors in title respectively

    "Lettable Units"                              part or parts of the Building which are let or
     --------------                               constructed or adapted for letting from time to time

    "Offices"                                     that part of the Premises firstly described in the
     -------                                      Particulars
</TABLE>

                                       6
<PAGE>

<TABLE>
<S>                                               <C>
    "party" or "parties"                          the Landlord and/or the Tenant but except where there
     -------------------                          is an express indication to the contrary excludes the
                                                  Surety

    "Pipes"                                       all pipes sewers drains mains ducts vents conduits
     -----                                        chutes gutters watercourses wires tanks traps meters
                                                  cables channels flues and all other conducting media
                                                  and includes any fixings louvres cowls and other
                                                  ancillary apparatus

    "Plan 1"                                      the plan marked 1 annexed hereto
    -------

    "Plan 2"                                      the plan marked 2 annexed hereto
     -------

    "Planning Acts"                               the "consolidating Acts" as defined in the Planning
     -------------                                (Consequential Provisions) Act 1990 and any other
                                                  legislation relating to town and country planning in
                                                  force from time to time

     "Plant"                                      all electrical and mechanical and other apparatus
      -----                                       plant machinery equipment chattels fixtures and
                                                  fittings of ornament or utility including
                                                  specifically lifts hoists generators heating cooling
                                                  air-conditioning and ventilation equipment decorative
                                                  lighting and floodlighting systems cleaning and
                                                  maintenance equipment internal telephones and
                                                  computers sprinklers fire and smoke precaution
                                                  equipment fire and intruder alarm systems signs and
                                                  closed circuit television and all such other systems
                                                  and equipment whether the same now exist or are
                                                  provided in the future and whether or not they are of
</TABLE>

                                       7
<PAGE>

<TABLE>
<S>                                               <C>
                                                  a wholly novel character

    "Premises"                                    the premises referred to in the Particulars above
     --------                                     (excluding all parts of the structure of the
                                                  Building) including:

                                                  (a)  the floor finishes down to the upper surface of
                                                  the floor slab

                                                  (b)  any ceiling finishes or suspended ceilings up to
                                                  the lower surface of the ceiling slabs

                                                  (c)  the inner half severed medially of those
                                                  internal non-load bearing walls and the plaster or
                                                  other coverings of those internal load bearing walls
                                                  that divide the Premises from the adjoining parts of
                                                  the Building or from the Retained Parts

                                                  (d)  all internal and non-load bearing walls and
                                                  partitions lying within the Premises

                                                  (e)  the doors and their frames

                                                  (f)  all additions permitted alterations (whether or
                                                  not subject to reinstatement) and improvements

                                                  (g)  all Landlord's fixtures and fittings and
                                                  fixtures of every kind which shall from time to time
                                                  be in or upon the Premises (whether originally fixed
                                                  or fastened to or upon the Premises or otherwise)
                                                  except any lessee's trade or other fixtures and
                                                  fittings installed by the Tenant

                                                  (h)  all Pipes and Plant that are within and that
                                                  exclusively serve the Premises and

                                                  PROVIDED THAT:
                                                  -------------

                                                  (i)  Any reference to the "Premises" includes in the
                                                  absence of any provision to the contrary a reference
                                                  to any part of the Premises but does not include any
                                                  part of the floor slabs or of the structural columns
                                                  or of the ceiling slabs

</TABLE>

                                       8
<PAGE>

<TABLE>
<S>                                               <C>
                                                  (ii)  Any part of the Premises that faces on to any
                                                  of the Common Parts shall be regarded as an external
                                                  part of the Premises notwithstanding the fact that
                                                  such part of the Common Parts is covered in and
                                                  "exterior" "external" and other words to similar
                                                  effect shall be construed accordingly

    "Quarter Days"                                21st January 21st April 21st July and 21st October in
     ------------                                 each year or such other quarter days as the Landlord
                                                  may substitute from time to time on not less than
                                                  three month notice in writing to the Tenant

    "Rents"                                       Rent Service Charge Rent And Insurance Rent or any of
     -----                                        them as the context may admit

    "Retained Parts"                              all parts of the Building which are not let or
     --------------                               constructed or adapted for letting from time to time
                                                  including specifically:

                                                  (a)  the Common Parts

                                                  (b)  office accommodation and staff rooms used by the
                                                  Landlord the Building manager and other staff
                                                  employed by the Landlord at the Building in
                                                  connection with the provision of services to the
                                                  Building

                                                  (c)  a central control station for any security
                                                  system operating for the benefit of the Building

                                                  (d)  storage premises within the Building used in
                                                  connection with the provision of services to the
                                                  Building

                                                  (e)  such parts of the structure walls (including
                                                  party walls and structures) floors foundations
                                                  columns ceiling slabs and roofs of the Building and
                                                  such fences railings windows window frames floors
                                                  balconies and terraces and such Pipes and Plant of
                                                  and in the Building as are not included in the demise
                                                  of the Premises and are not included or intended to
                                                  be
</TABLE>

                                       9
<PAGE>

<TABLE>
<S>                                               <C>
                                                  included in any demise of any other units in or
                                                  parts of the Building and

    "Service Charge Rent"                         (f)  the Car Park
     --------------------                         a fair and reasonable proportion properly calculated
                                                  by the Surveyor (acting reasonably and
                                                  professionally) of the Annual Expenditure (as defined
                                                  in the Second Schedule hereto)

    "Specifically"                                without prejudice to the generality of the above
     -------------

    "Statute"                                     includes any regulations instruments permissions
     -------                                      directives or orders made under such statute and any
                                                  references to a specific statute include (unless
                                                  otherwise stated) any statutory extension or
                                                  modification amendment or re-enactment of and any
                                                  regulations or orders made under such statute

    "Surveyor"                                    any person or firm professionally qualified as a
     --------                                     chartered surveyor appointed by or acting for the
                                                  Landlord (including any employee of the Landlord or a
                                                  Group Company) to perform any of the functions of the
                                                  Surveyor under this Lease

    "Term"                                        includes any period of holding-over or extension or
     ----                                         continuance of the Term whether by statute or common
                                                  law and references to the "last year of the Term" and
                                                  "expiration of the Term" include references to
                                                  determination of the Term otherwise than by effluxion
                                                  of time
</TABLE>

                                      10
<PAGE>

<TABLE>
<S>                                               <C>
"VAT"                                             means Value Added Tax and/or any tax or levy of a
 ---                                              similar nature made in substitution for or in
                                                  addition to such tax
</TABLE>

2.1.    Where the Landlord or the Tenant for the time being are two or more
        persons any obligations expressed or implied to be made by or with such
        party are deemed to be made by or with such persons jointly and
        severally

2.2.    Words importing one gender include all other genders and words importing
        the singular include the plural and vice versa

2.3.    Any covenant by the Tenant not to do an act or thing shall be deemed to
        include an obligation not to permit or suffer such act or thing to be
        done by another person

2.4.    References in this Lease to any clause sub-clause or schedule without
        further designation shall be construed as a reference to such clause sub
        -clause or schedule to this Lease so numbered

2.5.    The headings to clauses paragraphs and schedules do not form part of
        this Lease and shall not be taken into account in its construction or
        interpretation

2.6.    Any interest or other payment or sum due or payable by the Tenant under
        this Lease and unpaid shall be recoverable by the Landlord from the
        Tenant as rent in arrear

3.      Demise
        ------

        The Landlord HEREBY DEMISES to the Tenant the Premises TOGETHER with the
                     --------------                            --------

                                      11
<PAGE>

        rights and easements specified in Part A of the First Schedule BUT
                                                                       ---
        EXCEPT AND RESERVING to the Landlord the rights specified in Part B of
        --------------------
        the First Schedule TO HOLD the Premises to the Tenant for the term
                           -------
        specified in the Particulars SUBJECT to all such rights easements
                                     -------
        privileges restrictions covenants and stipulations of whatever nature
        affecting the Premises as are referred to in Part C of the First
        Schedule YIELDING AND PAYING to the Landlord:-
                 -------------------

3.1.    Rent payable by equal quarterly payments in advance on the Quarter Days
        and proportionately for any period of less than a year the first payment
        of which shall be a proportionate sum for the period from and including
        the Rent Commencement Date up to but excluding the Quarter Day next
        after the Rent Commencement Date and

3.2.    Insurance Rent payable in accordance with Clause 6 and

3.3.    Service Charge Rent payable in accordance with the Second Schedule

3.4.    VAT on any of the foregoing Rents if applicable thereto

4.      The Tenant's Covenants
        ----------------------
        The Tenant covenants with the Landlord:

4.1.    Rent and other Payments
        -----------------------

4.1.1.  To pay the Rents and other payments and VAT thereon on the days and in
        the manner set out in this Lease without any deduction by way of set off
        or otherwise except as required by statute

                                      12
<PAGE>

4.1.2.  If so reasonably required by the Landlord to make such payments by
        credit transfer

4.1.3.  Interest on arrears
        -------------------

        If the Tenant shall fail to pay the Rent or VAT thereon on the due date
        (whether formally demanded or not) or any other sum due under this Lease
        within 14 days of demand the Tenant shall pay to the Landlord interest
        at 4% per year above the base lending rate of Barclays Bank plc (or such
        other bank being a member of the Committee of London and Scottish
        Clearing Bankers as the Landlord may from time to time nominate in
        writing) on such Rents VAT and any other sums from the date when they
        were due to the date on which they are paid (such interest rate still to
        apply after and notwithstanding any judgment of the Court)

4.2.    Outgoings and VAT
        -----------------

        To pay reimburse and indemnify the Landlord against:-

4.2.1.  All rates taxes assessments duties charges impositions and outgoings
        which are Snow or during the Term shall be charged assessed or imposed
        upon the Premises or upon the owner or occupier (or a proportionate part
        of such payments paid or levied on the Premises together with other
        premises or their owners or occupiers) of them excluding any payable by
        the Landlord resulting from receipt of Rent (but including as payable by
        the Tenant the VAT payable by the Tenant on such Rents in accordance
        with its covenants in this Lease) or any dealing with or ownership of
        any reversionary interest

                                      13
<PAGE>

4.2.2.  VAT chargeable in respect of any other payment made by or sum payable by
        the Tenant under any of the terms of or in connection with this Lease or
        in respect of any other payment made by the Landlord where the Landlord
        is unable to recover the input tax where the Tenant agrees in this Lease
        to reimburse the Landlord for such payment

4.3.    Electricity gas water and other services consumed
        -------------------------------------------------

        To observe and comply with the requirements and regulations of the
        relevant electricity telephone gas water and other statutory bodies and
        authorities and to pay to the suppliers of (and indemnify the Landlord
        against all charges for) electricity gas telephone water and other
        services consumed or used at or in relation to the Premises (including
        meter rents) and not to overload any electricity telephone gas or other
        installation

4.4.    Repair and cleaning
        -------------------

4.4.1.  To repair the Premises in accordance with good practice from time to
        time and keep them in good and substantial repair damage caused by an
        Insured Risk and/or by Acts of Terrorism (if the same shall not be an
        insured risk) excepted (save to the extent that the insurance money is
        irrecoverable in consequence of any act or default of the Tenant or
        anyone at the Premises expressly or by implication with the Tenant's
        authority) and to renew (by way of repair but not further or otherwise)
        all parts of the Premises from time to time

                                      14
<PAGE>

4.4.2.  To replace in accordance with good practice from time to time the
        Landlord's fixtures and fittings in the Premises which may be or become
        beyond repair at any time during or at the expiration of the Term

4.4.3.  To keep the Premises in a clean and tidy condition

4.5.    Decoration
        ----------

        As often as shall be necessary to maintain a high standard of decorative
        finish but not less than once in every five years and in the last year
        of the Term to decorate the Premises in a good and workmanlike manner
        and with appropriate materials of good quality the tints and colours and
        patterns of such decoration in the last year of the term to be approved
        by the Landlord such approval not to be unreasonably withheld or delayed

4.6.    Access of Landlord and notice to repair
        ---------------------------------------

4.6.1.  To permit the Landlord subject to Clause 7.6

               (a)  to enter upon the Premises for the purpose of ascertaining
                    that the covenants and conditions of this Lease have been
                    observed and performed and generally for the purpose of
                    exercising the rights reserved in Paragraph 3 of Part B of
                    the First Schedule

               (b)  to view the state of repair decoration and condition of the
                    Premises and take schedules and inventories as necessary

                                      15
<PAGE>

              (c)   to give to the Tenant a notice specifying any repairs
                    cleaning maintenance or decoration which the Tenant has
                    failed to execute in breach of the terms of this Lease and
                    to request the Tenant to execute the same

4.6.2. As soon as practicable following receipt of the same to repair cleanse
       maintain and paint the Premises as properly required by such notice

4.6.3. If within two months of the service of such a notice (or such other
       period specified in the notice as is reasonable) the Tenant shall not
       have commenced and thereafter be proceeding diligently with the execution
       of the work referred to in the notice or shall fail to complete the work
       within four months or such shorter period as the Landlord's Surveyor
       acting reasonably deems reasonable in light of the urgency and time
       required to carry out such work to permit the Landlord to enter the
       Premises to execute such work as may be necessary to comply with the
       notice and to pay to the Landlord the proper cost incurred by the
       Landlord of so doing and all proper expenses reasonably and properly
       incurred by the Landlord in connection therewith (including legal costs
       and surveyor's fees) within fourteen days of a written demand made of the
       Tenant

4.6.4. At any time during the Term to permit persons (subject to Clause 7.6)
       with the written authority of the Landlord or its agent to view the
       Premises in connection with a sale of the reversionary interest or in
       connection with the grant of a new lease of the Premises during the last
       six months before expiration of the Term where this Lease is not subject
       to renewal pursuant to Part II of the Landlord and Tenant Act 1954

                                       16
<PAGE>

4.7.    Alterations
        -----------

4.7.1.  Not without the consent of the Landlord (such consent not to be
        unreasonably withheld or delayed) to erect remove or alter any
        partitioning within the Premises or make any other internal non-
        structural alterations additions or improvement to the Premises except
        in accordance with the plans and specifications thereof previously
        submitted at the Tenant's expense in triplicate to and approved by the
        Landlord in writing (such approval not to be unreasonably withheld or
        delayed) and to indemnify the Landlord from and against any claim for
        nuisance or annoyance caused to other tenants of the Building during the
        execution of any such alterations or additions

4.7.2.  Save as may be permitted pursuant to paragraph 4.7.1 not to make any
        other alterations or additions to the Premises

4.7.3.  At the end of the Term (if so reasonably required by the Landlord by
        notice in writing given to the Tenant not less than six months prior to
        the expiration of this Lease but not otherwise save to the extent that
        the Tenant shall always retain the right to remove its trade or other
        fixtures and fittings at the Premises) substantially to reinstate the
        Premises to the same condition as they were in at the date of the grant
        of this Lease such reinstatement to be carried out to the reasonable
        satisfaction of the Landlord's Surveyor

4.7.4.  Not to make connection with any Pipes or Plant serving the Premises
        except in accordance with plans and specifications previously approved
        by the Landlord and except with the prior consent of the competent
        statutory authority or undertaker (if appropriate)

                                       17
<PAGE>

4.8.    Yield up
        --------

        At the expiration of the Term to yield up the Premises in repair and in
        accordance with the terms of this Lease and to give up all keys of the
        Premises to the Landlord or its Surveyor and remove all signs erected by
        the Tenant in or upon the Premises (save any required by Statute) and to
        make good any damage caused by such removal

4.9.    Use
        ---

        Not to use or suffer the Premises or any part thereof to be used
        otherwise than for the Permitted Use

4.10.   Signs and Advertisements
        ------------------------

        Not to affix or display to or through any window thereof any placard
        poster notice advertisement name or sign whatsoever PROVIDED THAT the
                                                            -------------
        Landlord will at the request and proper cost of the Tenant exhibit or
        permit the Tenant to exhibit the Tenant's name and business upon on or
        near to the main entrance doorway of the Building upon the nameboard
        provided and in such other reasonable places as the Landlord shall make
        available in manner uniform with that in which the names and businesses
        of the Landlord and other tenants of the Building are exhibited

4.11.   Nuisance residential and user restrictions
        ------------------------------------------

4.11.1. Not to do nor allow to remain upon the Premises anything which may be or
        become or cause a nuisance disturbance inconvenience injury or damage to
        the Landlord or its other tenants of the Building or the owners or
        occupiers of adjacent or neighbouring premises

                                       18
<PAGE>

4.11.2. Not to use the Premises for a sale by auction or for any dangerous
        noxious noisy or offensive trade business manufacture or occupation nor
        for any illegal or immoral act or purpose or for the production sale
        distribution hire or storage of pornographic material

4.11.3. Not to use the Premises for the sale of excisable or intoxicating
        liquors or for the purpose of a club wherein alcoholic liquors are
        supplied or consumed or for gambling or for the purpose of any betting
        transaction within the meaning of the Betting Gaming and Lotteries Act
        1963 with or between persons resorting to the Premises or for any
        purpose connected with betting or gambling or football or other pools

4.11.4. Not to sleep at the Premises other than in the Apartment

4.11.5. Not to keep any animal fish reptile or bird anywhere on the Premises

4.11.6. Not to stand place deposit or expose outside any part of the Premises
        any goods materials articles or things whatever for display or sale or
        for any other purpose nor cause or permit the Retained Parts to become
        obstructed or dirty PROVIDED THAT nothing in this Clause 4.11.6 shall
                            -------------
        oblige the Tenant to take any action against other tenants or occupiers
        of the Building or visitors to the Building

4.11.7. Not to discharge into any of the Pipes or Plant serving the Premises or
        any other property any oil grease or other deleterious matter or any
        substance which shall or is likely to become a source of danger or
        injury to the drainage system of the Premises or the Building

                                       19
<PAGE>

4.11.8.  Not to install or use in or upon the Premises any machinery
         or apparatus which causes noise or vibration which can be heard or felt
         outside the Premises or which may cause damage to the Premises or the
         Building PROVIDED THAT the installation and proper use of normal office
                  -------------
         machinery shall not constitute a breach of this covenant

 4.11.9. Not to play or use any musical instrument loudspeaker tape or compact
         disc recorder gramophone radio television video or other equipment or
         apparatus that produces sound in the Premises so as to be heard outside
         the Premises if the Landlord shall in its absolute discretion consider
         such sound to be undesirable and shall give written notice to the
         Tenant to that effect

4.11.10. Not to display any flashing lights in the Premises that can be seen
         from outside the Premises nor to display any other lighting arrangement
         that can be seen from outside the Premises if the Landlord shall in its
         reasonable discretion consider such lighting to be undesirable and
         shall give written notice to the Tenant to that effect

4.11.11. Not to bring or permit to remain upon the Premises any safes machinery
         goods or other articles which shall or may strain or damage the
         Premises or the Building or any part of them and specifically not
         without the Landlord's written consent to load any floor in excess of
         its floor loading capacity and not to impose any point load which shall
         exceed such loading

4.11.12. Not without the consent of the Landlord to suspend anything from the
         underside of the ceiling slab of the Premises

                                       20
<PAGE>

4.11.13. On any application by the Tenant for the Landlord's consent under
         Clause 4.11.11 the Landlord may consult and obtain the advice of an
         engineer or other person in relation to the loading proposed by the
         Tenant and the Tenant shall repay to the Landlord within 14 days of
         demand the reasonable and proper fees of such engineer or other person

4.12.    Alienation
         ----------

4.12.1.  Not to hold on trust for another or (save pursuant to a transaction
         permitted by and effected in accordance with the provisions of this
         Lease and except as provided in Clause 4.12.11) share or part with the
         possession of the whole or any part of the Premises or permit another
         to occupy the whole or any part of the Premises

4.12.2.  Not to charge or assign part only of the Premises

4.12.3.  Not to assign the whole of the Premises without the consent of the
         Landlord (such consent not to be unreasonably withheld or delayed) who
         shall be entitled (for the purposes of Section 19(A) of the Landlord
         and Tenant Act 1927) to withhold its consent to an assignment:

              (i)   Unless the Tenant covenants by deed with the Landlord to
                    guarantee the performance by the assignee of all the
                    covenants on the part of the lessee and the conditions
                    contained in this Lease in the terms set out in the Fourth
                    Schedule (as if reference therein to `the Guarantor' Swere
                    reference to the Tenant) save that such guarantee shall not
                    extend to any liability restriction or other

                                       21
<PAGE>

                    requirement arising after the assignee is released from its
                    covenants by virtue of the Landlord and Tenant (Covenants)
                    Act 199 5

             (i)    Unless any assignee of the whole of the Premises covenants
                    by deed with the Landlord to pay the Rents reserved by this
                    Lease and to observe and perform all the covenants on the
                    part of the tenant and the conditions contained in this
                    Lease during the Term until released by virtue of the
                    Landlord and Tenant (Covenants) Act 19995

             (ii)   Unless (where it is reasonable so to require) in addition to
                    the 5 guarantee provided by the Tenant pursuant to Clause
                    4.12.3(i) either a surety or sureties acceptable to the
                    Landlord (acting reasonably) act as sureties for the
                    assignee in order to covenant (jointly and severally if more
                    than one) with the Landlord that the assignee will pay the
                    rents reserved by this Lease and perform and observe the
                    covenants on the part of the tenant and the conditions
                    contained in this Lease and otherwise in the terms set out
                    in the Fourth Schedule hereto (as if reference therein to
                    `the Guarantor' were reference to such sureties) or such
                    other terms as the Landlord and the Tenant shall agree (both
                    acting reasonably) or a rent deposit is provided by the
                    assignee on terms and in an amount

                                       22
<PAGE>

                    to be agreed between the Landlord and the Tenant (both
                    parties acting reasonably)

             (iv)   If at the date of request for consent to assignment the
                    Tenant is in arrears of the Rent or any other sums due
                    hereunder have been outstanding for more than 14 days

             (v)    If the Tenant fails to demonstrate to the reasonable
                    satisfaction of the Landlord (acting reasonably) that the
                    proposed assignee is responsible and respectable and will be
                    able to pay the Rents and meet the other outgoings and
                    liabilities arising under the Lease

             (vi)   If it is otherwise reasonable to do so

4.12.4. Not to underlet the whole of the Premises without the prior consent of
        the Landlord such consent not to be unreasonably withheld or delayed
        Provided that: -

             (i)    The rent to be reserved by the Tenant shall not be less than
                    the open market rental value for the underlet premises
                    without taking a fine or premium and

             (ii)   Any underlease shall contain:

                    (a)     An absolute prohibition against charging or
                            assigning part of the Premises parting with
                            possession or sharing occupation of the Premises or
                            part thereof (save that the

                                       23
<PAGE>

                            undertenant may share occupation with Group
                            Companies on the same terms as set out in clause
                            4.12.11) and

                    (b)     A prohibition against sub-letting the whole or part
                            of the Premises unless such sub-underlease shall
                            comply with the requirements of this clause 4.12 and
                            shall take effect outside the security of tenure
                            provisions of the Landlord and Tenant Act 1954 Part
                            II and

                    (c)     A covenant on the part of the undertenant to pay the
                            rents and other sums reserved by and observe and
                            perform the covenants on the lessee's part contained
                            in the underlease and not suffer or permit at or in
                            relation to the sub-let premises any act or thing
                            which would constitute a breach of such covenants or
                            conditions

                    (d)     A covenant on the part of the undertenant not to do
                            omit suffer or permit at or in relation to the sub-
                            let premises any act or thing which would cause the
                            Tenant to be in a breach of or which if done omitted
                            suffered or permitted by the Tenant would constitute
                            a breach of the covenants on the lessee's part or
                            the conditions contained in this Lease

                                       24
<PAGE>

             (iii)  Prior to entering into any Underlease the parties thereto
                    shall obtain and produce to the Landlord an order from the
                    Court authorising the exclusion of Sections 24 to 28
                    inclusive of the Landlord and Tenant Act 1954 in relation to
                    the Underletting and

             (iv)   Such exclusion provisions shall be duly contained in the
                    Underlease

4.12.5. Not to underlet the whole of the Offices without the prior consent of
        the Landlord such consent not to be unreasonably withheld or delayed
        Provided that:

             (i)    The rent to be reserved by the Tenant shall not be less than
                    the open market rental value for the underlet premises
                    without taking a fine or premium and

             (ii)   Any underlease shall contain:-

                    (a)  An absolute prohibition against charging or assigning
                         part of the Offices parting with possession or sharing
                         occupation of the Offices or part thereof (save that
                         the undertenant may share occupation with Group
                         Companies on the same terms as set out in Clause
                         4.12.11) and

                    (b)  A prohibition against sub-letting the whole or (subject
                         to clause 4.12.6) part of the Offices unless such sub-
                         underlease shall whilst permitting a sub underletting

