Document:

Unassociated Document

    

      Exhibit
        10.14

      

      
        

PURCHASE
        AGREEMENT

      

      

      This
        Purchase Agreement (as it may be amended or otherwise modified from time
        to time
        in accordance with the terms hereof, this "Purchase
        Agreement"),
        dated
        as of January 31, 2006, is made by and between Heritage Bank of Commerce,
        having
        an address at 150 Almaden Boulevard, San Jose, California 95113 (the "Seller"),
        and County Bank, having an address at 550 W. Main Street, P.O. Box 351, Merced,
        California 95113 ("Purchaser").

      

      W I T N E S S E T H:

      

      WHEREAS,
        Purchaser desires to purchase and Seller desires to sell those certain loans
        (collectively, the "Loans")
        listed
        on Exhibit A
        annexed
        hereto and other loan documents evidencing and securing the Loans (such loan
        documents being collectively referred to as the "Loan Documents");

      

      NOW
        THEREFORE, in consideration of the premises and the mutual agreements set
        forth
        herein, the parties hereby agree as follows:

      

      1. Purchase
        of the Loans.
        For
        valuable consideration, the sufficiency of which is hereby acknowledged,
        Seller
        hereby agrees to sell, assign and convey to Purchaser and Purchaser hereby
        agrees to purchase and accept from Seller, all of Seller's right, title and
        interest in and to the Loans and the Loan Documents, subject to and in
        accordance with the terms and provisions of this Purchase
        Agreement.

      

      2. Closing
        Requirements.

       

              (a) The
        consummation of the purchase and sale of the Loans shall
        take place at 5:01 p.m. on January 31, 2006
        (the
        "Closing"), at
        the
        offices of Heritage Bank of Commerce, 150 Almaden Blvd, San Jose, California
        95113;
        provided however, if the purchase and sale of the Loans are not consummated
        by
January
        31, 2006,
        then
        Seller shall permit further due diligence of the Loans by
        Purchaser.

            

              (b) Purchaser
        shall pay to Seller an amount equal to the outstanding principal
        amount,
        also
        referred to as the “active balance” within Distinctive Solutions
        and such
        amounts within Seller’s ITI systems,
        of all
        the Loans as of the Closing, plus accrued interest, fees and expenses (Exhibit
        D) thereon (except the Purchase Price attributable to the Loan(s) to
***
        shall
        be
        the net principal balance after all prior charge offs, which as of the date
        hereof, equals ***
        as
        of
        January 31, 2006]) less any unearned loan fees to be paid to Seller by wire
        transfer of immediately available federal funds as Seller shall direct.
Seller
        is
        to be reimbursed for any reasonable costs after
        the
        Closing directly relating to the Loans; provided however, such costs shall
        not
        include any costs resulting from any breach of this Purchase Agreement by
        Seller
        or any costs which are Seller’s responsibility under this Purchase
        Agreement.

      

              (c) At
        Closing, and as a condition of Seller's obligations under this Purchase
        Agreement, any payments in respect of interest or other sums periodically
        due on
        the Loans which are paid or payable for the month in which the Closing
occurs
        will be prorated as of the Closing.

      

              (d) At
        Closing, all escrows, if any, then held by Seller and any account records
        reflecting amounts actually held in escrow by Seller at Closing, if any,
        for
        taxes, governmental assessments and insurance premiums, water, sewer and
        municipal charges, deposits, transferable security deposits, replacement
        reserves or other escrowed funds relating to the Loans shall be paid over
        to
        Purchaser. 

       

              (e) At
        or
        prior to Closing, Seller shall at its sole cost and expense prepare and mail
        to
        the insurer for the Loans, a notice of assignment and a request for an
        endorsement of each policy of insurance deleting Seller and naming Purchaser
        and
        its successors and/or assigns as the loss payee and additional insured named
        therein in a form satisfactory to Purchaser.

      

              (f) At
        Closing, with respect to each Loan, Seller shall:

       

                  (i) deliver
        the original note for such Loan, endorsed without recourse by allonge in
        blank
        in substantially the form of Exhibit B
        annexed
        hereto, which allonge shall be firmly affixed to the note;

       

                  (ii) deliver
        the original mortgage (or a true and complete photocopy thereof) related
        to such
        Loan and an executed assignment of such mortgage and the other recorded Loan
        Documents in blank in substantially the form of Exhibit C
        annexed
        hereto, with such modifications as shall be customary and appropriate under
        local laws for recording in the land records in the jurisdiction in which
        the
        related mortgaged property is located (the "Assignment");

      

          
 
(iii) authorize
        assignments of UCC financing statements, if any, pertaining to the Loans;
        

       

                  (iv) with
        respect to any depository accounts, certificates of deposit and investment
        accounts which are a part of the collateral for any of the Loans, notify
        any
        depository bank or financial institution at which such depository accounts,
        certificates of deposit and investment accounts are located,
        that
Seller’s
        rights
        therein
        have
        been
        assigned to Purchaser and request acknowledgement of same to Purchaser and
        to
        request the delivery of any lockbox control agreements, securities account
        control agreements, operating account control agreements and deposit account
        control agreements (or an assignment or amendment thereto) with respect to
        any
        operating or deposit account control agreement, in form and substance
reasonably
        satisfactory to
        Purchaser necessary to evidence Purchaser’s control of such accounts and arrange
        for the orderly transfer of any accounts that are held at Seller to
        Purchaser;

       

                  (v) deliver
        to Purchaser an original counterpart of each other Loan Document (including
        without limitation, any possessory collateral such as stock certificates,
        notes,
        instruments and/or title certificates for any motor vehicles (and/or cause
        such
        title certificates to be re-issued to evidence Purchaser’s security interest
        therein) or, in the event that Seller is unable to locate an original
        counterpart of any such Loan Document, a true and complete photocopy thereof;
        and

       

               (vi) deliver
        to Purchaser copies of all records concerning the Loans.