                                       25
<PAGE>

                         (subject to the provisions hereof) contain an absolute
                         prohibition on any more remote underletting of the
                         whole or part of the Offices tenure provisions of the
                         Landlord and Tenant Act 1954 Part II and

                    (c)  A covenant on the part of the undertenant to pay the
                         rents and other sums reserved by and observe and
                         perform the covenants on the lessee's part contained in
                         the underlease and not suffer or permit at or in
                         relation to the sub-let premises any act or thing which
                         would constitute a breach of such covenants or
                         conditions

                    (d)  A covenant on the part of the undertenant not to do
                         omit suffer or permit at or in relation to the sub-let
                         premises any act or thing which would cause the Tenant
                         to be in breach of or which if done omitted suffered or
                         permitted by the Tenant would constitute a breach of
                         the covenants on the lessee's part or the conditions
                         contained in this Lease

            (iii)   Prior to entering into any Underlease the parties thereto
                    shall obtain and produce to the Landlord an order from the
                    Court authorising the exclusion of Sections 24 to 28
                    inclusive of the Landlord and Tenant Act 1954 in relation to
                    the Underletting and

                                       26
<PAGE>

            (iv)    Such exclusion provisions shall be duly contained in the
                    Underlease

4.12.6. Not to underlet part only of the Offices without the prior consent of
        the Landlord such consent not to be unreasonably withheld or delayed
        Provided that:

            (i)     Not more than two such underlettings shall be permitted to
                    exist at any one time

            (ii)    The Offices shall not at any time be in the occupation of
                    more than two persons as tenants or sub-tenants of whom the
                    Tenant (together with all permitted Group Companies) whilst
                    in occupation shall count as one

            (iii)   The rent to be reserved by the Tenant shall be not less than
                    the open market rental value for the underlet premises
                    without taking a fine or premium

            (iv)    Any underlease shall contain:-

                    (a)  An absolute prohibition against charging assigning or
                         sub-underletting of part of the underlet premises
                         parting with possession or sharing occupation of the
                         underlet premises or part thereof (save that the
                         undertenant may share occupation with Group Companies
                         on the same terms as set out in Clause 4.12.11) or
                         (whilst permitting a sub-

                                       27
<PAGE>

                         underletting of the whole of the underlet premises)
                         against any more remote underletting hereof

                    (b)  covenant on the part of the undertenant to pay the
                         rents and other sums reserved by and observe and
                         perform the covenants on the lessee's part contained in
                         the underlease and not suffer or permit at or in
                         relation to the sub-let premises any act or thing which
                         would constitute a breach of such covenants or
                         conditions

                    (c)  A covenant on the part of the undertenant not to do
                         omit suffer or permit at or in relation to the sub-let
                         premises any act or thing which would cause the Tenant
                         to be in breach of or which if done omitted suffered or
                         permitted by the Tenant would constitute a breach of
                         the covenants on the lessee's part of the conditions
                         contained in this Lease

          (v)       The term of any underlease shall not extend beyond the 29
                    September 2017

          (vi)      Prior to entering into any underlease the parties thereto
                    shall obtain and produce to the Landlord an order from the
                    court authorising the exclusion of Sections 24 to 28
                    inclusive of the Landlord and Tenant Act 1954 in relation to
                    then underletting and

                                       28
<PAGE>

            (Vii)   Such exclusion provisions shall be duly contained in the
                    underlease

4.12.7.Not to underlet part of the Apartment nor without the prior consent of
       the Landlord such consent not to be unreasonably withheld or delayed to
       underlet the whole of the Apartment PROVIDED THAT any such underletting
                                           -------------
       of the whole of the Apartment shall be on terms that:

            (i)     The sub-letting shall not confer on the sub-tenant any
                    security of tenure

            (ii)    Save in the case of a service occupancy the rent to be
                    reserved by the Tenant shall not be less than the open
                    market rental value without taking a fine or premium

            (iii)   The term of any underlease shall not extend beyond 29th
                    September 2017

4.12.8 To incorporate or procure the incorporation in every permitted mediate or
       immediate underlease of such provisions as are necessary to ensure that
       any such underlease is as far as possible consistent with the provisions
       of this Lease and save in the case of any underletting or sub-
       underletting for a term of 5 years or less that the rent thereunder is
       reviewed on the dates provided for review of rent hereunder (save where
       different provisions are appropriate to an underleuing of part or to
       changed legal circumstances or the rent thereunder is expressed to be an
       appropriate proportion of the Rent hereunder

                                       29
<PAGE>

        from time to time) and that (subject to Clauses 4.12.4, 4.12.5 and
        4.12.6 above) any further dealing with the premises thereby demised
        shall be subject to the consent of the Landlord (such consent not to be
        unreasonably withheld or delayed where the same is so prescribed in this
        Lease)

4.12.9. Upon a review of the rent reserved by any such underlease to keep the
        Landlord informed at all times of the progress of such review and to
        obtain the approval of the Landlord (not to be unreasonably withheld or
        delayed) to the amount of any reviewed rent (save where the same is
        determined by any expert or arbitrator) and the identity of any expert
        or arbitrator (save where appointed by the President as defined in
        paragraph 1.5 of the Third Schedule) and to supply to the Landlord not
        less than 10 days prior to the last date for the submission thereof a
        copy of the form and any proposed submission to be made to any expert or
        arbitrator and at the expense of the Tenant to submit to any expert or
        arbitrator such representations as the Landlord shall reasonably require
        PROVIDED THAT the Landlord shall bear the cost of preparing
        -------------
        any such representations as it supplies to the Tenant for submission to
        the expert or arbitrator

4.12.10.Within twenty-eight days of any assignment underlease assignment of
        underlease or charge or any transmission or other devolution of title
        relating to the Premises or any part thereof to produce for registration
        with the Landlord's solicitor a certified copy of the document and to
        pay the Landlord's solicitor's reasonable charges for the registration
        of such document such charges not being less than (Pounds)30 (Thirty
        Pounds)

                                       30
<PAGE>

4.12.11.  Notwithstanding Clause 4.12.1 the Tenant may share the occupation of
          the whole or any part of the Premises by license or other manner which
          does not transfer or create a legal estate with one or more Group
          Companies for so long as such companies shall remain Group Companies
          provided that the Tenant shall give to the Landlord on written request
          a statement of which Group Companies are in occupation of the Premises
          from time to time

4.13.     Plans documents and information
          -------------------------------

          If called upon to do so to produce to the Landlord or the Surveyor all
          plans documents and other reasonable evidence as the Landlord may
          reasonably require in order to satisfy itself that the provisions of
          this Lease have been complied with

4.14.     Landlord's costs
          ----------------

          To reimburse and indemnify the Landlord in full against all reasonable
          and proper costs fees charges disbursements and expenses (including
          specifically those payable to counsel solicitors surveyors and
          bailiffs) properly and reasonably incurred by the Landlord in relation
          to or incidental to:

4.14.1.   every application made by the Tenant for a consent or license required
          by the provisions of this Lease whether such consent or license is
          granted or refused or proffered subject to any qualification or
          condition or whether the application is withdrawn but not in respect
          of any application where consent or license is unlawfully refused or
          granted subject to an unlawful condition

                                       31
<PAGE>

4.14.2.   the proper preparation and service of a notice under the Law of
          Property Act 1925 Section 146 or incurred by or in reasonable
          contemplation of proceedings under Sections 146 or 147 of that Act
          notwithstanding that forfeiture is avoided otherwise than by relief
          granted by the Court

4.14.3.   the recovery or attempted recovery of arrears of rent or other sums
          properly due from the Tenant and

4.14.4.   any reasonable and proper steps taken in contemplation of or in
          connection with the preparation and service of a schedule of
          dilapidations during or within three months after the expiration of
          the Term

4.15.     Indemnities
          -----------

          To be responsible for and to keep the Landlord fully indemnified
          against all losses damages actions proceedings costs expenses and
          liability properly incurred by the Landlord arising directly or
          indirectly out of any act omission or negligence of the Tenant or any
          persons at the Premises expressly or impliedly with the Tenant's
          authority or any breach or non-observance by the Tenant of the
          covenants conditions or other provisions of this Lease or any of the
          matters to which this demise is subject

4.16.     Encroachment
          ------------
4.16.1.   Not to stop up darken or obstruct any windows or light belonging to
          the Premises

4.16.2.   To take all reasonable steps at the Landlord's cost to prevent any new
          window light opening doorway path passage pipe or other encroachment
          or easement being made or

                                       32
<PAGE>

          acquired in against out of or upon the Premises and to notify the
          Landlord as soon as reasonably practicable after becoming aware of the
          same if any such encroachment or easement shall be made or acquired
          (or attempted to be made or acquired) and at the request and cost of
          the Landlord to adopt such means as shall reasonably be required to
          prevent such encroachment or the acquisition of any such easement

4.17.     The Planning Acts
          -----------------

4.17.1.   Not to commit in relation to the Premises any breach of planning
          control (such term to be construed in the way in which it is used in
          the Planning Acts)

4.17.2.   Not without consent (which shall not be unreasonably withheld or
          delayed) to apply for planning permission to carry out any development
          in or upon the Premises or enter into an agreement with the planning
          authority relating to the Premises and at the expense of the Tenant to
          supply the Landlord with a copy of any application for planning
          permission together with such plans and other documents as the
          Landlord may reasonably require and to supply as soon as reasonably
          practicable after receipt of the same by the Tenant to the Landlord a
          full copy of any planning permission granted to the Tenant

4.17.3.   To pay and satisfy any charge that may be imposed by the appropriate
          authority upon any breach by the Tenant of planning control or
          otherwise under the Planning Acts

4.17.4.   Unless the Landlord shall otherwise direct to carry out and complete
          before the expiry of the Term any works required to be carried out to
          or in the Premises as a condition of any planning permission which may
          have been granted on the application of and implemented

                                       33
<PAGE>

          by the Tenant or any subtenant or occupier during the Term
          irrespective of the date by which such works were required to be
          carried out

4.18.     Statutory obligations
          ---------------------

4.18.1.   At the Tenant's own expense to comply with the requirements of any
          Statute from time to time in force or any government department local
          authority or other public or competent authority or court of competent
          jurisdiction regardless of whether such requirements are imposed on
          the Landlord the Tenant or the occupier (save where such requirements
          are made of the Landlord or another person specifically and cannot be
          delegated) and specifically for that purpose to execute all works and
          provide and maintain all arrangements that are required upon or in
          respect of the Premises or the use to which the Premises are being put

4.18.2.   Not to do in or near the Premises or the Building any act or thing by
          reason of which the Landlord or any other person having a legitimate
          interest in the Building may under any Statute incur have imposed upon
          it or become liable to pay any penalty damages compensation costs
          charges or expenses

4.19.     Statutory notices etc
          ---------------------

          To give full particulars to the Landlord of any notice direction order
          or proposal for the Premises made given or issued to the Tenant by any
          local or public authority (other than rate demands) within seven days
          of receipt and if so required by the Landlord to produce it to the
          Landlord and without delay to take all necessary steps to comply with
          the notice

                                       34
<PAGE>

          direction or order and at the request of the Landlord and joint cost
          of the Landlord and the Tenant to make or join with the Landlord in
          making such objection or representation against or in respect of any
          notice direction order or proposal as the Landlord shall reasonably
          deem expedient unless the same shall be contrary to the interests of
          the Tenant PROVIDED THAT the Tenant shall not be obliged to take any
                     -------------
          action against any such matter instigated by or on behalf of the
          Tenant

4.20.     Defective premises
          ------------------

          As soon as reasonably practicable after the Tenant becoming aware of
          the same to give notice to the Landlord of any defect in the Premises
          or the structure immediately surrounding the Premises which might give
          rise to an obligation on the Landlord to do or refrain from doing any
          act of thing in order to comply with the provisions of this Lease or
          the duty of care imposed on the Landlord pursuant to the Defective
          Premises Act 1972 or the Occupiers Liability Acts 1957 and 1984 or
          otherwise and at all times to display and maintain all notices which
          the Landlord may from time to time reasonably require to be displayed
          at the Premises

4.21.     New Surety
          ----------

          Within twenty-eight days of the death during the Term of any Surety or
          of such person becoming bankrupt or having a receiving order made
          against him or having a receiver appointed under the Mental Health Act
          1983 or being a company passing a resolution to wind up or entering
          into liquidation or having a receiver appointed to procure some other
          person acceptable to the Landlord to execute a guarantee in respect of
          the Tenant's

                                       35
<PAGE>

          obligations contained in this Lease in the form of the Surety's
          covenants mutatis mutandis set out in the Fourth Schedule to this
          Lease PROVIDED THAT the provisions of this clause shall not apply in
                -------------
          respect of any surety under an authorized guarantee agreement

4.22.     Loading and unloading
          ---------------------
          Not to convey any goods or materials to or from the Premises except
          through the Common Parts in accordance with regulations made under
          Clause 4.25 provided for the purpose

4.23.     Security and fire alarms
          ------------------------

4.23.1.   Subject to Clause 7.6 to permit the duly authorised employees and
          agents of the Landlord and any security company responsible for
          intruder or fire alarm and sprinkler systems in the Building to enter
          the Premises at reasonable times and upon reasonable notice for the
          purpose of servicing and maintaining the intruder fire alarm and
          sprinkler systems in the Building (but not connections by the Tenant
          thereto in accordance with 4.23.3(a) below) provided that the Landlord
          or such security company shall cause as little disturbance as possible
          Sand shall make good any damage to the Premises or to any furniture
          fittings stock or equipment in the Premises caused by such entry

4.23.2.   Subject to Clause 7.6 to permit the duly authorized employees and
          agents of the Landlord and any security company to have such access to
          the Premises as may be required in the event of an intruder or fire
          alarm call

                                       36
<PAGE>

4.23.3.   Not to install or maintain in the Premises any equipment or apparatus
          which:-

               (a)  is intended to be an extension of the intruder alarm or fire
                    alarm systems and to be connected to either such system
                    other than such apparatus or equipment as is compatible with
                    the equipment of such systems and that has been approved by
                    the Landlord (such approval not to be unreasonably withheld
                    or delayed) or

               (b)  which may adversely affect the performance of the intruder
                    or fire alarm systems

4.23.4.   Not to make any connection to such systems without the consent of the
          Landlord (such consent not to be unreasonably withheld or delayed)

4.24.     Heating cooling and ventilation
          -------------------------------

4.24.1.   Not to do anything either by act or omission which adversely
          interferes with the heating cooling air conditioning or ventilation of
          the Common Parts or which imposes material additional load on or
          imbalance in the heating cooling air conditioning or ventilation plant
          and equipment

4.25.     Regulations
          -----------

          To comply with all reasonable regulations consistent with the terms of
          this Lease as may be made by the Landlord from time to time for the
          proper management of the Building or the comfort and convenience of
          its occupiers Sand notified to the Tenant in writing including
          regulations as to the disposal of refuse and parking and as to the
          Premises and

                                       37
<PAGE>

          the times during which any part of the Common Parts shall be closed
          for repairing refurbishing servicing cleaning or redecorating or some
          other reasonable purpose

5.        The Landlord's Covenants
          ------------------------

          The Landlord covenants with the Tenant:

5.1.      Quiet Enjoyment
          ---------------

          To permit the Tenant peaceably and quietly to hold and enjoy the
          Premises without any interruption or disturbance from or by the
          Landlord or any person claiming under or in trust for the Landlord or
          by title paramount

5.2.      Services
          --------

          To manage and administer the Building or procure the Building to be
          managed and administered in a manner consistent with the principles of
          good estate management and specifically to provide such of the
          services referred to in Part C of the Second Schedule as shall or may
          be appropriate for the time being (including such additional or
          alternative services as are referred to in paragraph 14 of Part C of
          the Second Schedule) AND to discharge such of the outgoings in respect
                               ---
          of the Building as are referred to in Part D of the Second Schedule
          AND the Landlord may in its absolute discretion employ surveyors
          ---
          accountants managers staff outside contractors and other persons
          reasonably required for the purpose of providing such of the services
          and facilities specified in Parts C and D of the Second Schedule as
          the Landlord may from time to time reasonably determine PROVIDED THAT
                                                                  -------------
          the Landlord shall not be liable to the Tenant in respect of any
          failure or interruption in any of the Services by reason of necessary
          repair replacement

                                       38
<PAGE>

          maintenance of any installations or apparatus or their damage or
          destruction or by reason of mechanical or other defect or breakdown or
          frost or other inclement conditions or the occurrence of any of the
          Insured Risks or shortage of fuel materials water or labour or any
          other cause beyond the Landlord's reasonable control

5.3.      Enforcement of Defects
          ----------------------

5.3.1.    Where the Tenant's reasonable use and enjoyment of the Premises and
          Building would otherwise be materially prejudiced or where the Service
          Charge payable by the Tenant would otherwise be materially increased
          the Landlord shall take all reasonable steps to enforce or procure the
          enforcement of or seek compensation pursuant to the provisions
          contained in the Landlord's building contract for the construction of
          the Building and/or in the warranties benefiting the Landlord and
          which relate to the construction of the Premises or Building for the
          remedying of defects which arise in the first twelve years after the
          date of completion of the Lease.

5.3.2.    The Landlord need not take the steps to enforce its remedies referred
          to in Clause 5.3.1 above:

               (a)  where the costs of the necessary repairs is or is reasonably
                    anticipated to be less than (Pounds)5,000; or

               (b)  if the Landlord has obtained a written opinion of counsel
                    (of at least ten years call), that any such enforcement
                    action as described in Clause 5.3.1 has no reasonable
                    prospect of success

                                       39
<PAGE>

                    and in the latter case the Tenant shall be entitled to
                    copies of the written instructions to and the written
                    opinion of Counsel

5.3.3.    The due proportion of all and any costs incurred by the Landlord in
          remedying any such defect and of the reasonable and proper
          professional fees properly incurred by the Landlord in pursuit of any
          such enforcement action shall be recoverable from the Tenant via the
          service charge provisions in the Lease

5.3.4.    The Landlord shall diligently pursue any such enforcement action as
          referred to above

5.3.5.    All monies (including any award of costs) recovered by the Landlord
          pursuant to any such enforcement action as referred to above shall be
          credited to the service charge account within 14 days of receipt

6.        Insurance
          ---------

6.1.      Landlord to Insure
          ------------------

          The Landlord covenants with the Tenant:-

6.1.1.    to insure the Building in accordance with Clause 6.2 (unless such
          insurance shall be vitiated by any act of the Tenant or by anyone at
          the Premises expressly or by implication with the Tenant's authority)

6.1.2.    to insure against any liability of the Landlord to third parties
          arising out of or in connection with any matter involving or relating
          to the Building including specifically public liability and the
          Landlord's liability as employer and

                                       40
<PAGE>

6.1.3.    to insure against the loss of Rent and Service Charge and any VAT
          thereon

6.1.4.    not to cease cover in respect of any of the Insured Risks and
          specifically terrorism without first notifying the Tenant in writing

6.2.      Details of the Insurance
          ------------------------

          Insurance shall be effected with such insurers of good repute and
          through such agency as the Landlord may from time to time decide:

6.2.1.    In respect of the insurance referred to in Clause 6.1.1 above for such
          sum as the Landlord shall from time to time consider to be the full
          cost of rebuilding and reinstating the Building including fees of
          architects surveyors and other professional persons fees payable upon
          any applications for Permissions (as hereinafter defined) the cost of
          debris removal demolition site clearance any works that may be
          required by any Statute and any other incidental expenses against
          damage or destruction by the Insured Risks to the extent that such
          insurance may ordinarily be arranged for properties such as the
          Building and subject to such excesses exclusions or limitations as the
          Insurers may require

6.2.2.    in respect of the insurance referred to in Clause 6.1.2 above in such
          amount and in such terms as the Landlord shall reasonably consider
          appropriate

6.2.3.    for the loss of Rent and Service Charge payable under this Lease from
          time to time (having regard to any review of Rent which may become due
          under this Lease) for three years or such longer period as the
          Landlord acting reasonably may from time to time deem to be necessary
          or (where such insurance includes this Lease and other leases) such

                                       41
<PAGE>

          proportion reasonably attributed to this Lease from time to time by
          the Surveyor acting as an expert and not as an arbitrator

6.3.      Payment of Insurance Rent
          -------------------------

          The Tenant shall pay the Insurance Rent on the date of this Lease for
          the period from and including the Service Charge Commencement Date to
          the day before the next policy renewal date and subsequently the
          Tenant shall pay the Insurance Rent within fourteen days of demand and
          (if so demanded not more than one month before such date) in advance
          of the policy renewal date

6.4.      Suspension of Rent Reinstatement and Termination
          ------------------------------------------------

6.4.1.    If and whenever during the Term:

               (a)  the Premises or its essential accesses or services or any
                    necessary part of the Building or any part of them are
                    damaged or destroyed by any of the Insured Risks so that the
                    Premises or car parking spaces designated for the use of the
                    Tenant are unfit for occupation or use or inaccessible and

               (b)  save to the extent that payment of the insurance money is
                    refused in whole or in part by reason of any act or default
                    of the Tenant or anyone at the Premises expressly or by
                    implication with the Tenant's authority

               (c)  the provisions of Clauses 6.4.2 and 6.4.3 shall have effect

                                       42
<PAGE>

6.4.2.    When the circumstances contemplated in Clause 6.4.1 arise:-

               (a)  The Rent and Service Charge Rent or a fair proportion of the
                    Rent and Service Charge Rent according to the nature and the
                    extent of the damage sustained shall cease to be payable
                    until (subject to the Landlord giving the Tenant not less
                    than fourteen days notice of the projected completion of the
                    same) the date when the Premises or (as the case may be) its
                    essential accesses or services or any necessary part of the
                    Building shall have been rebuilt or reinstated so that the
                    Premises and or the car parking spaces are capable in the
                    reasonable opinion of the Landlord's Surveyor of being used
                    for the purpose for which they are used (the amount of such
                    proportion and the period during which the Rent and Service
                    Charge Rent shall cease to be payable to be determined in
                    default of agreement between the parties by an independent
                    surveyor acting as an expert and not as an arbitrator)
                    PROVIDED THAT on any occasion that the Rent and Service
                    -------------
                    Charge Rent are suspended in accordance with this clause 6.4
                    before the Rent Commencement Date (whether as originally
                    specified or as subsequently postponed by a previous
                    operation of this proviso) then the Rent Commencement Date
                    shall be postponed or (as the case may be) further postponed
                    by a period equal to the period of that rent suspension

                                       43
<PAGE>

               (b)  the Landlord shall use all reasonable endeavours to obtain
                    as soon as reasonably practicable all planning permissions
                    or other permits and consents that may be required under the
                    Planning Acts or other statutes (if any) to enable the
                    Landlord to rebuild and reinstate (in this Clause 6.4 called
                    "Permissions")

               (c)  the Landlord shall refund to the Tenant the proportion of
                    the Rents paid by the Tenant in advance for the period from
                    and including the date of damage by the Insured Risk to but
                    excluding the next following Quarter Day

6.4.3.    Subject to the provisions of Clauses 6.6.1 and 6.6.2 the Landlord
          shall as soon as practicable after the Permissions have been obtained
          or as soon as practicable where no Permissions are required apply all
          money received in respect of such insurance (except sums in respect of
          loss of Rent and Service Charge Rent) in rebuilding or reinstating the
          Premises and its essential accesses and services (as the case may be)
          making up any deficiency out of the Landlord's own money (and not for
          the avoidance of doubt charging the whole or any part of any
          deficiency to the Tenant by means of the Service Charge Rent)

6.5.      Reinstatement following damage by uninsured Acts of Terrorism
          ------------------------------------------------------------

6.5.1.    If and whenever during the Term the Premises or its essential accesses
          or services or any necessary part of the Building or any part of them
          are damaged or destroyed by Acts of

                                       44
<PAGE>

          Terrorism if the same shall not be an Insured Risk then the Landlord
          may elect within the period of twelve months following the date of
          such damage or destruction (the Election Period) by notice in writing
          to the Tenant (the Election Notice) to reinstate the Premises and its
          essential accesses and services and any necessary part of the Building
          (as the case may be) so destroyed or damaged

6.5.2.    If the Landlord shall have served the Election Notice in accordance
          with Clause 6.5.1 the Landlord shall use all reasonable endeavours to
          obtain as soon as reasonably practicable all planning permissions or
          other permits and consents that may be required under the Planning
          Acts or other statutes (if any) to enable the Landlord to rebuild and
          reinstate (in this Clause 6.5 called Permissions)

6.5.3.    Subject to the provision of clauses 6.6.1 and 6.6.2 the Landlord shall
          as soon as reasonably practicable after the Permissions have been
          obtained or as soon as practicable where no Permissions are required
          rebuild or reinstate the Premises and its essential accesses and
          services and any necessary part of the Building (as the case may be)
          and shall indemnify the Tenant from and against all costs and expenses
          in so doing

6.5.4.    If the Landlord elects in writing to the Tenant within the Election
          Period not to reinstate the Premises or its essential accesses or
          services or any necessary part of the Building so damaged or destroyed
          or shall not have served the Election Notice within the Election
          Period then the Term will absolutely cease but without prejudice to
          any rights or remedies that may have accrued to either party against
          the other

                                       45
<PAGE>

6.6.1.  The Landlord shall not be liable to rebuild or reinstate the Premises or
        the Retained Parts if and for so long as such rebuilding or
        reinstatement is prevented by circumstances beyond the control of the
        Landlord (which shall not include the financial circumstances of the
        Landlord) nor shall the Landlord be obliged to rebuild a facsimile of
        the same (although the Landlord shall rebuild accommodation providing
        substantially comparable usable premises to those existing at the date
        of the damage or destruction)

6.6.2.  If upon the expiry of either the period in respect of which the Landlord
        shall be compensated for loss of the Rent and Service Charge Rent by
        insurance or (if the Landlord shall not be entitled to the proceeds of
        any such insurance) three years works of rebuilding or reinstatement of
        the Premises or its essential accesses or services or any necessary part
        of the Building have not been completed so as to render the Premises and
        car parking spaces fit for occupation and use either party may by notice
        served at any time within six months of the expiry of such period invoke
        the provisions of this clause and thereupon:-

               (a)  the Term will absolutely cease but without prejudice to any
                    rights or remedies that may have accrued to either party
                    against the other and

               (b)  all money received in respect of the insurance effected by
                    the Landlord pursuant to this clause shall belong to the
                    Landlord

                                       46
<PAGE>

               (c)  the Landlord shall refund to the Tenant a proportion of the
                    Rents paid by the Tenant (if any) in respect of any period
                    after the termination of the Term in accordance with the
                    provisions of this clause

6.7.    Tenant's insurance covenants
        ----------------------------

        The Tenant covenants with the Landlord:-

6.7.1.  To comply with all the requirements and recommendations of the insurers

6.7.2.  Subject to receipt of a copy of the appropriate policy of insurance in
        force from time to time not to do or omit anything that could cause
        any policy of insurance on or in relation to the Premises to become
        void or voidable wholly or in part nor (unless the Tenant shall have
        previously notified the Landlord and have agreed to pay the increased
        premium) anything by which additional insurance premiums may become
        payable provided that the Tenant shall be deemed to have agreed to pay
        any increased premium payable in respect of any change by the Tenant
        in the use of the Premises

6.7.3.  To keep the Premises supplied with such fire fighting equipment
        sprinklers and alarm systems as the insurers and the fire authority may
        require and to maintain such equipment to their satisfaction and in
        efficient working order and compatible with the requirements of the
        Building and as often as the insurers or fire authority shall require to
        cause any sprinkler system and other fire fighting equipment and systems
        to be inspected by a competent person

                                       47
<PAGE>

6.7.4.  Not to store or bring onto the Premises any article substance or liquid
        of a specially combustible inflammable or explosive nature other than
        normal office items and or cleaning materials which shall be stored and
        used in accordance with the supplier or manufacturer's requirements and
        to comply with the requirements and recommendations of the fire
        authority and the requirements of the Landlord as to fire precautions
        relating to the Premises

6.7.5.  Not to obstruct the access to any fire equipment or means of escape from
        the Premises nor to lock any fire door (other than by means of a lock
        which may be broken in the event of an emergency)

6.7.6.  To give notice to the Landlord as soon as reasonably practicable after
        the happening of any of the Insured Risks or any event (including any
        change of use of the Premises) which might affect any insurance policy
        on or relating to the Premises or the Building

6.7.7.  If at any time the Tenant shall be entitled to the benefit of any
        insurance on the Premises (which is not effected or maintained in
        pursuance of any obligation contained in this Lease) to apply all money
        received by virtue of such insurance in making good the loss or damage
        in respect of which such money shall have been received

6.7.8.  To notify the Landlord of the reinstatement value of fixtures and
        fittings (other than tenants or trade fittings) installed in the
        Premises by the Tenant as soon as reasonably practicable after
        installation and thereafter at least once in every year if requested by
        the

                                       48
<PAGE>

        Landlord but so that the Landlord shall not be liable for any failure to
        insure any such items unless notified in accordance with this Clause
        6.7.8

6.8.    Landlord's insurance covenants
        ------------------------------

        The Landlord covenants with the Tenant in relation to the policy of
        insurance effected by the Landlord pursuant to its obligations contained
        in this Lease to produce to the Tenant on demand reasonable evidence of
        the terms of the policy and the fact that the last premium has been paid
        and to notify the Tenant of any material change in the risks covered by
        the policy from time to time

6.9.    Commission
        ----------

        Any commission or agency fee paid or made to the Landlord in respect of
        any insurances in respect of the Premises and/or the Building placed by
        the Landlord and/or its managing agents may be retained by the Landlord
        for its own account

7.      Provisos
        --------

7.1.    Re-Entry
        --------

        If and whenever during the Term:-

7.1.1.  the Rents (or any of them or any part of it) under this Lease are
        outstanding for twenty-one days after becoming due whether formally
        demanded or not or

7.1.2.  the Insurance Rent or Service Charge (or either of them) are outstanding
        for twenty-one days after denied or

                                       49
<PAGE>

7.1.3.  there is a breach by the Tenant of any covenant or other term of this
        Lease or any document supplemental to this Lease or

7.1.4.  an individual Tenant becomes bankrupt or

7.1.5.  a company Tenant

               (a)  enters into liquidation whether compulsory or voluntary (but
                    not if he liquidation is for amalgamation or reconstruction
                    of a solvent company) or

               (b)  as a receiver or administrative receiver appointed or

7.1.6.  the Tenant enters into an arrangement for the benefit of its creditors
        the Landlord may re-enter the Premises (or any part of them in the name
        of the whole) at any time and then the Term will absolutely cease but
        without prejudice to any rights or remedies which may have accrued to
        either party against the other in respect of any breach of covenant or
        other term of this Lease (including the breach in respect of which the
        re-entry is made)

7.2.    Party walls
        -----------

        The internal non-load bearing walls which divide the Premises from the
        adjoining premises in the Building and from the Retained Parts shall be
        deemed to be party walls within the meaning of the Law of Property Act
        1925 Section 38 and shall be maintained at the equally shared expense of
        the Tenant and the other respective estate owners

                                       50
<PAGE>

7.3.    Covenants relating to adjoining premises
        ----------------------------------------

        Nothing contained in or implied by this Lease shall give the Tenant the
        benefit of or the right to enforce or to prevent the release or
        modification of any covenant agreement or condition entered into by any
        tenant of the Landlord in respect of any property not comprised in this
        Lease

7.4.    Rights Easements etc
        --------------------

7.4.1.  The operation of the Law of Property Act 1925 Section 62 shall be
        excluded from this Lease and the only rights granted to the Tenant are
        those expressly set out in this Lease and such further ancillary rights
        that arise under the general law or by necessary implication and the
        Tenant shall not by virtue of this Lease be deemed to have acquired or
        be entitled to and the Tenant shall not during the Term acquire or
        become entitled by any means whatever to any easement right privilege or
        title from or over or affecting any other land or premises now or at any
        time after the date of this Lease belonging to the Landlord and not
        comprised in this Lease

7.4.2.  Any rights excepted and reserved by the Landlord and those authorised by
        it as set out in Part B of the First Schedule shall be exercised only to
        the extent that they do not materially and adversely affect or interfere
        with the Premises the business carried on there or the rights expressly
        granted to the Tenant

7.5.    Disputes with adjoining occupiers
        ---------------------------------

        If any dispute arises between the Tenant and the tenants or occupiers of
        other parts of the

                                       51
<PAGE>

        Building as to any easement right privilege or title in connection with
        the use of the Premises and any other part of the Building or as to the
        boundary structures separating the Premises from any other property it
        shall be decided by the Surveyor acting as an expert and not as an
        arbitrator

7.6.    Entry
        -----

        Any entry upon the Premises by the Landlord or by any person authorised
        under this Lease to enter and/or in connection with the rights referred
        to in Part B of the First Schedule shall be at reasonable times and upon
        reasonable notice and subject to the proviso that the Landlord shall
        make good all physical damage caused to the Premises and any Tenant's
        fixtures and fittings and effects in the exercise of any such right but
        shall not be responsible for any loss of trade or other consequential
        loss resulting or alleged to result from the proper exercise of such
        right of entry and the Tenant shall have the right to require that the
        Landlord or such other authorised person shall at all times be
        accompanied by a representative of the Tenant

7.7.    Accidents
        ---------

        The Landlord shall not be responsible to the Tenant or to anyone at the
        Premises or the Building expressly or by implication with the Tenant's
        authority for any accident happening or injury suffered or for any
        damage to or loss of any chattel sustained in the Premises unless as a
        result of any willful or negligent act or omission of the Landlord its
        servants or agents

                                       52
<PAGE>

7.8.    Perpetuity period
        -----------------

        The perpetuity period applicable to this Lease shall be eighty years
        from the commencement of the Term

7.9.    Exclusion of use warranty
        -------------------------

        Nothing in this Lease or in any consent granted by the Landlord under
        this Lease shall imply or warrant that the Premises may lawfully be used
        under the Planning Acts for the purpose authorised in this Lease (or any
        purpose subsequently authorised)

7.10.   Change in Base Rate
        -------------------

        Should the base rate referred to in Clause 4.1.3 cease to exist or be
        published then for the purpose of construing this Lease any reference to
        base rate shall be to such rate of interest as is most closely
        comparable with such base rate and to be agreed by the parties or (in
        case of dispute) determined by an independent Surveyor acting as an
        expert and not as an arbitrator

7.11.   After Vacation
        --------------

        If more than ten working days after the Tenant has vacated the Premises
        on the expiry of the Term any property of the Tenant remains in or on
        the Premises

7.11.1. the Landlord may as the agent of the Tenant sell such property and the
        Tenant will indemnify the Landlord against any liability incurred by it
        to any third party whose property shall have been sold by the Landlord
        in the mistaken belief held in good faith

                                       53
<PAGE>

        (which shall be presumed unless the contrary be proved) that such
        property belonged to the Tenant

7.11.2. the Landlord shall be entitled to deduct out of the proceeds of such
        sale all amounts of Rent Insurance Rent and Service Charge Rent due from
        the Tenant under the terms of this Lease including sums payable under
        paragraph 3 of the Fourth Schedule all the amount of dilapidations and
        professional fees in connection therewith the costs of storage and sale
        reasonably incurred

7.12.   Service of Notices
        ------------------

        The provisions of the Law of Property Act 1925 Section 196 as amended by
        the Recorded Delivery Service Act 1962 shall apply to the giving and
        service of all notices and documents under or in connection with this
        Lease except that any notice or document shall also be sufficiently
        served if sent by telex telephonic facsimile transmission or any other
        means of electronic transmission to the party to be served (including
        the Surety if any) and service by such means shall be deemed to be
        effected on the day of transmission if transmitted before 4.00 p.m. on a
        working day but otherwise on the next following working day

               IT IS HEREBY CERTIFIED that there is no Agreement for Lease to w
               ----------------------
this Lease gives effect

               IN WITNESS whereof the parties have executed this document as a
               ----------
deed the day and year first above written

                                       54
<PAGE>

                                FIRST SCHEDULE
                                --------------
                                    PART A
                                    ---- -
                                Rights granted
                                --------------
1.      Common Parts
        ------------

        The right for the Tenant its invitees and customers on a 24 hour per day
        365 day per year basis (in common with the Landlord and all other
        persons having a like right) to use the Common Parts and the Car Park or
        such part or parts thereof and facilities therein as may be designated
        or reasonably necessary for the use of the Premises and the exercise of
        the right referred to in paragraph 4 of this Part A of the First
        Schedule in each case for all proper purposes in connection with the use
        and enjoyment of the Premises subject to such reasonable rules and
        regulations relating to the use thereof as the Landlord may prescribe
        from time to time (but which shall not conflict with such right)

2.      Pipes and Plant
        ---------------

        The right for the Tenant (in common with the Landlord and all other
        persons having a like right) to the free passage and running (subject to
        temporary interruption for repair alteration or replacement or due to
        the occurrence of any of the Insured Risks) of water sewage gas
        electricity air telephone and other services or supplies to and from the
        Premises in and through the Pipes and Plant that now serve the Premises
        presently laid or laid during the Term in or under or over other parts
        of the Building

3.      Support
        -------

        The right of support protection and shelter for the benefit of the
        Premises as is now or may during the Term be enjoyed from all other
        parts of the Building

                                       55
<PAGE>

4.      CarPark
        -------
        The right to park private motor vehicles in the two car park spaces in
        the Car Park allocated from time to time by the Landlord to the Tenant

5.      Signage
        -------

        The right to display at the entrance to the Building and in the Common
        Parts at the entrance to the Premises in a position approved by the
        Landlord signs showing the name and business of any or every permitted
        occupier of the Premises or any part thereof such signs to be in a style
        to be approved by the Landlord (such approval not to be unreasonably
        withheld or delayed)

                                       56
<PAGE>

                                    PART B
                                    ---- -
                                Rights reserved
                                ---------------

1.      Use of Pipes and Plant
        ----------------------

        The right to the free and uninterrupted passage and running of water
        sewage gas electricity air telephone and other services or supplies from
        and to other parts of the Building in and through the Pipes and Plant
        which now are or may during the Term be in on under or over the Premises

2.      Construction of Pipes and Plant
        -------------------------------

        The right to construct install and maintain in on under or over the
        Premises at any time during the Term whether in their existing positions
        or not any Pipes and Plant for the benefit of any other part of the
        Building PROVIDED THAT the Landlord shall not construct or install any
                 -------------
        such Pipes or Plant if it is not reasonably possible to construct or
        install the same in the Common Parts or the Retained Parts

3.      Access
        ------

3.1.    The right to enter such parts of the Premises as may be necessary and
        for such periods only as may be reasonably necessary (but subject to
        Clause 7.6):-

3.1.1.  to carry out work or do anything whatever comprised within the
        Landlord's obligations in this Lease and to exercise properly and
        reasonably any of the rights granted to the Landlord by this Lease

3.1.2.  to view the state and condition of and repair and maintain the
        Building where such viewing or work would not otherwise be reasonably
        practicable

                                       57
<PAGE>

3.1.3.  to inspect cleanse connect to repair remove replace with others alter or
        execute any necessary or reasonably desirable works to or in connection
        with the Pipes Plant easements or services referred to in this Schedule

3.1.4.  to investigate any intruder or fire alarm call at the Premises or which
        the Landlord reasonably believes relate to the Premises and generally in
        the interests of the security of the Building PROVIDED THAT the Landlord
                                                      -------------
        shall make good all damage caused by such entry

3.2.    The right with the Surveyor and any person acting as the third party
        determining the Rent in default of agreement between the parties under
        the provisions for rent review contained in this Lease at hours
        convenient to the Tenant (acting reasonably) and to enter and to inspect
        and measure the Premises for all purposes connected with such rent
        review or any renewal of this Lease under the Landlord and Tenant Act
        1954

                                       58
<PAGE>

4.      Scaffolding
        -----------

        The right to erect scaffolding ladders and other Plant for any purpose
        connected with or related to the Building when the same is reasonably
        required notwithstanding that such scaffolding ladders and other Plant
        may temporarily restrict the access to or use and enjoyment of the
        Premises PROVIDED THAT the Premises shall remain accessible and usable
                 -------------
        at all times in a reasonable manner by the Tenant and the Landlord shall
        procure that any scaffolding is retained for as short a period as
        possible

5.      Support etc
        -----------

        The rights of light air support protection shelter and all other
        easements and rights now or after the date of this Lease belonging to or
        enjoyed by other parts of the Building

6.      Light
        -----

        Full right and liberty at any time after the date of this Lease to alter
        demolish build rebuild extend in height or otherwise any existing
        structures or to erect new structures within adjoining or forming part
        of the Building (such expression here excluding the Premises and
        services and access to the Premises) in such manner as the Landlord
        shall think fit provided that the same does not materially obstruct
        affect or interfere with the amenity of or access to the Premises or the
        passage of light and air to the Premises

7.      Use of walls and Pipes and Plant
        --------------------------------

        Subject to the proviso to paragraph 2 of this Schedule full right and
        liberty to take into use all walls and (other than those exclusively
        serving the Premises) Pipes and Plant within the Premises and to build
        upon connect with or otherwise use the same

                                       59
<PAGE>

8.      Signs
        -----

        Full right and liberty for the Landlord or other persons authorised by
        or on behalf of the Landlord to affix at any time during the Term to the
        outside flank or rear main walls of the Premises or to blank elevations
        of any other part of the Building any such items as the Landlord may
        reasonably consider to be requisite or desirable building block names
        fire or other emergency escape information panels including specifically
        advertising or promotional panels kiosks or other articles or structures
        of a like nature public lighting brackets (with lamps attached) seats
        street names vending machines and waste paper receptacles PROVIDED THAT
                                                                  -------------
        the same shall not materially obstruct affect or interfere with the
        amenity of or access to the Premises or the passage of light and air to
        the Premises

9.      Variation of use of Common Parts and Service Areas
        --------------------------------------------------

        Full right and liberty to control (which in this paragraph shall mean to
        control regulate vary or terminate) the use of all Common Parts and
        specifically:-

9.1.    To control pedestrian or vehicular traffic thereon or on any part
        thereof and to erect such signs for the purpose as may be appropriate

9.2.    To control the use of or access to the whole or any part of the Common
        Parts provided that the Landlord shall where appropriate and practicable
        make available reasonable alternative use or access and shall in any
        event ensure that the Tenant's access to the Premises is not at any time
        completely prevented

                                       60
<PAGE>

9.3.    To control car parking by way of installing barriers or otherwise
        (subject to the Tenant being provided with any necessary means to be
        able to pass and repass any such barriers or other control at all times)

10.     Party Walls
        -----------

        Full right and liberty to build on or into any party wall of the
        Premises subject to making good any damage caused thereby

                                    PART C
                                    ------

              Particulars of matters to which the Premises are subject
              --------------------------------------------------------

          The Entries in the Property Registers of the above Titles and in entry
Numbers 1 to 4 inclusive of the Charges Register of Title Number LN 26420 and in
Entry Numbers 1 to 3 inclusive of the Charges Register of Title Number LN 27480

                                       61
<PAGE>

                                SECOND SCHEDULE
                                ---------------
                                Service Charge
                                --------------
                                    PART A
                                    ------
                                  Definitions
                                  -----------

1.      "Services" means the services facilities and amenities specified in Part
        C of this Schedule

2.      "Additional Items" means the matters specified in Part D of this
        Schedule

3.      "Annual Expenditure" means:-

3.1.    All costs expenses and outgoings whatever together with VAT thereon
        reasonably and properly incurred by the Landlord (and not recoverable as
        input tax) during a Financial Year or part thereof in or incidental to
        the provision of all or any of the Services and

3.2.    All sums reasonably and properly incurred by the Landlord during a
        Financial Year in relation to the Additional Items and any VAT payable
        on such items which is not recoverable as input tax but:-

3.3.    Excluding:--

3.3.1.  any expenditure in respect of any part of the Building for which the
        Tenant or any other tenant or occupier shall be wholly responsible or
        would be if the same were let on terms similar to those contained in
        this Lease where such part is a Lettable Unit and

3.3.2.  any expenditure which shall (or would if such insurance were properly in
        place) be met under any policy of insurance covenanted to be maintained
        by the Landlord pursuant to its obligations in this Lease or arising as
        a result of Acts of Terrorism and

                                       62
<PAGE>

3.3.3.  the initial capital cost of the construction of the Building and the
        provision of Plant and machinery prior to the date of this Lease and

3.3.4.  any costs or fees incurred in relation to the grant of this Lease or any
        other lease of any part of the Building (including without limitation
        any inducements provided to procure the letting of any Lettable Unit or
        any costs incurred in connection with preparing or altering space for an
        occupier of any part of the Building) and

3.3.5.  the costs incurred in relation to the marketing renewal replacement
        maintenance repair or decoration of any Lettable Unit other than the
        Premises and

3.3.6.  costs incurred in relation to any proceedings to recover the Rents or
        sums equivalent to the Rents payable by any lessee or occupier of any
        part of the Building

3.3.7.  any costs and expenses relating to any renewals improvements to or
        upgrading of the Building or any part of it unless necessary for the
        purposes of or in the course of repair or maintenance of a high class
        West End office building

3.3.8.  any expenditure in respect of which the Landlord is able to recover the
        cost thereof from any party or to secure repair or maintenance works
        from any party including (without limitation) by way of warranty claims
        or claims under guarantees

3.4.    Including (when any expenditure is incurred in relation to the Building
        and other premises or expenditure is shared with other premises) save
        (in each case) where such other premises comprise a Lettable Unit the
        proportion of such expenditure paid by the

                                       63
<PAGE>

      Landlord or which is reasonably attributable to the Building to be
      determined from time to time by the Surveyor (acting as an expert and
      not as an arbitrator) and

4.    "Calculation Date" means 30th June in every year of the Term or such
      other date as the Landlord may from time to time nominate and
      "Calculation Dates" shall be construed accordingly

5.    "Financial Year" means the period:-

5.1.  From the commencement of the Term to and including the first Calculation
      Date and subsequently

5.2.  Between two consecutive Calculation Dates (from and including the day
      following the first Calculation Date up to and including the second
      Calculation Date)

5.3.  From the last Calculation Date to and including the expiration of the
      Term

                                    PART B
                                    ------
         Performance of the Services and payment of the Service Charge
         -------------------------------------------------------------

1.    Calculation of the Service Charge Rent
      --------------------------------------

      The Landlord shall procure that the Accountant shall as soon as is
      reasonable after each Calculation Date prepare and certify an itemised
      account showing the Annual Expenditure for the Financial Year ending on
      and including that Calculation Date (save in respect of the last Financial
      Year of the Term when it shall end on and including the date of expiration
      of the Term) and containing a fair summary of the expenditure referred to
      in it and the Landlord shall produce to the Tenant a copy of such
      certified account as

                                       64
<PAGE>

       soon as reasonably practicable after the same has been certified and the
       Tenant shall be entitled by appointment to inspect the amounts relating
       to the Annual Expenditure and supporting vouchers and receipts at such
       location as the Landlord reasonably directs

2.     Payment of the Service Charge Rent
       ----------------------------------

2.1.   The Tenant shall pay on demand for the period from and including the
       Service Charge Commencement Date to but excluding the Quarter Day after
       demand and thereafter on the next and each subsequent Quarter Day a
       provisional sum calculated upon an itemised and reasonable estimate by
       the Landlord's Surveyor acting as an expert and not as an arbitrator of
       what the Annual Expenditure is likely to be for the twelve months
       expiring on and including the next Calculation Date and payable in four
       equal installments

2.2.   If the Service Charge Rent for any Financial Year:-

2.2.1. exceeds the provisional sum for that Financial Year and subject to
       receipt by the Tenant of the certified account pursuant to paragraph 1 of
       this Part B of the Second Schedule the excess shall be due to the
       Landlord within fourteen days of demand or

2.2.2. is less than such provisional sum the overpayment shall be credited to
       the Tenant against the next quarterly payment of the Service Charge Rent
       or at the end of the term only shall be repaid to the Tenant within seven
       days of the ascertainment of the amount of the Service Charge Rent

                                       65
<PAGE>

3.    Variations
      ----------

3.1.  The Landlord may withhold suspend add to extend discontinue vary or make
      any alteration in the rendering of the Services or any of them from time
      to time if the Landlord reasonably deems it desirable to do so in the
      interests of good estate management

3.2.  If at any time during the Term the total property enjoying or capable of
      enjoying the benefit of any of the Services or the Additional Items is
      increased or decreased on a permanent basis or the benefit of any of the
      Services or the Additional Items is extended on a like basis to any
      adjoining or neighbouring property or if some other event occurs a result
      of which is that the proportion of the Annual Expenditure attributed to
      the Premises is no longer appropriate or if the Landlord acting reasonably
      determines that the Annual Expenditure should be divided into categories
      and separate proportions introduced in respect of each such category of
      expenditure or allocated in a different manner to different parts of the
      Building (for example the showroom residential apartments, offices and car
      park separately) the proportion of the Annual Expenditure attributed to
      the Premises shall be varied and/or additional proportions introduced with
      effect from the Calculation Date following such event by agreement between
      the parties or in default of agreement within three months of the first
      proposal for variation made by the Landlord in such a manner as shall be
      determined to be fair and reasonable in the light of the event in question
      by an independent surveyor (acting as an expert and not as an arbitrator)
      except that nothing contained in this Lease shall imply an obligation on
      the part of the Landlord to provide the Services or the Additional Items
      to any adjoining or

                                       66
<PAGE>

      neighbouring property nor prevent the Landlord from recovering in full
      from the tenants of the Building the entire Annual Expenditure (save any
      amount which the Landlord must contribute in respect of vacant Lettable
      Units)

3.3.  Service Charge : Exceptional Expenditure
      ----------------------------------------

      In the event that the Landlord shall be required during any Financial Year
      to incur substantial or exceptional expenditure in respect of the Services
      and/or the Additional Items which was not taken into account in its
      calculation of the provisional sum for the Financial Year in question the
      Landlord shall be entitled to recover from the Tenant on not less than
      fourteen days prior written notice an additional provisional sum or
      Service Charge Rent and/or increase the provisional sums payable for the
      rest of the Financial Year in a sum representing the proportion of such
      additional expenditure as corresponds with the proportion of the Annual
      Expenditure attributable to the Premises divided equally between the
      remaining Quarter Days in the Financial Year although the Landlord shall
      wherever possible give not less than one month's notice of any likely
      demand under this clause

                                       67
<PAGE>

                                    PART C
                                    ------
                                 The Services
                                 ------------

1.    Maintaining etc Retained Parts
      ------------------------------

      Maintaining repairing amending cleaning altering rebuilding renewing and
      reinstating (in each of the last three cases only where beyond economic
      repair) and where appropriate treating washing down painting decorating
      and polishing to such standard as the Landlord may from time to time in
      its reasonable discretion determine the Retained Parts

2.    Maintaining etc Plant
      ---------------------

      Inspecting testing servicing maintaining repairing amending cleaning
      decorating operating insulating emptying and draining overhauling
      replacing (where beyond economic repair) and insuring (save in so far as
      insured under the other provisions of this Lease) all Pipes and Plant
      within the Retained Parts or serving the Building

3.    Lighting etc Retained Parts
      ---------------------------

      Lighting and furnishing the Retained Parts to such standard as the
      Landlord may from time to time in its reasonable discretion determine
      including the provision of floodlighting inside and outside the Building

4.    Heating etc
      -----------

      Providing such mechanical ventilation heating air conditioning and (if
      deemed desirable by the Landlord) cooling for and the provision of hot and
      cold water to such parts of the Retained Parts and for such hours and
      times of year as the Landlord shall in its reasonable discretion determine

                                       68
<PAGE>

5.    Common Parts open
      -----------------

      Keeping the Common Parts open 24 hours per day 365 days per year

6.    Ornamental features etc
      -----------------------

      Maintaining (at the Landlord's reasonable discretion) any existing
      architectural or ornamental features seasonal decorations or murals water
      sprays fountains and providing and maintaining any plants shrubs trees or
      flowers in the Retained Parts

7.    Staff
      -----

      Providing such staff (on reasonable market terms) as the Landlord shall in
      its reasonable opinion think fit and proper to employ

8.    Furniture etc
      -------------

      Providing and maintaining furniture and furnishings and maintaining
      existing features in the Retained Parts

9.    Fixtures fittings etc
      ---------------------

      Supplying providing purchasing hiring maintaining renewing and (replacing
      in each of the last two cases where beyond economic repair) repairing
      servicing overhauling and keeping in good and serviceable order and
      condition all fixtures and fittings bins receptacles tools appliances
      materials equipment and other things which the Landlord may reasonably
      deem desirable or necessary for the maintenance appearance upkeep or
      cleanliness of the Building

                                       69
<PAGE>

10.    Windows
       -------

       Cleaning as frequently as the Landlord shall in its reasonable discretion
       (but in any event not less than once every three months) consider
       adequate the exterior and interior of all windows and window frames in
       the Retained Parts and the exterior of all external windows of the
       Building

11.    Refuse
       ------

       Storing and disposing of refuse from the Building and the provision
       repair maintenance and renewal of compactors paladins and other plant and
       equipment for the collection treatment packaging or disposal of the same

12.    Parking
       -------
       Controlling traffic in the Car Park including maintaining operating
       repairing and replacing (where beyond economic repair) automatic barriers
       and control equipment

13.    Lavatories and Facilities
       -------------------------

       Heating lighting cleaning decorating maintaining repairing and renewing
       (where beyond economic repair) from time to time all lavatories provided
       within the Building any first aid facilities and any sanitary or other
       equipment therein for the time being and the provision of all appropriate
       towels toiletries and other facilities and the maintenance of an adequate
       supply of hot and cold water thereto (save in connection with any such
       items contained within a Lettable Unit)

                                       70
<PAGE>

14.    Other Services
       --------------

       Any other or alternative services relating to the Building or any part of
       the Building provided by the Landlord from time to time and not expressly
       mentioned and which the Landlord reasonably considers ought properly to
       be provided for the benefit of the Building which shall be:-

          (i)____capable of being enjoyed by the occupier of the Premises

          (ii)   reasonably calculated to be for the benefit of the tenants of
                 the Building

          (iii)  in keeping with the principles of good estate management

                                    PART D
                                    ------
                             The Additional Items
                             --------------------

1.     Fees
       ----
1.1.   The reasonable and proper fees and disbursements (and any VAT payable on
       them not recoverable by the Landlord as input tax) of:

1.1.1. The Surveyor and/or the Accountant and any auditor and any other
       individual firm or company employed or retained by the Landlord for (or
       in connection with) the surveying accounting and auditing functions
       referred to in this Lease

1.1.2. To the extent that the same has not formed part of fees charged under
       1.1.1 above the managing agents (whether or not the Surveyor) for or in
       connection with the management

                                       71
<PAGE>

       of the Building and the performance of the Services and any other duties
       in and about the Building or any part of it relating to (without
       prejudice to the generality of the above) the general management
       administration security maintenance protection and cleanliness of the
       Building PROVIDED THAT such fees shall not exceed 15%
                -------------
       of the total cost of the Annual Expenditure

1.1.3. Any individual firm or company valuing the Building for the purposes of
       all insurances effected pursuant to this Lease PROVIDED THAT the same
                                                      -------------
       shall not be so valued more than once in any twelve month period

1.1.4. Any individual firm or company providing caretaking or security
       arrangements and services to the Building (other than the Lettable Units)

1.1.5. Any other individual firm or company employed or retained by the Landlord
       to perform (or in connection with) any of the Services or any of the
       functions or duties referred to in this paragraph

1.2.   The fees of the Landlord or a company or organisation in the control of
       the Landlord for any of the Services or the other functions and duties
       referred to in paragraph 1.1.2 above which shall be undertaken by the
       Landlord or such company or organisation in the control of the Landlord
       and not by a third party PROVIDED THAT such fees shall not exceed 10% of
                                -------------
       the Annual Expenditure (excluding such charges)

2.    Staff etc
      ---------

      To the extent that the same has not formed part of the fees charged under
      1.1 the

                                       72
<PAGE>

      reasonable and proper cost of employing (whether by the Landlord a Group
      Company the managing agents or any other individual firm or company) such
      staff (including specifically a Building Manager and caretakers cleaners
      commissionaires engineers managers receptionists security guards
      supervisory staff and other appropriately qualified staff and workmen) as
      the Landlord may in its absolute discretion deem necessary for the
      performance of the Services and the other functions and duties referred to
      in paragraph 1.1. above and all other incidental expenditure in relation
      to such employment including but without prejudice to the generality of
      the above

2.1.  Insurance national insurance pension and welfare contributions and
      redundancy payments where appropriate

2.2.  The provision of uniforms and working clothes

2.3.  The provision of tools appliances cleaning and other materials fixtures
      fittings and other equipment a store for housing the same within the
      Building and the provision of telephones for the proper performance of
      their duties and

2.4.  A notional rent (not exceeding the current market rent such rent to be
      determined by the Surveyor acting reasonably and as an expert and not as
      an arbitrator) for any office accommodation staff room or other premises
      in the basement of the Building and forming part of the Retained Parts
      provided for such staff

3.    Rates and Outgoings
      -------------------

      Paying or discharging all existing and future rates taxes assessments
      charges duties

                                       73
<PAGE>

      impositions and outgoings whatsoever (whether parliamentary local or
      otherwise or whether or not of a capital or non-recurring nature but
      excluding any payable by the Landlord resulting from receipt of rent or
      any dealing or ownership of any reversionary interest) which now are or
      may at any time hereafter during the Term be charged levied assessed or
      imposed upon or payable in respect of the Building as distinct from a
      particular Lettable Unit or Units or the Retained Parts save and insofar
      as the same shall (or would have had the same been subject to a lease or
      licence) have been imposed upon the Tenant or any other tenant or licensee
      of a part of the Building

4.    Contracts for services
      ----------------------

      To the extent that the same has not formed part of the fees charged under
      paragraphs 1.1 or 2 the reasonable and proper cost of entering into any
      contracts for the carrying out of all or any of the Services and other
      functions and duties which the Landlord may in its reasonable discretion
      deem desirable or necessary including specifically contracts for cleaning
      security and maintenance of lift plant pipes machinery and the reasonable
      cost of monitoring the performance by any staff or other persons employed
      in connection with the provisions of any one or more of the services

5.    Electricity, gas etc
  ------------------------

      The cost of the supply of electricity gas oil or other fuel or power for
      the provision of the Services and for all purposes in connection with the
      Retained Parts

6.    Road etc charges
      ----------------

      The expense of making repairing maintaining rebuilding and cleansing any
      ways roads

                                       74
<PAGE>

      pavements or structures Pipes or anything which may belong to or be used
      for the Building or any part of it exclusively

7.    Regulations
      -----------

      The reasonable and proper cost charges and expenses of preparing and
      supplying to the tenants copies of any regulations made by the Landlord
      relating to the Building or the use of it

8.    Statutory etc requirements
      --------------------------

      The reasonable and proper cost of taking all steps reasonably deemed
      desirable or expedient by the Landlord in the interests of good estate
      management for complying with making representations against or otherwise
      contesting the incidence of the provisions of any statute bylaw or notice
      concerning town planning public health highways streets drainage or other
      matters relating to or alleged to relate to the Building or any part of it
      for which any tenant is not directly and exclusively liable

9.    Signs
      -----

      The provision maintenance repair decoration cleaning and renewal of all
      signboards and/or notice boards which shall from time to time be placed
      upon the Retained Parts

10.   Nuisance
      --------
      The reasonable and proper cost to the Landlord of abating a nuisance in
      respect of the Building or any part of it insofar as the same is not the
      liability of any individual tenant

                                       75
<PAGE>

11.       Interest
          --------
          Any reasonable and proper interest and fees in respect of money
          borrowed to finance the provision of the Services or the Additional
          Items

12.       Complaints
          ----------

          The costs incurred in dealing with all queries or complaints
          correspondence or otherwise relating to the Building and/or its use
          and/or occupation but not including any such relating to the promotion
          or marketing of the Building or relating to any of the Lettable Units

13.       General
          -------

          Expenditure on the reasonable and proper cost of any other item which
          the Landlord in its reasonable discretion thinks proper for the more
          efficient management and use of the Building and the comfort and
          convenience of the tenants of the Building

14.       Anticipated expenditure
          -----------------------

          Such reasonable provision (if any) for reasonably anticipated
          expenditure in respect of any of the Services as the Landlord shall in
          its reasonable discretion consider appropriate PROVIDED THAT:-
                                                         -------------
15.1.     provision shall only be made for specifically identified items of
          major expenditure

15.2.     all monies reserved in respect of any such item shall be held in an
          interest bearing account with interest accruing for the benefit of the
          fund

                                       76
<PAGE>

15.3.     all monies reserved in respect of any such item shall be utilised in
          paying for the same in priority to any other monies

15.4.     the Landlord shall use reasonable endeavours to minimise the tax (if
          any) payable in respect of such reserves

                                THIRD SCHEDULE
                                ----- --------
                                  Rent Review
                                  -----------
1.        Definitions
          -----------

1.1.      The terms defined in this paragraph shall for all purposes of this
          Schedule have the meanings specified

1.2.      "Market Rent" means the rent at which the Offices might be expected to
          be let on the open market at the relevant Review Date after the expiry
          of a rent free period of such length as would be negotiated in the
          open market between a willing lessor and a willing lessee to enable
          the willing lessee to fit out the Offices for immediate occupation and
          use making the Assumptions but disregarding the Disregarded Matters

1.3.      "Assumptions" means the following assumptions as at the relevant
          Review Date:-

1.3.1.    that the lease is just of the Offices and does not include the
          Apartment

1.3.2.    that no work has been carried out on or to the Offices by the Tenant
          its sub-tenants or their predecessors in title during the Term which
          has diminished the rental value of the Offices

                                       77
<PAGE>

1.3.3.    that if the Offices or any accesses or services thereto have been
          destroyed or damaged they have been fully restored so as to render the
          Offices fit for occupation and use

1.3.4.    that the covenants contained in this Lease on the part of the Tenant
          have been fully performed and observed

1.3.5.    that the Offices are available to let by a willing landlord to a
          willing tenant by one lease without a premium being paid by either
          party and with vacant possession and that such willing tenants exist

1.3.6.    that the lease referred to in paragraph 1.3.5 contains the same terms
          (excepting any specific to the Apartment) as this Lease except

                    (a)       for the amount of the Rent and any rent free
                              period allowed to the Tenant for fitting out the
                              Offices for its occupation and use at the
                              commencement of the Term but including the
                              provisions for rent review on the Review Dates and
                              at similar intervals after the last Review Date
                              and

                    (b)       that the term of the lease is equal in length to
                              the Term remaining unexpired at the relevant
                              Review Date or a period of five years (whichever
                              is the greater) and that such term begins on the
                              relevant Review Date and that the rent shall
                              commence to be payable from that date

                                       78
<PAGE>

1.3.7.    that the Offices are ready for and fitted out and equipped for
          immediate occupation and use for the Permitted Use and that all the
          services required for such occupation and use are connected to the
          Offices

1.4.      "Disregarded Matters" means:

1.4.1.    any effect on rent of the fact that the Tenant its sub-tenants and
          other permitted occupiers or their respective predecessors in title
          have been in occupation of the Offices

1.4.2.    any goodwill attached to the Offices by reason of the carrying on at
          the Offices of the business of the Tenants Sits sub-tenants and other
          permitted occupiers or their predecessors in title in their respective
          businesses

1.4.3.    any increase in rental value of the Offices attributable to the
          existence at the relevant Review Date of any alteration addition or
          improvement to the Offices carried out with consent where required
          (otherwise than in pursuance of an obligation to the Landlord or its
          predecessors in title save where such obligation arises pursuant to or
          in connection with clause 4.18) by the Tenant its sub-tenants or their
          respective predecessors in title or by any lawful occupier during the
          Term or during any period of occupation prior to the Term arising out
          of an agreement for lease

1.4.4.    any occupation or tenancy of the Tenant of other premises within the
          Building.

1.5.      "President" means the President for the time being of the Royal
          Institution of Chartered Surveyors or his duly appointed deputy

                                       79
<PAGE>

1.6.      "Appointed Surveyor" means the surveyor agreed upon between the
          parties or appointed by the President pursuant to paragraph 3 below

1.7.      "agree" or "agreed" means agree or agreed in writing between the
          parties

2.        From each Review Date the Rent shall be such as may at any time be
          agreed as the Rent payable from that Review Date or (in default of
          such agreement) whichever is the greater of:-

                    (a)       the Market Rent plus a factor of two-thirds of the
                              Market Rent expressed as a rate per square metre
                              applied to the area in square metres of the
                              Apartment or

                    (b)       the Rent contractually payable immediately before
                              the Review Date

                                       80
<PAGE>

3.        If by a date three months before a Review Date the Rent payable from
          that Review Date has not been agreed the Landlord and the Tenant may
          agree upon a person to act as the Appointed Surveyor who shall
          determine the Market Rent but in default of such agreement then the
          Landlord or the Tenant may at any time whether before or after the
          Review Date make application to the President to appoint a surveyor to
          determine the Market Rent and such application shall request that the
          surveyor to be appointed shall if practicable be a specialist in the
          letting of and in rent review negotiations for premises of the same
          type as the Offices

4.        (1)Unless the Landlord and the Tenant otherwise agree the Appointed
          Surveyor shall act as an expert and not as an arbitrator and unless
          the Appointed Surveyor shall otherwise direct the Landlord and the
          Tenant shall each be responsible for one-half of his fees and if
          either shall pay the whole thereof he shall be entitled to recover
          one-half thereof from the other

          (2)In deciding upon the manner in which the costs of the determination
          shall be borne the Appointed Surveyor may have regard to the contents
          of any notices served or offers made by either party to the other and
          the nature and content of any representations made to him or on behalf
          of either party

          (3)The Appointed Surveyor shall afford each party the opportunity to
          make such written and/or verbal representations to him as such party
          may wish subject to such reasonable time and other limits as the
          Appointed Surveyor may prescribe and he shall have regard to such
          representations but not be bound thereby

                                       81
<PAGE>

          (4)If the Appointed Surveyor refuses to act or is incapable of acting
          or dies the Landlord or the Tenant may apply to the President for the
          further appointment of a surveyor

5.        If by a Review Date the Rent payable from that Review Date has not
          been ascertained pursuant to this Schedule the Tenant shall continue
          to pay the Rent at the rate previously payable and on the Quarter Day
          next (or earlier if the Tenant so desires) after such ascertainment
          the Tenant shall pay to the Landlord the difference for the period
          ending on that Quarter Day (or earlier date of payment) between the
          Rent paid and the Rent so ascertained and the several parts of such
          difference shall bear interest thereon at the base lending rate of
          Barclays Bank plc (or such other bank as is specified in Clause 4.1.3)
          from the date when each such part would have been payable if the Rent
          had been ascertained on or before the relevant Review Date until the
          Quarter Day next after such ascertainment or such earlier date of
          payment

6.        If at any Review Date there is by virtue of any Statute a restriction
          upon the Landlord's right to review the Rent or if at any time there
          is by virtue of any Statute a restriction upon the right of the
          Landlord to recover the Rent otherwise payable then upon the ending
          removal or modification of such restriction and subject to there
          having been no review at the previous Review Date the Landlord may
          thereafter give to the Tenant not less than one month's written notice
          requiring an additional rent review with effect from the date of such
          ending removal or modification which date shall for the purposes of
          this Schedule be a Review Date

                                       82
<PAGE>

7.        A Memorandum of the Rent ascertained from time to time in accordance
          with this Schedule shall be prepared by the Landlord in two parts one
          part to be signed by an individual Tenant or signed on behalf of a
          Company Tenant and annexed to the Counterpart and the other part to be
          signed on behalf of the Landlord and annexed to the Lease

8.        Time shall not be of the essence in relation to any paragraph of this
          Schedule

                              THE FOURTH SCHEDULE
                              -------------------
                              Guarantor Covenants
                              -------------------

1.        That as between the Guarantor and the Landlord the liability of the
          Guarantor will be as principal debtor and covenantor

2.        That the Tenant will at all times during the Term (and as well after
          as before any disclaimer of this Lease) duly and punctually pay the
          rents as herein provided and will observe and perform all the tenant's
          covenants and conditions contained in this Lease

3.        That if at any time during the Term the Tenant defaults in paying any
          of the rents or in observing or performing any of the covenants and
          conditions contained in this Lease the Guarantor will pay such rents
          and observe and perform the covenants or conditions in respect of
          which the Tenant is in default and pay and make good to the Landlord
          on demand all losses damages costs and expenses sustained by the
          Landlord through the default of the Tenant notwithstanding:-

3.1.      any time or indulgence granted by the Landlord to the Tenant or any
          neglect or forbearance of the Landlord in enforcing the payment of
          rents or the observance of

                                       83
<PAGE>

          performance of the Tenant's covenants or any refusal by the Landlord
          to accept rents tendered by or on behalf of the Tenant at a time when
          the Landlord was entitled (or would after the service of a notice
          under Section 146 of the Law of Property Act 1925 have been entitled)
          to re-enter the Premises

3.2.      that the terms of this Lease may have been varied by agreement between
          the parties save where such variation falls within Section 18 of the
          Landlord and Tenant (Covenants) Act 1995 (or would if the Guarantor is
          or was a former tenant of the Premises)

3.3.      that the Tenant may have surrendered part of the Premises in which
          event the liability of the Guarantor hereunder shall continue in
          respect of the part of the Premises not so surrendered after making
          any necessary apportionments under the Law of Property Act 1925
          Section 140

3.4.      that the Tenant may have ceased to exist

3.5.      any other act or thing whereby but for this provision the Guarantor
          would have been released other than a release given in writing by the
          Landlord

4.        If at any time during the Term the Tenant (being an individual)
          becomes bankrupt or (being a company) goes into liquidation and the
          trustee in bankruptcy or liquidator disclaims this Lease then this
          Schedule will remain in full force and effect notwithstanding such
          event and the Guarantor will if the Landlord shall by notice in
          writing within three months after such disclaimer so requires take
          from the Landlord a lease of the Premises for a term commensurate with
          the residue of the Term which would

                                       84
<PAGE>

          have remained had there been no disclaimer at the same Rent then being
          payable and subject to the same covenants and conditions as are
          reserved by and contained in this Lease the said lease to take effect
          from the date of the said disclaimer and in such case the Guarantor
          shall pay the reasonable and proper costs of the preparation of such
          new Lease and execute and deliver to the Landlord a counterpart of it

5.        The parties agree that this guarantee shall only subsist for such
          period and extend to such liabilities restrictions and other
          requirements as are permitted by the Landlord and Tenant (Covenants)
          Act 1995

                       [Diagrams intentionally ommitted]

                                       85
<PAGE>

ON ORIGINAL
-----------

     (  EXECUTED by the Landlord but not
        --------
     (  delivered until the date above by the
     (  affixing of THE COMMON SEAL of
                    ---------------
     (  FRIENDS' PROVIDENT LIFE OFFICE
        ------------------------------
     (  in the presence of:

                     /s/ MLW

               Authorised Signatory

                    /s/ S. Duckett

               Internet Capital Group (Europe) Limited

                                       86<PAGE>

                         FRIENDS' PROVIDENT LIFE OFFICE

                                     - to -

                    INTERNET CAPITAL GROUP (EUROPE) LIMITED

                                     LEASE

                                     - of-

                        Ground floor office premises at
                      Cassini House 57/58 St James Street
                                   London SW1

                                 WP Ref: DG530

                         FRIENDS' PROVIDENT LIFE OFFICE
                                LEGAL DEPARTMENT
                                   PIXHAM END
                                    DORKING
                                 SURREY RH4 1QA

                            TELEPHONE: 01306-654904
<PAGE>

                               H M LAND REGISTRY

                      LAND REGISTRATION ACTS 1925 TO 1986

                                 LEASE OF PART

London Borough:                      City of Westminster

Landlord Title Number:               LN 26420  LN 27480 and 282196

Premises:                            Cassini House 57/58 St. James' Street
                                     London SW1

Premises demised by this Lease:      Ground Floor Offices Cassini House
                                     57/58 St. James's Street, London SW1

Date:                                29/th/ March, 2000

1.    Particulars
      -----------
      Landlord                       FRIENDS PROVIDENT LIFE OFFICE whose
                                     principal office is a Pixham End Dorking
                                     Surrey RH4 1QA

                                     INTERNET CAPITAL GROUP (EUROPE) LIMITED
                                     registered in England under number 3797329)
                                     whose registered office is at First Floor
                                     Cassini House 57/58 St. James's Street,
                                     London SW1A 1LD

      Permitted Use                  High quality offices or high quality
                                     offices and showroom

      Premises                       The offices on the ground floor of the
                                     Building shown for the purpose of
                                     identification only edged red on the Plan.
<PAGE>

      Rent                           (Pounds)324,800 (THREE HUNDRED AND TWENTY
                                                      ------------------------
                                     FOUR THOUSAND EIGHT HUNDRED POUNDS) per
                                     ----------------------------------
                                     year subject to review in accordance with
                                     the Third Schedule

      Rent Commencement Date         the 14th August 2000

      Review Dates                   the 8th day of November 2004

                                     the 8th day of November 200

                                     the 8th day of November 2014

                                     and any reference to a Review Date shall be

                                     to the relevant Review Date

      Service Charge                 the 29th day of March 2000
      Commencement Date

      Term                           from and including the 29th March 2000 to
                                     and including 24th December 2017

2.    Definition and Interpretation

      In this Lease the terms defined in Clauses 1 and 2 hereof and in Part A of
      the Second Schedule and in paragraph 1 of the Third Schedule have the
      meanings specified therein unless something in the subject or context is
      inconsistent therewith.

      "Accountant"                   any person or firm professionally qualified
                                     as a chartered accountant appointed by the
                                     Landlord (including an employee of the
                                     Landlord or a Group Company) to perform any
                                     of the functions of the Accountant under
                                     this Lease

      "Acts of Terrorism"            has the meaning given by Section 2(2) of
                                     the Reinsurance (Acts of Terrorism) Act
                                     1993

                                      -3-
<PAGE>

      "Approved"                     refers to the previous approval
      "Authorized"                   authorisation or consent in writing on
      or "Consent"                   behalf of the Landlord

      "Building"                     the land and buildings now known as Cassini
                                     House, 57/58 St James's Street, London SW1
                                     together with the basement car park

     "Car Park"                      the car park in the basement of the
                                     Building

     "Common Parts"                  any halls the atrium corridors landings
                                     pedestrian ways circulation areas
                                     staircases lifts hoists and ramps
                                     forecourts paths open areas lightwells
                                     lavatories provided from time to time for
                                     the benefit of persons using the Building
                                     or other premises or amenities provided for
                                     the benefit of the occupiers of the
                                     Building but excluding the Lettable Units

     "Development"                   has the meaning given by Section 55 of the
                                     Town and Country Planning Act 1990

     "Group Company"                 a company which is for the time being a
                                     subsidiary of the Tenant the holding
                                     company of the Tenant or which is another
                                     subsidiary of the holding company of the
                                     Tenant (in each case within the meaning of
                                     Section 736 of the Companies Act 1985) or
                                     which is an associated company of the
                                     Tenant (meaning a company of which one
                                     tenth or more of the equity share capital
                                     (as defined by Section 744 of the Companies
                                     Act 1985 as originally enacted) is
                                     beneficially owned by the Tenant its
                                     holding company or any subsidiary of the
                                     Tenant or its holding company or any
                                     subsidiary of the associated company

                                      -4-
<PAGE>

     "Insurance Rent"                the sum:

                                     equal to a fair and reasonable proportion
                                     of the gross premium paid by the Landlord
                                     in insuring the Building pursuant to
                                     Clauses 6.1.1 and 6.2 and insuring against
                                     employers liability and public liability
                                     pursuant to Clause 6.1.2 and

                                     equal to the whole of the gross premium
                                     paid by the Landlord in insuring against
                                     loss of Rent and Service Charge pursuant to
                                     Clause 6.1.3

     "Insured Risks"                 fire lightning explosion aircraft or other
                                     aerial devices (including articles dropped
                                     therefrom) riot civil commotion or
                                     disturbance strikes malicious persons Acts
                                     of Terrorism earthquake lightning storm
                                     tempest flood subsidence heave landslip
                                     bursting and overflowing of water pipes
                                     tanks and other apparatus and impact by
                                     road vehicles theft damage to buildings
                                     glass accidental damage and engineering (to
                                     the extent that insurance against such
                                     risks may ordinarily be arranged with an
                                     insurer of good repute) and such other
                                     risks as the Landlord may from time to time
                                     in its absolute discretion think fit to
                                     insure against

     "Insurers"                      the insurance office or offices and/or the
                                     underwriters with which the insurance or
                                     insurances for the time being effected
                                     under Clause 6.1 and 6.2 shall be effected

     "Landlord" and "Tenant"         wherever the context so admits includes the
                                     person for the time being entitled to the
                                     reversion immediately

                                      -5-
<PAGE>

                                     expectant on the determination of the Term
                                     and the Tenant's successors in title
                                     respectively

     "Lettable Units"                part or parts of the Building which are let
                                     or constructed or adapted for letting from
                                     time to time

     "party" or "parties"            the Landlord and/or the Tenant but except
                                     where there is an express indication to the
                                     contrary excludes the Surety

     "Pipes"                         all pipes sewers drains mains ducts vents
                                     conduits chutes gutters watercourses wires
                                     tanks traps meters cables channels flues
                                     and all other conducting media and includes
                                     any fixings louvers cowls and other
                                     ancillary apparatus

     "Plan"                          the plan annexed hereto

     "Planning Acts"                 the "consolidating Acts" as defined in the
                                     Planning (Consequential Provisions) Act
                                     1990 and any other legislation relating to
                                     town and country planning in force from
                                     time to time

     "Plant"                         all electrical and mechanical and other
                                     apparatus plant machinery equipment
                                     chattels fixtures and fittings of ornament
                                     or utility including specifically lifts
                                     hoists generators heating cooling air-
                                     conditioning and ventilation equipment
                                     decorative lighting and floodlighting
                                     systems cleaning and maintenance equipment
                                     internal telephones and computers
                                     sprinklers fire and smoke precaution
                                     equipment fire and intruder alarm systems

                                     signs and closed circuit television and all
                                     such other

                                      -6-
<PAGE>

                                     systems and equipment whether the same now
                                     exist or are provided in the future and
                                     whether or not they are of a wholly novel
                                     character

     "Premises"                      the premises referred to in the Particulars
                                     above (excluding all parts of the structure
                                     of the Building) including:

                                     (a) the floor finishes down to the upper
                                         surface of the floor slab

                                     (b) any ceiling finishes or suspended
                                         ceilings up to the lower surface of the
                                         ceiling slabs

                                     (c) the inner half severed medially of
                                         those internal non-load bearing walls
                                         and the plaster or other coverings of
                                         those internal load bearing walls that
                                         divide the Premises from the adjoining
                                         parts of the Building or from the
                                         Retained Parts

                                     (d) all internal and non-load bearing walls
                                         and partitions lying within the
                                         Premises

                                     (e) the doors and their frames

                                     (f) all additions permitted alterations
                                         (whether or not subject to
                                         reinstatement) and improvements

                                     (g) all Landlord's fixtures and fittings
                                         and fixtures of every kind which shall
                                         from time to time be in or upon the
                                         Premises (whether originally fixed or
                                         fastened to or upon the Premises or
                                         otherwise) except any lessee's trade or
                                         other fixtures and fittings installed
                                         by the Tenant

                                      -7-
<PAGE>

                                     (h) all Pipes and Plant that are within and
                                         that exclusively serve the Premises and

                                     PROVIDED THAT:
                                     --------------

                                     (i)  Any reference to the "Premises"
                                          includes in the absence of any
                                          provision to the contrary a reference
                                          to any part of the Premises but does
                                          not include any part of the floor
                                          slabs or of the structural columns or
                                          of the ceiling slab

                                     (ii) Any part of the Premises that faces on
                                          to any of the Common Parts shall be
                                          regarded as an external part of the
                                          Premises notwithstanding the fact that
                                          such part of the Common Parts is
                                          covered in and "exterior" "external"
                                          and other words to similar effect
                                          shall be construed accordingly

     "Quarter Days"                  21st January 21st April 21st July and 21st
                                     October in each year or such other quarter
                                     days as the Landlord may substitute from
                                     time to time on not less than three month
                                     notice in writing to the Tenant

     "Rents"                         Rent Service Charge Rent and Insurance Rent
                                     or any of them as the context may admit

     "Retained Parts"                all parts of the Building which are not let
                                     or constructed or adapted for letting from
                                     time to time including specifically:-

                                     (a)  the Common Parts

                                     (b)  office accommodation and staff rooms
                                          used by the Landlord the Building
                                          manager and other staff

                                      -8-
<PAGE>

                                     employed by the Landlord at the Building in
                                     connection with the provision of services
                                     to the Building

                                     (c)  a central control station for any
                                          security system operating for the
                                          benefit of the Building

                                     (d)  storage premises within the Building
                                          used in connection with the provision
                                          of services to the Building

                                     (e)  such parts of the structure walls
                                          (including party walls and structures)
                                          floors foundations columns ceiling
                                          slabs and roofs of the Building and
                                          such fences railings windows window
                                          frames floors balconies and terraces
                                          and such Pipes and Plant of and in the
                                          Building as are not included in the
                                          demise of the Premises and are not
                                          included or intended to be included in
                                          any demise of any other units in or
                                          parts of the Building and

                                     (f)  the Car Park

     "Service Charge Rent"           a fair and reasonable proportion properly
                                     calculated by the Surveyor (acting
                                     reasonably and professionally) of the
                                     Annual Expenditure (as defined in the
                                     Second Schedule hereto)

     "Specifically"                  without prejudice to the generality of the
                                     above

     "Statute"                       includes any regulations instruments
                                     permissions directives or orders made under
                                     such statute and any references to a
                                     specific statute include (unless otherwise

                                      -9-
<PAGE>

                                     stated) any statutory extension or
                                     modification amendment or re-enactment of
                                     and any regulations or orders made under
                                     such statute

     "Surveyor"                      any person or firm professionally qualified
                                     as a chartered surveyor appointed by or
                                     acting for the Landlord (including any
                                     employee of the Landlord or a Group
                                     Company) to perform any of the functions of
                                     the Surveyor under this Lease

     "Term"                          includes any period of holding-over or
                                     extension or continuance of the Term
                                     whether by statute or common law and
                                     references to the "last year of the Term"
                                     and "expiration of the Term" include
                                     references to determination of the Term
                                     otherwise than by effluxion of time

     "VAT"                           means Value Added Tax and/or any tax or
                                     levy of a similar nature made in
                                     substitution for or in addition to such tax

     2.1.  Where the Landlord or the Tenant for the time being are two or more
           persons any obligations expressed or implied to be made by or with
           such party are deemed to be made by or with such persons jointly and
           severally

     2.2.  Words importing one gender include all other genders and words
           importing the singular include the plural and vice versa

     2.3.  Any covenant by the Tenant not to do an act or thing shall be deemed
           to include an obligation not to permit or suffer such act or thing to
           be done by another person

                                      -10-
<PAGE>

     2.4.  References in this Lease to any clause sub-clause or schedule without
           further designation shall be construed as a reference to such clause
           sub-clause or schedule to this Lease so numbered

     2.5.  The headings to clauses paragraphs and schedules do not form part of
           this Lease and shall not be taken into account in its construction or
           interpretation

     2.6.  Any interest or other payment or sum due or payable by the Tenant
           under this Lease and unpaid shall be recoverable by the Landlord from
           the Tenant as rent in arrear

3.   Demise
     ------

     The Landlord HEREBY DEMISES to the Tenant the Premises TOGETHER with the
                  --------------                            --------
     rights and easements specified in Part A of the First Schedule BUT EXCEPT
                                                                    ----------
     AND RESERVING to the Landlord the rights specified in Part B of the First
     -------------
     Schedule TO HOLD the Premises to the Tenant for the term specified in the
              -------
     Particulars SUBJECT to all such rights easements privileges restrictions
                 -------
     covenants and stipulations of whatever nature affecting the Premises as are
     referred to in Part C of the First Schedule YIELDING AND PAYING to the
                                                 -------------------
     Landlord:-

     3.1.  Rent payable by equal quarterly payments in advance on the Quarter
           Days and proportionately for any period of less than a year the first
           payment of which shall be a proportionate sum for the period from and
           including the Rent Commencement Date up to but excluding the Quarter
           Day next after the Rent Commencement Date and

     3.2.  Insurance Rent payable in accordance with Clause 6 and

     3.3.  Service Charge Rent payable in accordance with the Second Schedule

     3.4.  VAT on any of the foregoing Rents if applicable thereto

4.   The Tenant's Covenants
     ----------------------

                                      -11-
<PAGE>

     The Tenant covenants with the Landlord:-

           Rent and other Payments
           -----------------------

           4.1.1.  To pay the Rents and other payments and VAT thereon on the
                   days and in the manner set out in this Lease without any
                   deduction by way of set off or otherwise except as required
                   by statute

           4.1.2.  If so reasonably required by the Landlord to make such
                   payments by credit transfer

           4.1.3.  Interest on arrears
                   -------------------

                   If the Tenant shall fail to pay the Rent or VAT thereon on
                   the due date (whether formally demanded or not) or any other
                   sum due under this Lease within 14 days of demand the Tenant
                   shall pay to the Landlord interest at 4% per year above the
                   base lending rate of Barclays Bank plc (or such other bank
                   being a member of the Committee of London and Scottish
                   Clearing Bankers as the Landlord may from time to time
                   nominate in writing) on such Rents VAT and any other sums
                   from the date when they were due to the date on which they
                   are paid (such interest rate still to apply after and
                   notwithstanding any judgment of the Court)

      4.2. Outgoings and VAT
           -----------------

           To pay reimburse and indemnify the Landlord against:-

           4.2.1.  All rates taxes assessments duties charges impositions and
                   outgoings which are now or during the Term shall be charged
                   assessed or imposed upon the Premises or upon the owner or
                   occupier (or a proportionate part of such payments paid or
                   levied on the Premises together with other premises or their
                   owners or occupiers) of them excluding any payable by the
                   Landlord resulting from receipt of Rent (but including as
                   payable by the Tenant the VAT payable by the Tenant on such
                   Rents in accordance with

                                      -12-
<PAGE>

             its covenants in this Lease) or any dealing with or ownership of
             any reversionary interest

     4.2.2.  VAT chargeable in respect of any other payment made by or sum
             payable by the Tenant under any of the terms of or in connection
             with this Lease or in respect of any other payment made by the
             Landlord where the Landlord is unable to recover the input tax
             where the Tenant agrees in this Lease to reimburse the Landlord for
             such payment

4.3. Electricity gas water and other services consumed
     -------------------------------------------------

     To observe and comply with the requirements and regulations of the relevant
     electricity telephone gas water and other statutory bodies and authorities
     and to pay to the suppliers of (and indemnify the Landlord against all
     charges for) electricity gas telephone water and other services consumed or
     used at or in relation to the Premises (including meter rents) and not to
     overload any electricity telephone gas or other installation

4.4. Repair and cleaning
     -------------------

     4.4.1.  To repair the Premises in accordance with good practice from time
             to time and keep them in good and substantial repair damage caused
             by an Insured Risk and/or by Acts of Terrorism (if the same shall
             not be an insured risk) excepted (save to the extent that the
             insurance money is irrecoverable in consequence of any act or
             default of the Tenant or anyone at the Premises expressly or by
             implication with the Tenant's authority) and to renew (by way of
             repair but not further or otherwise) all parts of the Premises from
             time to time

     4.4.2.  To replace in accordance with good practice from time to time the
             Landlord's fixtures and fittings in the Premises which may be or
             become beyond repair at any time during or at the expiration of the
             Term

                                      -13-
<PAGE>

     4.4.3.  To keep the Premises in a clean and tidy condition

4.5. Decoration
     ----------

     As often as shall be necessary to maintain a high standard of decorative
     finish but not less than once in every five years and in the last year of
     the Term to decorate the Premises in a good and workmanlike manner and with
     appropriate materials of good quality the tints and colours and patterns of
     such decoration in the last year of the term to be approved by the Landlord
     such approval not to be unreasonably withheld or delayed

4.6. Access of Landlord and notice to repair
     ---------------------------------------

     4.6.1.  To permit the Landlord subject to Clause 7.6

             (a)  to enter upon the Premises for the purpose of ascertaining
                  that the covenants and conditions of this Lease have been
                  observed and performed and generally for the purpose of
                  exercising the rights reserved in Paragraph 3 of Part B of the
                  First Schedule

             (b)  to view the state of repair decoration and condition of the
                  Premises and take schedules and inventories as necessary

             (c)  to give to the Tenant a notice specifying any repairs cleaning
                  maintenance or decoration which the Tenant has failed to
                  execute in breach of the terms of this Lease and to request
                  the Tenant to execute the same

     4.6.2.  As soon as practicable following receipt of the same to repair
             cleanse maintain and paint the Premises as properly required by
             such notice

     4.6.3.  If within two months of the service of such a notice (or such other
             period specified in the notice as is reasonable) the Tenant shall
             not have commenced and thereafter be proceeding diligently with the
             execution of

                                      -14-
<PAGE>

             the work referred to in the notice or shall fail to complete the
             work within four months or such shorter period as the Landlord's
             Surveyor acting reasonably deems reasonable in light of the urgency
             and time required to carry out such work to permit the Landlord to
             enter the Premises to execute such work as may be necessary to
             comply with the notice and to pay to the Landlord the proper cost
             incurred by the Landlord of so doing and all proper expenses
             reasonably and properly incurred by the Landlord in connection
             therewith (including legal costs and surveyor's fees) within
             fourteen days of a written demand made of the Tenant

     4.6.4.  At any time during the Term to permit persons (subject to Clause
             7.6) with the written authority of the Landlord or its agent to
             view the Premises in connection with a sale of the reversionary
             interest or in connection with the grant of a new lease of the
             Premises during the last six months before expiration of the Term
             where this Lease is not subject to renewal pursuant to Part II of
             the Landlord and Tenant Act 1954

4.7. Alterations
     -----------

     4.7.1.  Not without the consent of the Landlord (such consent not to be
             unreasonably withheld or delayed) to erect remove or alter any
             partitioning within the Premises or make any other internal non-
             structural alterations additions or improvement to the Premises
             except in accordance with the plans and specifications thereof
             previously submitted at the Tenant's expense in triplicate to and
             approved by the Landlord in writing (such approval not to be
             unreasonably withheld or delayed) and to indemnify the Landlord
             from and against any claim for nuisance or annoyance caused to
             other tenants of the Building during the execution of any such
             alterations or additions

     4.7.2.  Save as may be permitted pursuant to paragraph 4.7.1 not to make
             any other alterations or additions to the Premises

                                      -15-
<PAGE>

          4.7.3.  At the end of the Term (if so reasonably required by the
                  Landlord by notice in writing given to the Tenant not less
                  than six months prior to the expiration of this Lease but not
                  otherwise save to the extent that the Tenant shall always
                  retain the right to remove its trade or other fixtures and
                  fittings at the Premises) substantially to reinstate the
                  Premises to the same condition as they were in at the date of
                  the grant of this Lease such reinstatement to be carried out
                  to the reasonable satisfaction of the Landlord's Surveyor

          4.7.4.  Not to make connection with any Pipes or Plant serving the
                  Premises except in accordance with plans and specifications
                  previously approved by the Landlord and except with the prior
                  consent of the competent statutory authority or undertaker (if
                  appropriate)

4.8.      Yield up
          --------

          At the expiration of the Term to yield up the Premises in repair and
          in accordance with the terms of this Lease and to give up all keys of
          the Premises to the Landlord or its Surveyor and remove all signs
          erected by the Tenant in or upon the Premises (save any required by
          Statute) and to make good any damage caused by such removal

4.9.      Use
          ---

          Not to use or suffer the Premises or any part thereof to be used
          otherwise than for the Permitted Use

4.10.     Signs and Advertisements
          ------------------------

          Not to affix to any window thereof any placard poster notice
          advertisement name or sign whatsoever PROVIDED THAT the Landlord will
                                                -------------
          at the request and proper cost of the Tenant exhibit or permit the
          Tenant to exhibit the Tenant's name and business upon on or near to
          the main entrance doorway of the Building

                                      -16-
<PAGE>

          upon the nameboard provided and in such other reasonable places as the
          Landlord shall make available in manner uniform with that in which the
          names and businesses of the Landlord and other tenants of the Building
          are exhibited

  4.11.   Nuisance residential and user restrictions
          ------------------------------------------

          4.11.1. Not to do nor allow to remain upon the Premises anything which
                  may be or become or cause a nuisance disturbance inconvenience
                  injury or damage to the Landlord or its other tenants of the
                  Building or the owners or occupiers of adjacent or
                  neighbouring premises

          4.11.2. Not to use the Premises for a sale by auction or for any
                  dangerous noxious noisy or offensive trade business
                  manufacture or occupation nor for any illegal or immoral act
                  or purpose or for the production sale distribution hire or
                  storage of pornographic material

          4.11.3. Not to use the Premises for the sale of excisable or
                  intoxicating liquors or for the purpose of a club wherein
                  alcoholic liquors are supplied or consumed or for gambling or
                  for the purpose of any betting transaction within the meaning
                  of the Betting Gaming and Lotteries Act 1963 with or between
                  persons resorting to the Premises or for any purpose connected
                  with betting or gambling or football or other pools

          4.11.4. Not to sleep at the Premises

          4.11.5. Not to keep any animal fish reptile or bird anywhere on the
                  Premises

          4.11.6. Not to stand place deposit or expose outside any part of the
                  Premises any goods materials articles or things whatever for
                  display or sale or for any other purpose nor cause or permit
                  the Retained Parts to become obstructed or dirty PROVIDED
                                                                   --------
                  THAT nothing in this Clause 4.11.6 shall oblige the Tenant to
                  ----
                  take any action against other tenants or occupiers of the
                  Building or visitors to the Building

                                      -17-
<PAGE>

          4.11.7.   Not to discharge into any of the Pipes or Plant serving the
                    Premises or any other property any oil grease or other
                    deleterious matter or any substance which shall or is likely
                    to become a source of danger or injury to the drainage
                    system of the Premises or the Building

          4.11.8.   Not to install or use in or upon the Premises any machinery
                    or apparatus which causes noise or vibration which can be
                    heard or felt outside the Premises or which may cause damage
                    to the Premises or the Building PROVIDED THAT the
                                                    -------------
                    installation and proper use of normal office machinery shall
                    not constitute a breach of this covenant

          4.11.9.   Not to play or use any musical instrument loudspeaker tape
                    or compact disc recorder gramophone radio television video
                    or other equipment or apparatus that produces sound in the
                    Premises so as to be heard outside the Premises if the
                    Landlord shall in its absolute discretion consider such
                    sound to be undesirable and shall give written notice to the
                    Tenant to that effect

          4.11.10.  Not to display any flashing lights in the Premises that can
                    be seen from outside the Premises nor to display any other
                    lighting arrangement that can be seen from outside the
                    Premises if the Landlord shall in its reasonable discretion
                    consider such lighting to be undesirable and shall give
                    written notice to the Tenant to that effect

          4.11.11.  Not to bring or permit to remain upon the Premises any safes
                    machinery goods or other articles which shall or may strain
                    or damage the Premises or the Building or any part of them
                    and specifically not without the Landlord's written consent
                    to load any floor in excess of its floor loading capacity
                    and not to impose any point load which shall exceed such
                    loading

          4.11.12.  Not without the consent of the Landlord to suspend anything
                    from the underside of the ceiling slab of the Premises

                                      -18-
<PAGE>

          4.11.13.  On any application by the Tenant for the Landlord's consent
                    under Clause 4.11.11 the Landlord may consult and obtain the
                    advice of an engineer or other person in relation to the
                    loading proposed by the Tenant and the Tenant shall repay to
                    the Landlord within 14 days of demand the reasonable and
                    proper fees of such engineer or other person

4.12.     Alienation
          ----------

          4.12.1.   Not to hold on trust for another or (save pursuant to a
                    transaction permitted by and effected in accordance with the
                    provisions of this Lease and except as provided in Clause
                    4.12.9) share or part with the possession of the whole or
                    any part of the Premises or permit another to occupy the
                    whole or any part of the Premises

          4.12.2.   Not to charge or assign part only of the Premises

          4.12.3.   Not to assign the whole of the Premises without the consent
                    of the Landlord (such consent not to be unreasonably
                    withheld or delayed) who shall be entitled (for the purposes
                    of Section 19(A) of the Landlord and Tenant Act 1927) to
                    withhold its consent to an assignment:

                    (i)     Unless the Tenant covenants by deed with the
                            Landlord to guarantee the performance by the
                            assignee of all the covenants on the part of the
                            lessee and the conditions contained in this Lease in
                            the terms set out in the Fourth Schedule (as if
                            reference therein to `the Guarantor' were reference
                            to the Tenant) save that such guarantee shall not
                            extend to any liability restriction or other
                            requirement arising after the assignee is released
                            from its covenants by virtue of the Landlord and
                            Tenant (Covenants) Act 1995

                    (ii)    Unless any assignee of the whole of the Premises
                            covenants by deed with the Landlord to pay the Rents
                            reserved by this Lease and

                                      -19-

<PAGE>

                         to observe and perform all the covenants on the part of
                         the tenant and the conditions contained in this Lease
                         during the Term until released by virtue of the
                         Landlord and Tenant (Covenants) Act 1995

                 (iii)   Unless (where it is reasonable so to require) in
                         addition to the guarantee provided by the Tenant
                         pursuant to Clause 4.12.3(i) either a surety or
                         sureties acceptable to the Landlord (acting reasonably)
                         act as sureties for the assignee in order to covenant
                         (jointly and severally if more than one) with the
                         Landlord that the assignee will pay the rents reserved
                         by this Lease and perform and observe the covenants on
                         the part of the tenant and the conditions contained in
                         this Lease and otherwise in the terms set out in the
                         Fourth Schedule hereto (as if reference therein to `the
                         Guarantor' were reference to such sureties) or such
                         other terms as the Landlord and the Tenant shall agree
                         (both acting reasonably) or a rent deposit is provided
                         by the assignee on terms and in an amount to be agreed
                         between the Landlord and the Tenant (both parties
                         acting reasonably)

                 (iv)    If at the date of request for consent to assignment the
                         Tenant is in arrears of the Rent or any other sums due
                         hereunder have been outstanding for more than 14 days

                 (v)     If the Tenant fails to demonstrate to the reasonable
                         satisfaction of the Landlord (acting reasonably) that
                         the proposed assignee is responsible and respectable
                         and will be able to pay the Rents and meet the other
                         outgoings and liabilities arising under the Lease

                 (vi)    If it is otherwise reasonable to do so

                                      -20-
<PAGE>

          4.12.4. Not to underlet the whole of the Premises without the prior
                  consent of the Landlord such consent not to be unreasonably
                  withheld or delayed Provided that:

                  (i)     The rent to be reserved by the Tenant shall not be
                          less than the open market rental value for the
                          underlet premises without taking a fine or premium and

                  (ii)    Any underlease shall contain:

                          (a)    An absolute prohibition against charging or
                                 assigning part of the Premises parting with
                                 possession or sharing occupation of the
                                 Premises or part thereof (save that the
                                 undertenant may share occupation with Group
                                 Companies on the same terms as set out in
                                 clause 4.12.9) and

                          (b)    A prohibition against sub-letting the whole or
                                 part of the Premises unless such sub-underlease
                                 shall comply with the requirements of this
                                 clause 4.12 and shall take effect outside the
                                 security of tenure provisions of the Landlord
                                 and Tenant Act 1954 Part II and

                          (c)    A covenant on the part of the undertenant to
                                 pay the rents and other sums reserved by and
                                 observe and perform the covenants on the
                                 lessee's part contained in the underlease and
                                 not suffer or permit at or in relation to the
                                 sub-let premises any act or thing which would
                                 constitute a breach of such covenants or
                                 conditions

                          (d)    A covenant on the part of the undertenant not
                                 to do omit suffer or permit at or in relation
                                 to the sub-let premises any act or thing which
                                 would cause the Tenant to be in a breach of or
                                 which if done omitted suffered or permitted by
                                 the

                                      -21-
<PAGE>

                                Tenant would constitute a breach of the
                                covenants on the lessee's part or the conditions
                                contained in this Lease

                  (iii)   Prior to entering into any Underlease the parties
                          thereto shall obtain and produce to the Landlord an
                          order from the Court authorizing the exclusion of
                          Sections 24 to 28 inclusive of the Landlord and Tenant
                          Act 1954 in relation to the Underletting and

                  (iv)    Such exclusion provisions shall be duly contained in
                          the Underlease

          4.12.5. Not to underlet part only of the Premises without the prior
                  consent of the Landlord such consent not to be unreasonably
                  withheld or delayed Provided that:

                  (i)     Not more than two such underlettings shall be
                          permitted to exist at any one time

                  (ii)    The Premises shall not at any time be in the
                          occupation of more than two persons as tenants or sub-
                          tenants of whom the Tenant (together with all
                          permitted Group Companies) whilst in occupation shall
                          count as one

                  (iii)   The rent to be reserved by the Tenant shall be not
                          less than the open market rental value for the
                          underlet premises without taking a fine or premium

                  (iv)    Any underlease shall contain:

                          (a)  An absolute prohibition against charging
                               assigning or sub-underletting of part of the
                               underlet premises parting with possession or
                               sharing occupation of the underlet premises or
                               part thereof (save that the undertenant may share
                               occupation with Group Companies on the same terms
                               as set

                                      -22-
<PAGE>

                              out in Clause 4.12.9) or (whilst permitting
                              a sub-underletting of the whole of the underlet
                              premises) against any more remote underletting
                              hereof

                        (b)   A covenant on the part of the undertenant to pay
                              the rents and other sums reserved by and observe
                              and perform the covenants on the lessee's part
                              contained in the underlease and not suffer or
                              permit at or in relation to the sub-let premises
                              any act or thing which would constitute a breach
                              of such covenants or conditions

                        (c)   A covenant on the part of the undertenant not to
                              do omit suffer or permit at or in relation to the
                              sub-let premises any act or thing which would
                              cause the Tenant to be in breach of or which if
                              done omitted suffered or permitted by the Tenant
                              would constitute a breach of the covenants on the
                              lessee's part of the conditions contained in this
                              Lease

                 (v)    The term of any underlease shall not extend beyond the
                        29 September 2017

                 (vi)   Prior to entering into any underlease the parties
                        thereto shall obtain and produce to the Landlord an
                        order from the court authorising the exclusion of
                        Sections 24 to 28 inclusive of the Landlord and Tenant
                        Act 1954 in relation to the underletting and

                 (vii)  Such exclusion provisions shall be duly contained in
                        the underlease

         4.12.6. To incorporate or procure the incorporation in every permitted
                 mediate or immediate underlease of such provisions as are
                 necessary to ensure that any such underlease is as far as
                 possible consistent with the provisions of this Lease and save
                 in the case of any underletting or sub-underletting for

                                      -23-
<PAGE>

                 a term of 5 years or less that the rent thereunder is reviewed
                 on the dates provided for review of rent hereunder (save where
                 different provisions are appropriate to an underletting of part
                 or to changed legal circumstances or the rent thereunder is
                 expressed to be an appropriate proportion of the Rent hereunder
                 from time to time) and that (subject to Clauses 4.12.4 and
                 4.12.5 above) any further dealing with the premises thereby
                 demised shall be subject to the consent of the Landlord (such
                 consent not to be unreasonably withheld or delayed where the
                 same is so prescribed in this Lease)

         4.12.7. Upon a review of the rent reserved by any such underlease to
                 keep the Landlord informed at all times of the progress of such
                 review and to obtain the approval of the Landlord (not to be
                 unreasonably withheld or delayed) to the amount of any reviewed
                 rent (save where the same is determined by any expert or
                 arbitrator) and the identity of any expert or arbitrator (save
                 where appointed by the President as defined in paragraph 1.5 of
                 the Third Schedule) and to supply to the Landlord not less than
                 10 days prior to the last date for the submission thereof a
                 copy of the form and any proposed submission to be made to any
                 expert or arbitrator and at the expense of the Tenant to submit
                 to any expert or arbitrator such representations as the
                 Landlord shall reasonably require PROVIDED THAT the Landlord
                                                   -------------
                 shall bear the cost of preparing any such representations as it
                 supplies to the Tenant for submission to the expert or
                 arbitrator

         4.12.8. Within twenty-eight days of any assignment underlease
                 assignment of underlease or charge or any transmission or other
                 devolution of title relating to the Premises or any part
                 thereof to produce for registration with the Landlord's
                 solicitor a certified copy of the document and to pay the
                 Landlord's solicitor's reasonable charges for the registration
                 of such document such charges not being less than (Pounds)30
                 (Thirty Pounds)

                                      -24-
<PAGE>

         4.12.9. Notwithstanding Clause 4.12.1 the Tenant may share the
                 occupation of the whole or any part of the Premises by license
                 or other manner which does not transfer or create a legal
                 estate with one or more Group Companies for so long as such
                 companies shall remain Group Companies provided that the Tenant
                 shall give to the Landlord on written request a statement of
                 which Group Companies are in occupation of the Premises from
                 time to time

4.13.    Plans documents and information
         -------------------------------

         If called upon to do so to produce to the Landlord or the Surveyor all
         plans documents and other reasonable evidence as the Landlord may
         reasonably require in order to satisfy itself that the provisions of
         this Lease have been complied with

4.14.    Landlord's costs
         ----------------

         To reimburse and indemnify the Landlord in full against all reasonable
         and proper costs fees charges disbursements and expenses (including
         specifically those payable to counsel solicitors surveyors and
         bailiffs) properly and reasonably incurred by the Landlord in relation
         to or incidental to:

         4.14.1. every application made by the Tenant for a consent or license
                 required by the provisions of this Lease whether such consent
                 or license is granted or refused or proffered subject to any
                 qualification or condition or whether the application is
                 withdrawn but not in respect of any application where consent
                 or license is unlawfully refused or granted subject to an
                 unlawful condition

         4.14.2. the proper preparation and service of a notice under the Law of
                 Property Act 1925 Section 146 or incurred by or in reasonable
                 contemplation of proceedings under Sections 146 or 147 of that
                 Act notwithstanding that forfeiture is avoided otherwise than
                 by relief granted by the Court

                                      -25-
<PAGE>

         4.14.3. the recovery or attempted recovery of arrears of rent or other
                 sums properly due from the Tenant and

         4.14.4. any reasonable and proper steps taken in contemplation of or in
                 connection with the preparation and service of a schedule of
                 dilapidation during or within three months after the expiration
                 of the Term

4.15.   Indemnities
        -----------

        To be responsible for and to keep the Landlord fully indemnified against
        all losses damages actions proceedings costs expenses and liability
        properly incurred by the Landlord arising directly or indirectly out of
        any act omission or negligence of the Tenant or any persons at the
        Premises expressly or impliedly with the Tenant's authority or any
        breach or non-observance by the Tenant of the covenants conditions or
        other provisions of this Lease or any of the matters to which this
        demise is subject

4.16.   Encroachment
        ------------
        4.16.1. Not to stop up darken or obstruct any windows or light belonging
                to the Premises

        4.16.2. To take all reasonable steps at the Landlord's cost to prevent
                any new window light opening doorway path passage pipe or other
                encroachment or easement being made or acquired in against out
                of or upon the Premises and to notify the Landlord as soon as
                reasonably practicable after becoming aware of the same if any
                such encroachment or easement shall be made or acquired (or
                attempted to be made or acquired) and at the request and cost of
                the Landlord to adopt such means as shall reasonably be required
                to prevent such encroachment or the acquisition of any such
                easement

                                      -26-
<PAGE>

4.17.   The Planning Acts
        -----------------

        4.17.1. Not to commit in relation to the Premises any breach of planning
                control (such term to be construed in the way in which it is
                used in the Planning Acts)

        4.17.2. Not without consent (which shall not be unreasonably withheld or
                delayed) to apply for planning permission to carry out any
                development in or upon the Premises or enter into an agreement
                with the planning authority relating to the Premises and at the
                expense of the Tenant to supply the Landlord with a copy of any
                application for planning permission together with such plans and
                other documents as the Landlord may reasonably require and to
                supply as soon as reasonably practicable after receipt of the
                same by the Tenant to the Landlord a full copy of any planning
                permission granted to the Tenant

        4.17.3. To pay and satisfy any charge that may be imposed by the
                appropriate authority upon any breach by the Tenant of planning
                control or otherwise under the Planning Acts

        4.17.4. Unless the Landlord shall otherwise direct to carry out and
                complete before the expiry of the Term any works required to be
                carried out to or in the Premises as a condition of any planning
                permission which may have been granted on the application of and
                implemented by the Tenant or any subtenant or occupier during
                the Term irrespective of the date by which such works were
                required to be carried out

4.18.   Statutory obligations
        ---------------------

        4.18.1. At the Tenant's own expense to comply with the requirements of
                any Statute from time to time in force or any government
                department local authority or other public or competent
                authority or court of competent jurisdiction regardless of
                whether such requirements are imposed on the

                                      -27-
<PAGE>

                Landlord the Tenant or the occupier (save where such
                requirements are made of the Landlord or another person
                specifically and cannot be delegated) and specifically for that
                purpose to execute all works and provide and maintain all
                arrangements that are required upon or in respect of the
                Premises or the use to which the Premises are being put

        4.18.2. Not to do in or near the Premises or the Building any act or
                thing by reason of which the Landlord or any other person having
                a legitimate interest in the Building may under any Statute
                incur have imposed upon it or become liable to pay any penalty
                damages compensation costs charges or expenses

4.19.    Statutory notices etc
         ---------------------

         To give full particulars to the Landlord of any notice direction order
         or proposal for the Premises made given or issued to the Tenant by any
         local or public authority (other than rate demands) within seven days
         of receipt and if so required by the Landlord to produce it to the
         Landlord and without delay to take all necessary steps to comply with
         the notice direction or order and at the request of the Landlord and
         joint cost of the Landlord and the Tenant to make or join with the
         Landlord in making such objection or representation against or in
         respect of any notice direction order or proposal as the Landlord shall
         reasonably deem expedient unless the same shall be contrary to the
         interests of the Tenant PROVIDED THAT the Tenant shall not be obliged
                                 -------------
         to take any action against any such matter instigated by or on behalf
         of the Tenant

4.20.    Defective premises
         ------------------

         As soon as reasonably practicable after the Tenant becoming aware of
         the same to give notice to the Landlord of any defect in the Premises
         or the structure immediately surrounding the Premises which might give
         rise to an obligation on the Landlord to do or refrain from doing any
         act of thing in order to comply with the provisions of this Lease or
         the duty of care imposed on the Landlord pursuant

                                      -28-
<PAGE>

         to the Defective Premises Act 1972 or the Occupiers Liability Acts 1957
         and 1984 or otherwise and at all times to display and maintain all
         notices which the Landlord may from time to time reasonably require to
         be displayed at the Premises

4.21.    New Surety
         ----------

         Within twenty-eight days of the death during the Term of any Surety or
         of such person becoming bankrupt or having a receiving order made
         against him or having a receiver appointed under the Mental Health Act
         1983 or being a company passing a resolution to wind up or entering
         into liquidation or having a receiver appointed to procure some other
         person acceptable to the Landlord to execute a guarantee in respect of
         the Tenant's obligations contained in this Lease in the form of the
         Surety's covenants mutatis mutandis set out in the Fourth Schedule to
         this Lease PROVIDED THAT the provisions of this clause shall not apply
                    -------------
         in respect of any surety under an authorized guarantee agreement

4.22.    Loading and unloading
         ---------------------
         Not to convey any goods or materials to or from the Premises except
         through the Common Parts in accordance with regulations made under
         Clause 4.25 provided for the purpose

4.23.    Security and fire alarms
         ------------------------

         4.23.1. Subject to Clause 7.6 to permit the duly authorized employees
                 and agents of the Landlord and any security company responsible
                 for intruder or fire alarm and sprinkler systems in the
                 Building to enter the Premises at reasonable times and upon
                 reasonable notice for the purpose of servicing and maintaining
                 the intruder fire alarm and sprinkler systems in the Building
                 (but not connections by the Tenant thereto in accordance with
                 4.23.3(a) below) provided that the Landlord or such security
                 company shall cause as little disturbance as possible and shall
                 make good any

                                      -29-
<PAGE>

                damage to the Premises or to any furniture fittings stock or
                equipment in the Premises caused by such entry

        4.23.2. Subject to Clause 7.6 to permit the duly authorized employees
                and agents of the Landlord and any security company to have such
                access to the Premises as may be required in the event of an
                intruder or fire alarm call

        4.23.3. Not to install or maintain in the Premises any equipment or
                apparatus which:-

                (a)      is intended to be an extension of the intruder alarm or
                         fire alarm systems and to be connected to either such
                         system other than such apparatus or equipment as is
                         compatible with the equipment of such systems and that
                         has been approved by the Landlord (such approval not to
                         be unreasonably withheld or delayed) or

                (b)      which may adversely affect the performance of the
                         intruder or fire alarm systems

        4.23.4. Not to make any connection to such systems without the consent
                of the Landlord (such consent not to be unreasonably withheld or
                delayed)

4.24.   Heating cooling and ventilation
        -------------------------------

        4.24.1. Not to do anything either by act or omission which adversely
                interferes with the heating cooling air conditioning or
                ventilation of the Common Parts or which imposes material
                additional load on or imbalance in the heating cooling air
                conditioning or ventilation plant and equipment

4.25.   Regulations
        -----------

        To comply with all reasonable regulations consistent with the terms of
        this Lease as may be made by the Landlord from time to time for the
        proper management of the Building or the comfort and convenience of its
        occupiers and notified to the
                                      -30-
<PAGE>

          Tenant in writing including regulations as to the disposal of refuse
          and parking and as to the Premises and the times during which any part
          of the Common Parts shall be closed for repairing refurbishing
          servicing cleaning or redecorating or some other reasonable purpose

5.   The Landlord's Covenants
     ------------------------

     The Landlord covenants with the Tenant:-

     5.1. Quiet Enjoyment
          ---------------

          To permit the Tenant peaceably and quietly to hold and enjoy the
          Premises without any interruption or disturbance from or by the
          Landlord or any person claiming under or in trust for the Landlord or
          by title paramount

     5.2. Services
          --------

          To manage and administer the Building or procure the Building to be
          managed and administered in a manner consistent with the principles of
          good estate management and specifically to provide such of the
          services referred to in Part C of the Second Schedule as shall or may
          be appropriate for the time being (including such additional or
          alternative services as are referred to in paragraph 14 of Part C of
          the Second Schedule) AND to discharge such of the outgoings in respect
                               ---
          of the Building as are referred to in Part D of the Second Schedule
          AND the Landlord may in its absolute discretion employ surveyors
          ---
          accountants managers staff outside contractors and other persons
          reasonably required for the purpose of providing such of the services
          and facilities specified in Parts C and D of the Second Schedule as
          the Landlord may from time to time reasonably determine PROVIDED THAT
                                                                  -------------
          the Landlord shall not be liable to the Tenant in respect of any
          failure or interruption in any of the Services by reason of necessary
          repair replacement maintenance of any installations or apparatus or
          their damage or destruction or by reason of mechanical or other defect
          or breakdown or frost or other inclement conditions or the occurrence
          of any of the Insured Risks or

                                      -31-
<PAGE>

          shortage of fuel materials water or labour or any other cause beyond
          the Landlord's reasonable control

5.3.      Enforcement of Defects
          ----------------------

          5.3.1.  Where the Tenant's reasonable use and enjoyment of the
                  Premises and Building would otherwise be materially prejudiced
                  or where the Service Charge payable by the Tenant would
                  otherwise be materially increased the Landlord shall take all
                  reasonable steps to enforce or procure the enforcement of or
                  seek compensation pursuant to the provisions contained in the
                  Landlord's building contract for the construction of the
                  Building and/or in the warranties benefiting the Landlord and
                  which relate to the construction of the Premises or Building
                  for the remedying of defects which arise in the first twelve
                  years after the date of completion of the Lease.

          5.3.2.  The Landlord need not take the steps to enforce its remedies
                  referred to in Clause 5.3.1 above:

                  (a)    where the costs of the necessary repairs is or is
                         reasonably anticipated to be less than (Pounds)5,000;
                         or

                  (b)    if the Landlord has obtained a written opinion of
                         counsel (of at least ten years call), that any such
                         enforcement action as described in Clause 5.3.1 has no
                         reasonable prospect of success

                  and in the latter case the Tenant shall be entitled to copies
                  of the written instructions and the written opinion of Counsel

          5.3.3.  The due proportion of all and any costs incurred by the
                  Landlord in remedying any such defect and of the reasonable
                  and proper professional fees properly incurred by the
                  Landlord in pursuit of any such enforcement

                                      -32-
<PAGE>

                  action shall be recoverable from the Tenant via the service
                  charge provisions in the Lease

          5.3.4.  The Landlord shall diligently pursue any such enforcement
                  action as referred to above

          5.3.6.  All monies (including any award of costs) recovered by the
                  Landlord pursuant to any such enforcement action as referred
                  to above shall be credited to the service charge account
                  within 14 days of receipt

6.    Insurance
      ---------

      6.1.     Landlord to Insure
               ------------------

               The Landlord covenants with the Tenant:-

               6.1.1.   to insure the Building in accordance with Clause 6.2
                        (unless such insurance shall be vitiated by any act of
                        the Tenant or by anyone at the Premises expressly or by
                        implication with the Tenant's authority)

               6.1.2.   to insure against any liability of the Landlord to third
                        parties arising out of or in connection with any matter
                        involving or relating to the Building including
                        specifically public liability and the Landlord's
                        liability as employer and

               6.1.3.   to insure against the loss of Rent and Service Charge
                        and any VAT thereon

               6.1.4.   not to cease cover in respect of any of the Insured
                        Risks and specifically terrorism without first notifying
                        the Tenant in writing

                                      -33-
<PAGE>

      6.2.     Details of the Insurance
               ------------------------

               Insurance shall be effected with such insurers of good repute and
               through such agency as the Landlord may from time to time decide:

               6.2.1.   In respect of the insurance referred to in Clause 6.1.1
                        above for such sum as the Landlord shall from time to
                        time consider to be the full cost of rebuilding and
                        reinstating the Building including fees of architects
                        surveyors and other professional persons fees payable
                        upon any applications for Permissions (as hereinafter
                        defined) the cost of debris removal demolition site
                        clearance any works that may be required by any Statute
                        and any other incidental expenses against damage or
                        destruction by the Insured Risks to the extent that such
                        insurance may ordinarily be arranged for properties such
                        as the Building and subject to such excesses exclusions
                        or limitations as the Insurers may require

               6.2.2.   in respect of the insurance referred to in Clause 6.1.2
                        above in such amount and in such terms as the Landlord
                        shall reasonably consider appropriate

               6.2.3.   for the loss of Rent and Service Charge payable under
                        this Lease from time to time (having regard to any
                        review of Rent which may become due under this Lease)
                        for three years or such longer period as the Landlord
                        acting reasonably may from time to time deem to be
                        necessary or (where such insurance includes this Lease
                        and other leases) such proportion reasonably attributed
                        to this Lease from time to time by the Surveyor acting
                        as an expert and not as an arbitrator

      6.3.     Payment of Insurance Rent
               -------------------------

               The Tenant shall pay the Insurance Rent on the date of this Lease
               for the period from and including the Service Charge Commencement
               Date to the day before the next policy renewal date and
               subsequently the Tenant shall pay the Insurance

                                      -34-
<PAGE>

               Rent within fourteen days of demand and (if so demanded not more
               than one month before such date) in advance of the policy renewal
               date

      6.4.     Suspension of Rent Reinstatement and Termination
               ------------------------------------------------

               6.4.1.  If and whenever during the term:

                       (a)    the Premises or its essential accesses or services
                              or any necessary part of the Building or any part
                              of them are damaged or destroyed by any of the
                              Insured Risks so that the Premises or car parking
                              spaces designated for the use of the Tenant are
                              unfit for occupation or use or inaccessible and

                       (b)    save to the extent that payment of the insurance
                              money is refused in whole or in part by reason of
                              any act or default of the Tenant or anyone at the
                              Premises expressly or by implication with the
                              Tenant's authority

                       (c)    the provisions of Clauses 6.4.2 and 6.4.3 shall
                              have effect

               6.4.2.  When the circumstances contemplated in Clause 6.4.1
                       arise:-

                       (a)    the Rent and Service Charge Rent or a fair
                              proportion of the Rent and Service Charge Rent
                              according to the nature and the extent of the
                              damage sustained shall cease to be payable until
                              (subject to the Landlord giving the Tenant not
                              less than fourteen days notice of the projected
                              completion of the same) the date when the Premises
                              or (as the case may be) its essential accesses or
                              services or any necessary part of the Building
                              shall have been rebuilt or reinstated so that the
                              Premises and or the car parking spaces are capable
                              in the reasonable opinion of the Landlord's
                              Surveyor of being used for the purpose for which
                              they are used (the amount of such proportion and
                              the period during which the Rent and Service

                                      -35-
<PAGE>

                              Charge Rent shall cease to be payable to be
                              determined in default of agreement between the
                              parties by an independent surveyor acting as an
                              expert and not as an arbitrator) PROVIDED THAT on
                                                               -------------
                              any occasion that the Rent and Service Charge Rent
                              are suspended in accordance with this clause 6.4
                              before the Rent Commencement Date (whether as
                              originally specified or as subsequently postponed
                              by a previous operation of this proviso) then the
                              Rent Commencement Date shall be postponed or (as
                              the case may be) further postponed by a period
                              equal to the period of that rent suspension

                       (b)    the Landlord shall use all reasonable endeavours
                              to obtain as soon as reasonably practicable all
                              planning permissions or other permits and consents
                              that may be required under the Planning Acts or
                              other statutes (if any) to enable the Landlord to
                              rebuild and reinstate (in this Clause 6.4 called
                              "Permissions")

                       (c)    the Landlord shall refund to the Tenant the
                              proportion of the Rents paid by the Tenant in
                              advance for the period from and including the date
                              of damage by the Insured Risk to but excluding the
                              next following Quarter Day

               6.4.3.  Subject to the provisions of Clauses 6.6.1 and 6.6.2 the
                       Landlord shall as soon as practicable after the
                       Permissions have been obtained or as soon as practicable
                       where no Permissions are required apply all money
                       received in respect of such insurance (except sums in
                       respect of loss of Rent and Service Charge Rent) in
                       rebuilding or reinstating the Premises and its essential
                       accesses and services (as the case may be) making up any
                       deficiency out of the Landlord's own money (and not for
                       the avoidance of doubt charging the whole or any part of
                       any deficiency to the Tenant by means of the Service
                       Charge Rent)

                                      -36-
<PAGE>

      6.5.     Reinstatement following damage by uninsured Acts of Terrorism
               -------------------------------------------------------------

               6.5.1.  If and whenever during the Term the Premises or its
                       essential accesses or services or any necessary part of
                       the Building or any part of them are damaged or destroyed
                       by Acts of Terrorism if the same shall not be an Insured
                       Risk then the Landlord may elect within the period of
                       twelve months following the date of such damage or
                       destruction (the Election Period) by notice in writing to
                       the Tenant (the Election Notice) to reinstate the
                       Premises and its essential accesses and services and any
                       necessary part of the Building (as the case may be) so
                       destroyed or damaged

               6.5.2.  If the Landlord shall have served the Election Notice in
                       accordance with Clause 6.5.1 the Landlord shall use all
                       reasonable endeavours to obtain as soon as reasonably
                       practicable all planning permissions or other permits and
                       consents that may be required under the Planning Acts or
                       other statutes (if any) to enable the Landlord to rebuild
                       and reinstate (in this Clause 6.5 called Permissions)

               6.5.3.  Subject to the provision of clauses 6.6.1 and 6.6.2 the
                       Landlord shall as soon as reasonably practicable after
                       the Permissions have been obtained or as soon as
                       practicable where no Permissions are required rebuild or
                       reinstate the Premises and its essential accesses and
                       services and any necessary part of the Building (as the
                       case may be) and shall indemnify the Tenant from and
                       against all costs and expenses in so doing

               6.5.4.  If the Landlord elects in writing to the Tenant within
                       the Election Period not to reinstate the Premises or its
                       essential accesses or services or any necessary part of
                       the Building so damaged or destroyed or shall not have
                       served the Election Notice within the Election Period
                       then the Term will absolutely cease but without prejudice
                       to any rights or remedies that may have accrued to either
                       party against the other

                                      -37-
<PAGE>

               6.6.1   The Landlord shall not be liable to rebuild or reinstate
                       the Premises or the Retained Parts if and for so long as
                       such rebuilding or reinstatement is prevented by
                       circumstances beyond the control of the Landlord (which
                       shall not include the financial circumstances of the
                       Landlord) nor shall the Landlord be obliged to rebuild a
                       facsimile of the same (although the Landlord shall
                       rebuild accommodation providing substantially comparable
                       usable premises to those existing at the date of the
                       damage or destruction)

               6.6.2.  If upon the expiry of either the period in respect of
                       which the Landlord shall be compensated for loss of the
                       Rent and Service Charge Rent by insurance or (if the
                       Landlord shall not be entitled to the proceeds of any
                       such insurance) three years works of rebuilding or
                       reinstatement of the Premises or its essential accesses
                       or services or any necessary part of the Building have
                       not been completed so as to render the Premises and car
                       parking spaces fit for occupation and use either party
                       may by notice served at any time within six months of the
                       expiry of such period invoke the provisions of this
                       clause and thereupon:-

                       (a)  the Term will absolutely cease but without
                            prejudice to any rights or remedies that may have
                            accrued to either party against the other and

                       (b)  all money received in respect of the insurance
                            effected by the Landlord pursuant to this clause
                            shall belong to the Landlord

                       (c)  the Landlord shall refund to the Tenant a proportion
                            of the Rents paid by the Tenant (if any) in respect
                            of any period after the termination of the Term in
                            accordance with the provisions of this clause

                                      -38-
<PAGE>

          6.7.    Tenant's insurance covenants
                  ----------------------------

                  The Tenant covenants with the Landlord:

                  6.7.1.  To comply with all the requirements and
                          recommendations of the insurers

                  6.7.2.  Subject to receipt of a copy of the appropriate policy
                          of insurance in force from time to time not to do or
                          omit anything that could cause any policy of insurance
                          on or in relation to the Premises to become void or
                          voidable wholly or in part nor (unless the Tenant
                          shall have previously notified the Landlord and have
                          agreed to pay the increased premium) anything by which
                          additional insurance premiums may become payable
                          provided that the Tenant shall be deemed to have
                          agreed to pay any increased premium payable in respect
                          of any change by the Tenant in the use of the Premises

                  6.7.3.  To keep the Premises supplied with such fire fighting
                          equipment sprinklers and alarm systems as the insurers
                          and the fire authority may require and to maintain
                          such equipment to their satisfaction and in efficient
                          working order and compatible with the requirements of
                          the Building and as often as the insurers or fire
                          authority shall require to cause any sprinkler system
                          and other fire fighting equipment and systems to be
                          inspected by a competent person

                  6.7.4.  Not to store or bring onto the Premises any article
                          substance or liquid of a specially combustible
                          inflammable or explosive nature other than normal
                          office items and or cleaning materials which shall be
                          stored and used in accordance with the supplier or
                          manufacturer's requirements and to comply with the
                          requirements and recommendations of the fire authority
                          and the requirements of the Landlord as to fire
                          precautions relating to the Premises

                                      -39-
<PAGE>

                  6.7.5.  Not to obstruct the access to any fire equipment or
                          means of escape from the Premises nor to lock any fire
                          door (other than by means of a lock which may be
                          broken in the event of an emergency)

                  6.7.6.  To give notice to the Landlord as soon as reasonably
                          practicable after the happening of any of the Insured
                          Risks or any event (including any change of use of the
                          Premises) which might affect any insurance policy on
                          or relating to the Premises or the Building

                  6.7.7.  If at any time the Tenant shall be entitled to the
                          benefit of any insurance on the Premises (which is not
                          effected or maintained in pursuance of any obligation
                          contained in this Lease) to apply all money received
                          by virtue of such insurance in making good the loss or
                          damage in respect of which such money shall have been
                          received

                  6.7.8.  To notify the Landlord of the reinstatement value of
                          fixtures and fittings (other than tenants or trade
                          fittings) installed in the Premises by the Tenant as
                          soon as reasonably practicable after installation and
                          thereafter at least once in every year if requested by
                          the Landlord but so that the Landlord shall not be
                          liable for any failure to insure any such items unless
                          notified in accordance with this Clause 6.7.8

        6.8.      Landlord's insurance covenants
                  ------------------------------

                  The Landlord covenants with the Tenant in relation to the
                  policy of insurance effected by the Landlord pursuant to its
                  obligations contained in this Lease to produce to the Tenant
                  on demand reasonable evidence of the terms of the policy and
                  the fact that the last premium has been paid and to notify the
                  Tenant of any material change in the risks covered by the
                  policy from time to time

                                      -40-
<PAGE>

        6.9.      Commission
                  ----------

                  Any commission or agency fee paid or made to the Landlord in
                  respect of any insurances in respect of the Premises and/or
                  the Building placed by the Landlord and/or its managing agents
                  may be retained by the Landlord for its own account

  7.    Provisos
        --------

        7.1.      Re-Entry
                  --------

                  If and whenever during the Term:

                  7.1.1.  the Rents (or any of them or any part of it) under
                          this Lease are outstanding for twenty-one days after
                          becoming due whether formally demanded or not or

                  7.1.2.  the Insurance Rent or Service Charge Rent (or either
                          of them) are outstanding for twenty-one days after
                          demand or

                  7.1.3.  there is a breach by the Tenant of the Surety of any
                          covenant or other term of this Lease or any document
                          supplemental to this  Lease or

                  7.1.4.  an individual Tenant becomes bankrupt or

                  7.1.5.  a company Tenant

                          (a)      enters into liquidation whether compulsory or
                                   voluntary (but not if the liquidation is for
                                   amalgamation or reconstruction of a solvent
                                   company) or

                          (b)      has a receiver or administrative receiver
                                   appointed or

                  7.1.6.  the Tenant enters into an arrangement for the benefit
                          of its creditors the Landlord may re-enter the
                          Premises (or any part of them in the name of the
                          whole) at any time and then the Term will absolutely
                          cease but without prejudice to any rights or remedies
                          which may have accrued to either party

                                      -41-
<PAGE>

                          against the other in respect of any breach of covenant
                          or other term of this Lease (including the breach in
                          respect of which the re-entry is made)

        7.2.   Party walls
               -----------

               The internal non-load bearing walls which divide the Premises
               from the adjoining premises in the Building and from the Retained
               Parts shall be deemed to be party walls within the meaning of the
               Law of Property Act 1925 Section 38 and shall be maintained at
               the equally shared expense of the Tenant and the other respective
               estate owners

        7.3.   Covenants relating to adjoining premises
               ----------------------------------------

               Nothing contained in or implied by this Lease shall give the
               Tenant the benefit of or the right to enforce or to prevent the
               release or modification of any covenant agreement or condition
               entered into by any tenant of the Landlord in respect of any
               property not comprised in this Lease

        7.4.   Rights Easements etc
               --------------------

               7.4.1.  The operation of the Law of Property Act 1925 Section 62
                       shall be excluded from this Lease and the only rights
                       granted to the Tenant are those expressly set out in this
                       Lease and such further ancillary rights that arise under
                       the general law or by necessary implication and the
                       Tenant shall not by virtue of this Lease be deemed to
                       have acquired or be entitled to and the Tenant shall not
                       during the Term acquire or become entitled by any means
                       whatever to any easement right privilege or title from or
                       over or affecting any other land or premises now or at
                       any time after the date of this Lease belonging to the
                       Landlord and not comprised in this Lease

               7.4.2.  Any rights excepted and reserved by the Landlord and
                       those authorised by it as set out in Part B of the First
                       Schedule shall be exercised only to the extent that they
                       do not materially and adversely affect or interfere with
                       the

                                      -42-
<PAGE>

                       Premises the business carried on there or the rights
                       expressly granted to the Tenant

        7.5.   Disputes with adjoining occupiers
               ---------------------------------

               If any dispute arises between the Tenant and the tenants or
               occupiers of other parts of the Building as to any easement right
               privilege or title in connection with the use of the Premises and
               any other part of the Building or as to the boundary structures
               separating the Premises from any other property it shall be
               decided by the Surveyor acting as an expert and not as an
               arbitrator

        7.6.   Entry
               -----

               Any entry upon the Premises by the Landlord or by any person
               authorised under this Lease to enter and/or in connection with
               the rights referred to in Part B of the First Schedule shall be
               at reasonable times and upon reasonable notice and subject to the
               proviso that the Landlord shall make good all physical damage
               caused to the Premises and any Tenant's fixtures and fittings and
               effects in the exercise of any such right but shall not be
               responsible for any loss of trade or other consequential loss
               resulting or alleged to result from the proper exercise of such
               right of entry and the Tenant shall have the right to require
               that the Landlord or such other authorised person shall at all
               times be accompanied by a representative of the Tenant

        7.7.   Accidents
               ---------

               The Landlord shall not be responsible to the Tenant or to anyone
               at the Premises or the Building expressly or by implication with
               the Tenant's authority for any accident happening or injury
               suffered or for any damage to or loss of any chattel sustained in
               the Premises unless as a result of any willful or negligent act
               or omission of the Landlord its servants or agents

                                      -43-
<PAGE>

        7.8.   Perpetuity period
               -----------------

               The perpetuity period applicable to this Lease shall be eighty
               years from the commencement of the Term

        7.9.   Exclusion of use warranty
               -------------------------

               Nothing in this Lease or in any consent granted by the Landlord
               under this Lease shall imply or warrant that the Premises may
               lawfully be used under the Planning Acts for the purpose
               authorised in this Lease (or any purpose subsequently authorised)

        7.10.  Change in Base Rate
               -------------------

               Should the base rate referred to in Clause 4.1.3 cease to exist
               or be published then for the purpose of construing this Lease any
               reference to base rate shall be to such rate of interest as is
               most closely comparable with such base rate and to be agreed by
               the parties or (in case of dispute) determined by an independent
               Surveyor acting as an expert and not as an arbitrator

        7.11.  After Vacation
               --------------
               If more than ten working days after the Tenant has vacated the
               Premises on the expiry of the Term any property of the Tenant
               remains in or on the Premises

               7.11.1. the Landlord may as the agent of the Tenant sell such
                       property and the Tenant will indemnify the Landlord
                       against any liability incurred by it to any third party
                       whose property shall have been sold by the Landlord in
                       the mistaken belief held in good faith (which shall be
                       presumed unless the contrary be proved) that such
                       property belonged to the Tenant

               7.11.2. the Landlord shall be entitled to deduct out of the
                       proceeds of such sale all amounts of Rent Insurance Rent
                       and Service Charge Rent due from the Tenant under the
                       terms of this Lease including sums payable under

                                      -44-
<PAGE>

                       paragraph 3 of the Fourth Schedule all the amount of
                       dilapidations and professional fees in connection
                       therewith the costs of storage and sale reasonably
                       incurred

        7.12.  Service of Notices
               ------------------

               The provisions of the Law of Property Act 1925 Section 196 as
               amended by the Recorded Delivery Service Act 1962 shall apply to
               the giving and service of all notices and documents under or in
               connection with this Lease except that any notice or document
               shall also be sufficiently served if sent by telex telephonic
               facsimile transmission or any other means of electronic
               transmission to the party to be served (including the Surety if
               any) and service by such means shall be deemed to be effected on
               the day of transmission if transmitted before 4.00 pm on a
               working day but otherwise on the next following working day

               IN WITNESS whereof the parties have executed this document as a
               ----------
   deed the day and year first above written

                                      -45-
<PAGE>

                                FIRST SCHEDULE
                                --------------
                                    PART A
                                    ------
                                RIGHTS GRANTED
                                --------------

1.   Common Parts
     ------------

     The right for the Tenant its invitees and customers on a 24 hour per day
     365 day per year basis (in common with the Landlord and all other persons
     having a like right) to use the Common Parts and the Car Park or such part
     or parts thereof and facilities therein as may be designated or reasonably
     necessary for the use of the Premises and the exercise of the right
     referred to in paragraph 4 of this Part A of the First Schedule in each
     case for all proper purposes in connection with the use and enjoyment of
     the Premises subject to such reasonable rules and regulations relating to
     the use thereof as the Landlord may prescribe from time to time (but which
     shall not conflict with such right)

2.   Pipes and Plant
     ---------------

     The right for the Tenant (in common with the Landlord and all other persons
     having a like right) to the free passage and running (subject to temporary
     interruption for repair alteration or replacement or due to the occurrence
     of any of the Insured Risks) of water sewage gas electricity air telephone
     and other services or supplies to and from the Premises in and through the
     Pipes and Plant that now serve the Premises presently laid or laid during
     the Term in or under or over other parts of the Building

3.   Support
     -------

     The right of support protection and shelter for the benefit of the Premises
     as is now or may during the Term be enjoyed from all other parts of the
     Building

4.   Car Park
     --------

     The right to park private motor vehicles in the two car park spaces in the
     Car Park allocated from time to time by the Landlord to the Tenant

                                      -46-
<PAGE>

5.   Signage
     -------

     The right to display at the entrance to the Building and in the Common
     Parts at the entrance to the Premises in a position approved by the
     Landlord signs showing the name and business of any or every permitted
     occupier of the Premises or any part thereof such signs to be in a style to
     be approved by the Landlord (such approval not to be unreasonably withheld
     or delayed)

                                      -47-
<PAGE>

                                    PART B
                                RIGHTS RESERVED

1.   Use of Pipes and Plant
     ----------------------

     The right to the free and uninterrupted passage and running of water sewage
     gas electricity air telephone and other services or supplies from and to
     other parts of the Building in and through the Pipes and Plant which now
     are or may during the Term be in on under or over the Premises

2.   Construction of Pipes and Plant
     -------------------------------

     The right to construct install and maintain in on under or over the
     Premises at any time during the Term whether in their existing positions or
     not any Pipes and Plant for the benefit of any other part of the Building
     PROVIDED THAT the Landlord shall not construct or install any such Pipes or
     -------------
     Plant if it is not reasonably possible to construct or install the same in
     the Common Parts or the Retained Parts

3.   Access
     ------

     3.1.    The right to enter such parts of the Premises as may be necessary
             and for such periods only as may be reasonably necessary (but
             subject to Clause 7.6):-

             3.1.1.  to carry out work or do anything whatever comprised within
                     the Landlord's obligations in this Lease and to exercise
                     properly and reasonably any of the rights granted to the
                     Landlord by this Lease

             3.1.2.  to view the state and condition of and repair and maintain
                     the Building where such viewing or work would not otherwise
                     be reasonably practicable

             3.1.3.  to inspect cleanse connect to repair remove replace with
                     others alter or execute any necessary or reasonably
                     desirable works to or in connection with the Pipes Plant
                     easements or services referred to in this Schedule

                                      -48-
<PAGE>

              3.1.4.  to investigate any intruder or fire alarm call at the
                      Premises or which the Landlord reasonably believes relate
                      to the Premises and generally in the interests of the
                      security of the Building

      PROVIDED THAT the Landlord shall make good all damage caused by such entry
      -------------

      3.2.    The right with the Surveyor and any person acting as the third
              party determining the Rent in default of agreement between the
              parties under the provisions for rent review contained in this
              Lease at hours convenient to the Tenant (acting reasonably) and to
              enter and to inspect and measure the Premises for all purposes
              connected with such rent review or any renewal of this Lease under
              the Landlord and Tenant Act 1954

4.    Scaffolding
      -----------

      The right to erect scaffolding ladders and other Plant for any purpose
      connected with or related to the Building when the same is reasonably
      required notwithstanding that such scaffolding ladders and other Plant may
      temporarily restrict the access to or use and enjoyment of the Premises
      PROVIDED THAT the Premises shall remain accessible and usable at all times
      -------------
      in a reasonable manner by the Tenant and the Landlord shall procure that
      any scaffolding is retained for as short a period as possible

5.    Support etc
      -----------

      The rights of light air support protection shelter and all other easements
      and rights now or after the date of this Lease belonging to or enjoyed by
      other parts of the Building

6.    Light
      -----

      Full right and liberty at any time after the date of this Lease to alter
      demolish build rebuild extend in height or otherwise any existing
      structures or to erect new structures within adjoining or forming part of
      the Building (such expression here excluding the Premises and services and
      access to the Premises) in such manner as the Landlord shall

                                      -49-
<PAGE>

      think fit provided that the same does not materially obstruct affect or
      interfere with the amenity of or access to the Premises or the passage of
      light and air to the Premises

7.    Use of walls and Pipes and Plant
      --------------------------------

      Subject to the proviso to paragraph 2 of this Schedule full right and
      liberty to take into use all walls and (other than those exclusively
      serving the Premises) Pipes and Plant within the Premises and to build
      upon connect with or otherwise use the same

8.    Signs
      -----

      Full right and liberty for the Landlord or other persons authorised by or
      on behalf of the Landlord to affix at any time during the Term to the
      outside flank or rear main walls of the Premises or to blank elevations of
      any other part of the Building any such items as the Landlord may
      reasonably consider to be requisite or desirable building block names fire
      or other emergency escape information panels including specifically
      advertising or promotional panels kiosks or other articles or structures
      of a like nature public lighting brackets (with lamps attached) seats
      street names vending machines and waste paper receptacles PROVIDED THAT
                                                                -------------
      the same shall not materially obstruct affect or interfere with the
      amenity of or access to the Premises or the passage of light and air to
      the Premises

9.    Variation of use of Common Parts and Service Areas
      --------------------------------------------------

      Full right and liberty to control (which in this paragraph shall mean to
      control regulate vary or terminate) the use of all Common Parts and
      specifically:

9.1.  To control pedestrian or vehicular traffic thereon or on any part
      thereof and to erect such signs for the purpose as may be appropriate

9.2.  To control the use of or access to the whole or any part of the Common
      Parts provided that the Landlord shall where appropriate and practicable
      make available reasonable alternative use or access and shall in any event
      ensure that the Tenant's access to the Premises is not at any time
      completely prevented

                                      -50-
<PAGE>

      9.3.  To control car parking by way of installing barriers or otherwise
            (subject to the Tenant being provided with any necessary means to be
            able to pass and repass any such barriers or other control at all
            times)

10.   Party Walls
      -----------

      Full right and liberty to build on or into any party wall of the Premises
      subject to making good any damage caused thereby

                               PART C
                               ------
      PARTICULARS OF MATTERS TO WHICH THE PREMISES ARE SUBJECT
      --------------------------------------------------------

The Entries in the Property Registers of the above Titles and in entry Numbers 1
to 4 inclusive of the Charges Register of Title Number LN 26420 and in Entry
Numbers 1 to 3 inclusive of the Charges Register of Title Number LN 27480

                                      -51-
<PAGE>

                                SECOND SCHEDULE
                                ---------------
                                SERVICE CHARGE
                                --------------
                                    PART A
                                    ------
                                  DEFINITIONS
                                  -----------

1.    "Services" means the services facilities and amenities specified in Part C
      of this Schedule

2.    "Additional Items" means the matters specified in Part D of this Schedule

3.    "Annual Expenditure" means:-

      3.1.   All costs expenses and outgoings whatever together with VAT thereon
             reasonably and properly incurred by the Landlord (and not
             recoverable as input tax) during a Financial Year or part thereof
             in or incidental to the provision of all or any of the Services and

      3.2.   All sums reasonably and properly incurred by the Landlord during a
             Financial Year in relation to the Additional Items and any VAT
             payable on such items which is not recoverable as input tax but:

      3.3.   Excluding:--

             3.3.1.   any expenditure in respect of any part of the Building for
                      which the Tenant or any other tenant or occupier shall be
                      wholly responsible or would be if the same were let on
                      terms similar to those contained in this Lease where such
                      part is a Lettable Unit and

             3.3.2.   any expenditure which shall (or would if such insurance
                      were properly in place) be met under any policy of
                      insurance covenanted to be maintained by the Landlord
                      pursuant to its obligations in this Lease or arising as a
                      result of Acts of Terrorism and

             3.3.3.   the initial capital cost of the construction of the
                      Building and the provision of Plant and machinery prior to
                      the date of this Lease and

                                      -52-
<PAGE>

             3.3.4.   any costs or fees incurred in relation to the grant of
                      this Lease or any other lease of any part of the Building
                      (including without limitation any inducements provided to
                      procure the letting of any Lettable Unit or any costs
                      incurred in connection with preparing or altering space
                      for an occupier of any part of the Building) and

             3.3.5.   the costs incurred in relation to the marketing renewal
                      replacement maintenance repair or decoration of any
                      Lettable Unit other than the Premises and

             3.3.6.   costs incurred in relation to any proceedings to recover
                      the Rents or sums equivalent to the Rents payable by any
                      lessee or occupier of any part of the Building

             3.3.7.   any costs and expenses relating to any renewals
                      improvements to or upgrading of the Building or any part
                      of it unless necessary for the purposes of or in the
                      course of repair or maintenance of a high class West End
                      office building

             3.3.8.   any expenditure in respect of which the Landlord is able
                      to recover the cost thereof from any party or to secure
                      repair or maintenance works from any party including
                      (without limitation) by way of warranty claims or claims
                      under guarantees

     3.4.    Including (when any expenditure is incurred in relation to the
             Building and other premises or expenditure is shared with other
             premises) save (in each case) where such other premises comprise a
             Lettable Unit the proportion of such expenditure paid by the
             Landlord or which is reasonably attributable to the Building to be
             determined from time to time by the Surveyor (acting as an expert
             and not as an arbitrator) and

                                      -53-
<PAGE>

 4.      "Calculation Date" means 30th June in every year of the Term or
         such other date as the Landlord may from time to time nominate and
         "Calculation Dates" shall be construed accordingly

 5.      "Financial Year" means the period:-

         5.1.     From the commencement of the Term to and including the
                  first Calculation Date and subsequently

         5.2.     Between two consecutive Calculation Dates (from and
                  including the day following the first Calculation Date up
                  to and including the second Calculation Date)

         5.3.     From the last Calculation Date to and including the expiration
                  of the Term

                                    PART B
                                    ------

         Performance of the Services and payment of the Service Charge
         -------------------------------------------------------------

1.   Calculation of the Service Charge Rent
     --------------------------------------

     The Landlord shall procure that the Accountant shall as soon as is
     reasonable after each Calculation Date prepare and certify an itemised
     account showing the Annual Expenditure for the Financial Year ending on and
     including that Calculation Date (save in respect of the last Financial Year
     of the Term when it shall end on and including the date of expiration of
     the Term) and containing a fair summary of the expenditure referred to in
     it and the Landlord shall produce to the Tenant a copy of such certified
     account as soon as reasonably practicable after the same has been certified
     and the Tenant shall be entitled by appointment to inspect the amounts
     relating to the Annual Expenditure and supporting vouchers and receipts at
     such location as the Landlord reasonably directs

2.   Payment of the Service Charge Rent
     ----------------------------------

     2.1.   The Tenant shall pay on demand for the period from and including the
            Service Charge Commencement Date to but excluding the Quarter Day
            after demand and

                                      -54-
<PAGE>

            thereafter on the next and each subsequent Quarter Day a provisional
            sum calculated upon an itemised and reasonable estimate by the
            Landlord's Surveyor acting as an expert and not as an arbitrator of
            what the Annual Expenditure is likely to be for the twelve months
            expiring on and including the next Calculation Date and payable in
            four equal installments

     2.2.   If the Service Charge Rent for any Financial Year:

            2.2.1. exceeds the provisional sum for that Financial Year and
                   subject to receipt by the Tenant of the certified account
                   pursuant to paragraph 1 of this Part B of the Second Schedule
                   the excess shall be due to the Landlord within fourteen days
                   of demand or

            2.2.2. is less than such provisional sum the overpayment shall be
                   credited to the Tenant against the next quarterly payment of
                   the Service Charge Rent or at the end of the term only shall
                   be repaid to the Tenant within seven days of the
                   ascertainment of the amount of the Service Charge Rent

3.   Variations
     ----------

     3.1.   The Landlord may withhold suspend add to extend discontinue vary or
            make any alteration in the rendering of the Services or any of them
            from time to time if the Landlord reasonably deems it desirable to
            do so in the interests of good estate management

     3.2.   If at any time during the Term the total property enjoying or
            capable of enjoying the benefit of any of the Services or the
            Additional Items is increased or decreased on a permanent basis or
            the benefit of any of the Services or the Additional Items is
            extended on a like basis to any adjoining or neighbouring property
            or if some other event occurs a result of which is that the
            proportion of the Annual Expenditure attributed to the Premises is
            no longer appropriate or if the Landlord acting reasonably
            determines that the Annual Expenditure should be divided into
            categories and separate proportions introduced in respect of each
            such category of

                                      -55-
<PAGE>

          expenditure or allocated in a different manner to different parts of
          the Building (for example the showroom residential apartments, offices
          and car park separately) the proportion of the Annual Expenditure
          attributed to the Premises shall be varied and/or additional
          proportions introduced with effect from the Calculation Date following
          such event by agreement between the parties or in default of agreement
          within three months of the first proposal for variation made by the
          Landlord in such a manner as shall be determined to be fair and
          reasonable in the light of the event in question by an independent
          surveyor (acting as an expert and not as an arbitrator) except that
          nothing contained in this Lease shall imply an obligation on the part
          of the Landlord to provide the Services or the Additional Items to any
          adjoining or neighbouring property nor prevent the Landlord from
          recovering in full from the tenants of the Building the entire Annual
          Expenditure (save any amount which the Landlord must contribute in
          respect of vacant Lettable Units)

4.   Service Charge : Exceptional Expenditure
     ----------------------------------------

     In the event that the Landlord shall be required during any Financial Year
     to incur substantial or exceptional expenditure in respect of the Services
     and/or the Additional Items which was not taken into account in its
     calculation of the provisional sum for the Financial Year in question the
     Landlord shall be entitled to recover from the Tenant on not less than
     fourteen days prior written notice an additional provisional sum or Service
     Charge Rent and/or increase the provisional sums payable for the rest of
     the Financial Year in a sum representing the proportion of such additional
     expenditure as corresponds with the proportion of the Annual Expenditure
     attributable to the Premises divided equally between the remaining Quarter
     Days in the Financial Year although the Landlord shall wherever possible
     give not less than one month's notice of any likely demand under this
     clause

                                      -56-
<PAGE>

                                    PART C
                                    ------
                                 The Services
                                 ------------

1.   Maintaining etc Retained Parts
     ------------------------------

     Maintaining repairing amending cleaning altering rebuilding renewing and
     reinstating (in each of the last three cases only where beyond economic
     repair) and where appropriate treating washing down painting decorating and
     polishing to such standard as the Landlord may from time to time in its
     reasonable discretion determine the Retained Parts

2.   Maintaining etc Plant
     ---------------------

     Inspecting testing servicing maintaining repairing amending cleaning
     decorating operating insulating emptying and draining overhauling replacing
     (where beyond economic repair) and insuring (save in so far as insured
     under the other provisions of this Lease) all Pipes and Plant within the
     Retained Parts or serving the Building

3.   Lighting etc Retained Parts
     ---------------------------

     Lighting and furnishing the Retained Parts to such standard as the Landlord
     may from time to time in its reasonable discretion determine including the
     provision of floodlighting inside and outside the Building

4.   Heating etc
     -----------

     Providing such mechanical ventilation heating air conditioning and (if
     deemed desirable by the Landlord) cooling for and the provision of hot and
     cold water to such parts of the Retained Parts and for such hours and times
     of year as the Landlord shall in its reasonable discretion determine

5.   Common Parts open
     -----------------

     Keeping the Common Parts open 24 hours per day 365 days per year

                                      -57-
<PAGE>

6.   Ornamental features etc
     -----------------------

     Maintaining (at the Landlord's reasonable discretion) any existing
     architectural or ornamental features seasonal decorations or murals water
     sprays fountains and providing and maintaining any plants shrubs trees or
     flowers in the Retained Parts

7.   Staff
     -----

     Providing such staff (on reasonable market terms) as the Landlord shall in
     its reasonable opinion think fit and proper to employ

8.   Furniture etc
     -------------

     Providing and maintaining furniture and furnishings and maintaining
     existing features in the Retained Parts

9.   Fixtures fittings etc
     ---------------------

     Supplying providing purchasing hiring maintaining renewing and (replacing
     in each of the last two cases where beyond economic repair) repairing
     servicing overhauling and keeping in good and serviceable order and
     condition all fixtures and fittings bins receptacles tools appliances
     materials equipment and other things which the Landlord may reasonably deem
     desirable or necessary for the maintenance appearance upkeep or cleanliness
     of the Building

10.  Windows
     -------

     Cleaning as frequently as the Landlord shall in its reasonable discretion
     (but in any event not less than once every three months) consider adequate
     the exterior and interior of all windows and window frames in the Retained
     Parts and the exterior of all external windows of the Building

                                      -58-
<PAGE>

11.  Refuse
     ------

     Storing and disposing of refuse from the Building and the provision repair
     maintenance and renewal of compactors paladins and other plant and
     equipment for the collection treatment packaging or disposal of the same

12.  Parking
     -------

     Controlling traffic in the Car Park including maintaining operating
     repairing and replacing (where beyond economic repair) automatic barriers
     and control equipment

13.  Lavatories and Facilities
     -------------------------

     Heating lighting cleaning decorating maintaining repairing and renewing
     (where beyond economic repair) from time to time all lavatories provided
     within the Building any first aid facilities and any sanitary or other
     equipment therein for the time being and the provision of all appropriate
     towels toiletries and other facilities and the maintenance of an adequate
     supply of hot and cold water thereto (save in connection with any such
     items contained within a Lettable Unit)

14.  Other Services
     --------------

     Any other or alternative services relating to the Building or any part of
     the Building provided by the Landlord from time to time and not expressly
     mentioned and which the Landlord reasonably considers ought properly to be
     provided for the benefit of the Building which shall be:

     (i)    capable of being enjoyed by the occupier of the Premises

     (ii)   reasonably calculated to be for the benefit of the tenants of the
            Building

     (iii)  in keeping with the principles of good estate management

                                      -59-
<PAGE>

                                    PART D
                                    ------
                             The Additional Items
                             --------------------

1.   Fees
     ----

     1.1.   The reasonable and proper fees and disbursements (and any VAT
            payable on them not recoverable by the Landlord as input tax) of:-

     1.1.1. The Surveyor and/or the Accountant and any auditor and any other
            individual firm or company employed or retained by the Landlord for
            (or in connection with) the surveying accounting and auditing
            functions referred to in this Lease

     1.1.2. To the extent that the same has not formed part of fees charged
            under 1.1.1. above the managing agents (whether or not the Surveyor)
            for or in connection with the management of the Building and the
            performance of the Services and any other duties in and about the
            Building or any part of it relating to (without prejudice to the
            generality of the above) the general management administration
            security maintenance protection and cleanliness o f the Building
            PROVIDED THAT such fees shall not exceed 15% of the total cost of
            -------------
            the Annual Expenditure

     1.1.3. Any individual firm or company valuing the Building for the purposes
            of all insurances effected pursuant to this Lease PROVIDED THAT the
                                                              -------------
            same shall not be so valued more than once in any twelve month
            period

     1.1.4. Any individual firm or company providing caretaking or security
            arrangements and services to the Building (other than the Lettable
            Units)

     1.1.5. Any other individual firm or company employed or retained by the
            Landlord to perform (or in connection with) any of the Services or
            any of the functions or duties referred to in this paragraph

                                      -60-
<PAGE>

     1.2.  The fees of the Landlord or a company or organization in the control
           of the Landlord for any of the Services or the other functions and
           duties referred to in paragraph 1.1.2 above which shall he undertaken
           by the Landlord or such company or organization in the control of the
           Landlord and not by a third party PROVIDED THAT such fees shall not
                                             -------------
          exceed 10% of the Annual Expenditure (excluding such charges)

2.   Staff etc
     ---------

     To the extent that the same has not formed part of the fees charged under
     1.1 the reasonable and proper cost of employing (whether by the Landlord a
     Group Company the managing agents or any other individual firm or company)
     such staff (including specifically a Building Manager and caretakers
     cleaners commissionaires engineers managers receptionists security guards
     supervisory staff and other appropriately qualified staff and workmen) as
     the Landlord may in its absolute discretion deem necessary for the
     performance of the Services and the other functions and duties referred to
     in paragraph 1.1. above and all other incidental expenditure in relation to
     such employment including but without prejudice to the generality of the
     above

     2.1.  Insurance national insurance pension and welfare contributions and
           redundancy payments where appropriate

     2.2.  The provision of uniforms and working clothes

     2.3.  The provision of tools appliances cleaning and other materials
           fixtures fittings and other equipment a store for housing the same
           within the Building and the provision of telephones for the proper
           performance of their duties and

     2.4.  A notional rent (not exceeding the current market rent such rent to
           be determined by the Surveyor acting reasonably and as an expert and
           not as an arbitrator) for any office accommodation staff room or
           other premises in the basement of the Building and forming part of
           the Retained Parts provided for such staff

                                       61
<PAGE>

3.   Rates and Outgoings
     -------------------

     Paying or discharging all existing and future rates taxes assessments
     charges duties impositions and outgoings whatsoever (whether parliamentary
     local or otherwise or whether or not of a capital or non-recurring nature
     but excluding any payable by the Landlord resulting from receipt of rent or
     any dealing or ownership of any reversionary interest) which now are or may
     at any time hereafter during the Term be charged levied assessed or imposed
     upon or payable in respect of the Building as distinct from a particular
     Lettable Unit or Units or the Retained Parts save and insofar as the same
     shall (or would have had the same been subject to a lease or license) have
     been imposed upon the Tenant or any other tenant or licensee of a part of
     the Building

4.   Contracts for services
     ----------------------

     To the extent that the same has not formed part of the fees charged under
     paragraphs 1.1 or 2 the reasonable and proper cost of entering into any
     contracts for the carrying out of all or any of the Services and other
     functions and duties which the Landlord may in its reasonable discretion
     deem desirable or necessary including specifically contracts for cleaning
     security and maintenance of lift plant pipes machinery and the reasonable
     cost of monitoring the performance by any staff or other persons employed
     in connection with the provisions of any one or more of the services

5.   Electricity, gas etc
     --------------------

     The cost of the supply of electricity gas oil or other fuel or power for
     the provision of the Services and for all purposes in connection with the
     Retained Parts

6.   Road etc charges
     ----------------

     The expense of making repairing maintaining rebuilding and cleansing any
     ways roads pavements or structures Pipes or anything which may belong to or
     be used for the Building or any part of it exclusively

                                       62
<PAGE>

7.   Regulations
     -----------

     The reasonable and proper cost charges and expenses of preparing and
     supplying to the tenants copies of any regulations made by the Landlord
     relating to the Building or the use of it

8.   Statutory etc requirements
     --------------------------

     The reasonable and proper cost of taking all steps reasonably deemed
     desirable or expedient by the Landlord in the interests of good estate
     management for complying with making representations against or otherwise
     contesting the incidence of the provisions of any statute bylaw or notice
     concerning town planning public health highways streets drainage or other
     matters relating to or alleged to relate to the Building or any part of it
     for which any tenant is not directly and exclusively liable

9.   Signs
     -----

     The provision maintenance repair decoration cleaning and renewal of all
     signboards and/or notice boards which shall from time to time be placed
     upon the Retained Parts

10.  Nuisance
     --------

     The reasonable and proper cost to the Landlord of abating a nuisance in
     respect of the Building or any part of it insofar as the same is not the
     liability of any individual tenant

11.  Interest
     --------

     Any reasonable and proper interest and fees in respect of money borrowed to
     finance the provision of the Services or the Additional Items

                                       63
<PAGE>

12.  Complaints
     ----------

     The costs incurred in dealing with all queries or complaints correspondence
     or otherwise relating to the Building and/or its use and/or occupation but
     not including any such relating to the promotion or marketing of the
     Building or relating to any of the Lettable Units

13.  General
     -------

     Expenditure on the reasonable and proper cost of any other item which the
     Landlord in its reasonable discretion thinks proper for the more efficient
     management and use of the Building and the comfort and convenience of the
     tenants of the Building

14.  Anticipated expenditure
     -----------------------

     Such reasonable provision (if any) for reasonably anticipated expenditure
     in respect of any of the Services as the Landlord shall in its reasonable
     discretion consider appropriate PROVIDED THAT:-
                                     --------------

     15.1.     provision shall only be made for specifically identified items of
               major expenditure

     15.2.     all monies reserved in respect of any such item shall be held in
               an interest bearing account with interest accruing for the
               benefit of the fund

     15.3.     all monies reserved in respect of any such item shall be utilized
               in paying for the same in priority to any other monies

     15.4.     the Landlord shall use reasonable endeavours to minimize the tax
               (if any) payable in respect of such reserves

                                       64
<PAGE>

                                THIRD SCHEDULE
                                --------------

                                  Rent Review
                                  -----------

1.   Definitions
     -----------

     1.1.   The terms defined in this paragraph shall for all purposes of this
             Schedule have the meanings specified

     1.2.    "Market Rent" means the rent at which the Premises might be
             expected to be let on the open market at the relevant Review Date
             after the expiry of a rent free period of such length as would be
             negotiated in the open market between a willing lessor and a
             willing lessee to enable the willing lessee to fit out the Premises
             for immediate occupation and use making the Assumptions but
             disregarding the Disregarded Matters

     1.3.    "Assumptions" means the following assumptions as at the relevant
             Review Date:

             1.3.1.    that no work has been carried out on or to the Premises
                       by the Tenant its sub-tenants or their predecessors in
                       title during the Term which has diminished the rental
                       value of the Premises

             1.3.2.    that if the Premises or any accesses or services thereto
                       have been destroyed or damaged they have been fully
                       restored so as to render the Premises fit for occupation
                       and use

             1.3.3.    that the covenants contained in this Lease on the part of
                       the Tenant have been fully performed and observed

             1.3.4.    that the Premises are available to let by a willing
                       landlord to a willing tenant by one lease without a
                       premium being paid by either party and with vacant
                       possession and that such willing tenants exist

             1.3.5.    that the lease referred to in paragraph 1.3.5 contains
                       the same terms as this Lease except:

                                       65
<PAGE>

               (a)  for the amount of the Rent and any rent free period allowed
                    to the Tenant for fitting out the Premises for its
                    occupation and use at the commencement of the Term but
                    including the provisions for rent review on the Review Dates
                    and at similar intervals after the last Review Date and

               (b)  that the term of the lease is equal in length to the Term
                    remaining unexpired at the relevant Review Date or a period
                    of five years (whichever is the greater) and that such term
                    begins on the relevant Review Date and that the rent shall
                    commence to be payable from that date

     1.3.6.    that the Premises are ready for and fitted out and equipped for
               immediate occupation and use for the Permitted Use and that all
               the services required for such occupation and use are connected
               to the Premises

1.4. "Disregarded Matters" means:-

     1.4.1.    any effect on rent of the fact that the Tenant its sub-tenants
               and other permitted occupiers or their respective predecessors in
               title have been in occupation of the Premises

     1.4.2.    any goodwill attached to the Premises by reason of the carrying
               on at the Premises of the business of the Tenants its sub-tenants
               and other permitted occupiers or their predecessors in title in
               their respective businesses

     1.4.3.    any increase in rental value of the Premises attributable to the
               existence at the relevant Review Date of any alteration addition
               or improvement to the Premises carried out with consent where
               required (otherwise than in pursuance of an obligation to the
               Landlord or its predecessors in title save where such obligation
               arises pursuant to or in connection with clause 4.18) by the
               Tenant its sub-tenants or their respective predecessors in title
               or by

                                       66
<PAGE>

                    any lawful occupier during the Term or during any period of
                    occupation prior to the Term arising out of an agreement for
                    lease

            1.4.4.  any occupation or tenancy of the Tenant of any other
                    premises in the Building

     1.5.   "President" means the President for the time being of the Royal
            Institution of Chartered Surveyors or his duly appointed deputy

     1.6.   "Appointed Surveyor" means the surveyor agreed upon between the
            parties or appointed by the President pursuant to paragraph 3 below

     1.7.   "agree" or "agreed" means agree or agreed in writing between the
            parties

2.   From each Review Date the Rent shall be such as may at any time be agreed
     as the Rent payable from that Review Date or (in default of such agreement)
     whichever is the greater of:

                         (a)    the Market Rent or

                         (b)    the Rent contractually payable immediately
                                before the Review Date

3.   If by a date three months before a Review Date the Rent payable from that
     Review Date has not been agreed the Landlord and the Tenant may agree upon
     a person to act as the Appointed Surveyor who shall determine the Market
     Rent but in default of such agreement then the Landlord or the Tenant may
     at any time whether before or after the Review Date make application to the
     President to appoint a surveyor to determine the Market Rent and such
     application shall request that the surveyor to be appointed shall if
     practicable be a specialist in the letting of and in rent review
     negotiations for premises of the same type as the Premises

4.   (1)    Unless the Landlord and the Tenant otherwise agree the Appointed
            Surveyor shall act as an expert and not as an arbitrator and unless
            the Appointed Surveyor shall

                                       67
<PAGE>

          otherwise direct the Landlord and the Tenant shall each be responsible
          for one-half of his fees and if either shall pay the whole thereof he
          shall be entitled to recover one-half thereof from the other

     (2)  In deciding upon the manner in which the costs of the determination
          shall be borne the Appointed Surveyor may have regard to the contents
          of any notices served or offers made by either party to the other and
          the nature and content of any representations made to him or on behalf
          of either party

     (3)  The Appointed Surveyor shall afford each party the opportunity to make
          such written and/or verbal representations to him as such party may
          wish subject to such reasonable time and other limits as the Appointed
          Surveyor may prescribe and he shall have regard to such
          representations but not be bound thereby

     (4)  If the Appointed Surveyor refuses to act or is incapable of acting or
          dies the Landlord or the Tenant may apply to the President for the
          further appointment of a surveyor

5.   If by a Review Date the Rent payable from that Review Date has not been
     ascertained pursuant to this Schedule the Tenant shall continue to pay the
     Rent at the rate previously payable and on the Quarter Day next (or earlier
     if the Tenant so desires) after such ascertainment the Tenant shall pay to
     the Landlord the difference for the period ending on that Quarter Day (or
     earlier date of payment) between the Rent paid and the Rent so ascertained
     and the several parts of such difference shall bear interest thereon at the
     base lending rate of Barclays Bank plc (or such other bank as is specified
     in Clause 4.1.3) from the date when each such part would have been payable
     if the Rent had been ascertained on or before the relevant Review Date
     until the Quarter Day next after such ascertainment or such earlier date of
     payment

6.   If at any Review Date there is by virtue of any Statute a restriction upon
     the Landlord's right to review the Rent or if at any time there is by
     virtue of any Statute a restriction upon the right of the Landlord to
     recover the Rent otherwise payable then upon the ending removal or
     modification of such restriction and subject to there having been no

                                       68
<PAGE>

     review at the previous Review Date the Landlord may thereafter give to the
     Tenant not less than one month's written notice requiring an additional
     rent review with effect from the date of such ending removal or
     modification which date shall for the purposes of this Schedule be a Review
     Date

7.   A Memorandum of the Rent ascertained from time to time in accordance with
     this Schedule shall be prepared by the Landlord in two parts one part to be
     signed by an individual Tenant or signed on behalf of a Company Tenant and
     annexed to the Counterpart and the other part to be signed on behalf of the
     Landlord and annexed to the Lease

8.   Time shall not be of the essence in relation to any paragraph of this
     Schedule

                              THE FOURTH SCHEDULE
                              -------------------

                              Guarantor Covenant
                              ------------------

1.   That as between the Guarantor and the Landlord the liability of the
     Guarantor will be as principal debtor and covenantor

2.   That the Tenant will at all times during the Term (and as well after as
     before any disclaimer of this Lease) duly and punctually pay the rents as
     herein provided and will observe and perform all the tenant's covenants and
     conditions contained in this Lease

3.   That if at any time during the Term the Tenant defaults in paying any of
     the rents or in observing or performing any of the covenants and conditions
     contained in this Lease the Guarantor will pay such rents and observe and
     perform the covenants or conditions in respect of which the Tenant is in
     default and pay and make good to the Landlord on demand all losses damages
     costs and expenses sustained by the Landlord through the default of the
     Tenant notwithstanding:-

     3.1. any time or indulgence granted by the Landlord to the Tenant or any
          neglect or forbearance of the Landlord in enforcing the payment of
          rents or the observance of performance of the Tenant's covenants or
          any refusal by the Landlord to accept

                                       69
<PAGE>

          rents tendered by or on behalf of the Tenant at a time when the
          Landlord was entitled (or would after the service of a notice under
          Section 146 of the Law of Property Act 1925 have been entitled) to re-
          enter the Premises

     3.2. that the terms of this Lease may have been varied by agreement between
          the parties save where such variation falls within Section 18 of the
          Landlord and Tenant (Covenants) Act 1995 (or would if the Guarantor is
          or was a former tenant of the Premises)

     3.3. that the Tenant may have surrendered part of the Premises in which
          event the liability of the Guarantor hereunder shall continue in
          respect of the part of the Premises not so surrendered after making
          any necessary apportionments under the Law of Property Act 1925
          Section 140

     3.4. that the Tenant may have ceased to exist

     3.5. any other act or thing whereby but for this provision the Guarantor
          would have been released other than a release given in writing by the
          Landlord

4.   If at any time during the Term the Tenant (being an individual) becomes
     bankrupt or (being a company) goes into liquidation and the trustee in a
     bankruptcy or liquidator disclaims this Lease then this Schedule will
     remain in full force and effect notwithstanding such event and the
     Guarantor will if the Landlord shall by notice in writing within three
     months after such disclaimer so requires take from the Landlord a lease of
     the Premises for a term commensurate with the residue of the Term which
     would have remained had there been no disclaimer at the same Rent then
     being payable and subject to the same covenants and conditions as are
     reserved by and contained in this Lease the said lease to take effect from
     the date of the said disclaimer and in such case the Guarantor shall pay
     the reasonable and proper costs of the preparation of such new Lease and
     execute and deliver to the Landlord a counterpart of it

                                       70
<PAGE>

5.   The parties agree that this guarantee shall only subsist for such period
     and extend to such liabilities restrictions and other requirements as are
     permitted by the Landlord and Tenant (Covenants) Act 1995

                       [Diagrams intentionally omitted)

(    EXECUTED by the Landlord but not
     --------

(    delivered until the date above by the

(    affixing of THE COMMON SEAL of
                 ---------------

(    FRIENDS' PROVIDENT LIFE OFFICE
     ------------------ -----------

(    in the presence of:

        /s/ MLW

        Authorised Signatory

        /s/ S. Duckett

        Internet Capital Group (Europe) Limited

                                       71

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00013-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00013-of-00352.parquet"}]]