       

       
(g) At
        Closing, Purchaser shall:

       

              (i) issue
        a
        back-up letter
        of
credit
        for the
        benefit of Seller
        to each
        existing letter of credit issued by Seller for the benefit of any borrower
        or
        any other person or entity on account of or related to any obligation or
        liability arising under the Loan Documents;
        and

       

              (ii) immediately
        notify all account debtors, or cause account debtors to be notified, of
the
        transfer
        of the
        Loans
        hereunder
        and to
        cause remittance checks to be made payable to Purchaser.

       

      3. Representations
        and Warranties and Covenants.

       

               (a) Seller
        covenants, represents and warrants to Purchaser as follows:

      

          (i) Seller
        is
        a banking corporation duly organized and validly existing in good standing
        and
        has all requisite power and authority to own its assets and carry on its
        business as and where now being conducted. Seller has full power and authority,
        and has taken all action necessary, to execute and deliver this Purchase
        Agreement and any and all other documents required or permitted to be executed
        or delivered by Seller in connection with this Purchase Agreement and to
        fulfill
        Seller's obligations under, and to consummate the transactions contemplated
        by,
        this Purchase Agreement, and no governmental authorizations or other
        authorizations are required in connection therewith;

      

          (ii) this
        Purchase Agreement constitutes the legal, valid and binding obligation of
        Seller
        enforceable against Seller in accordance with its terms (subject to bankruptcy,
        insolvency, reorganization, moratorium or similar laws affecting creditors'
        rights generally);

      

          (iii) neither
        the execution, delivery and performance of this Purchase Agreement nor the
        consummation of the transactions contemplated hereby (1) is prohibited by,
        or
        requires Seller to obtain any consent, authorization, approval or registration
        under any law, statute, rule, regulation, judgment, order, writ, injunction
        or
        decree which is binding upon Seller or (2) violates, conflicts with, results
        in
        a breach of, constitutes a default under, is prohibited by, or requires any
        additional approval under any instrument or agreement to which Seller is
        a party
        or by which it is bound or which affects the Loans and the mortgaged
        property;

      

          (iv) at
        any
        time, and from time to time hereafter, upon the reasonable request of Purchaser,
        and without payment of further consideration to Seller, Seller, its officers,
        employees, affiliates and assignees each will (1) provide the assistance
        of its
        knowledgeable personnel to respond to inquiries from Purchaser, and (2) do,
        execute, acknowledge, endorse, permit Purchaser to endorse on Seller’s behalf,
        permit Purchaser to open any mail addressed to Seller in connection with
        the
        Loans, negotiate items and deliver, and cause to be done, executed,
        acknowledged, endorsed, permitted, negotiated and delivered, all such further
        acts, deeds, assignments (including without limitation, any notarized letters
        from Seller and/or on Seller’s letterhead notifying any customers, borrower,
        guarantors and account debtors thereof under the Loans of the sale of such
        Loans
        from Seller to Purchaser), remittance advise information, transfers,
        conveyances, powers of attorney and assurances as may be required in order
        to
        better assign, service, transfer, grant, convey, assure and confirm to
        Purchaser, or to collect and reduce to possession, the Loans and the collateral
        as provided for herein;

      

          (v) from
        and
        after the Closing , Seller shall promptly forward (but no later than
one
        business day after receipt thereof) to Purchaser any and all payments received
        by Seller from borrower
        or any other person or entity on account of or related to any obligation
        or
        liability arising under the Loan Documents;

      

          (vi) from
        and
        after the Closing, Seller shall promptly forward to Purchaser (at the address
        specified herein for notices) originals of any and all bills, invoices,
        insurance binders, policies or certificates, documents and other correspondence
        it receives relating to the Loans, the mortgaged property or the Loan
        Documents;

       

                  
(vii)
        to the
best
        knowledge
        of Seller,
        there
        is no litigation or action at law or in equity pending, with the exception
        of
***
        which
        is
        in bankruptcy, or
        threatened against it and no proceeding of any kind is pending or threatened
        by
        any federal, state or local governmental or administrative body which will
        or
        might materially affect the Loans and the mortgaged property or Seller’s ability
        to consummate the transactions contemplated hereby

      

          
        (viii) except
        for ***,
        Seller
        has not received any notice of, and Seller does not have actual knowledge
        of any
        default or condition, which upon the giving of notice, the passage of time,
        or
        both would constitute such a default, on the part of Seller or borrower under
        any of the Loan Documents;

      

            (ix) at
        any
        time, and from time to time hereafter, Seller will, in connection with the
        Loans, 

      

      (A) Upon
        receipt of written approval from Distinctive Solutions that they have approved
        such, upload all necessary information (both SQL and CCM software) relating
        to
        the active Loans to Distinctive Solutions and allow for the transfer of Seller’s
        rights to any Distinctive Solutions software to Purchaser;

      

      (B) provide
        Purchaser and its representatives access to the personnel, advisors, customers,
        previous audits, invoices, historical collateral data (ie; agings, collateral,
        UCC search reports, business credit reports, analysis, appraisals,
        borrower/guarantor financial statements), properties, books and records
        (including without limitation, loan files, tax notices, legal notices, account
        debtor correspondence, copies of all ancillary documents and correspondence,
        as
        well as servicing records (in hard and soft/down-loadable formats, electronic
        information in a format suitable for download onto Purchaser’s systems,
        including without limitation, any and all assistance necessary to download
        information relating to the Loans which are contained within the Distinctive
        Solutions system); 

       

                      (C) cooperate
        with Purchaser to transition or cause (1) any
        phone or
        800 number and have such
        phone or
        800 number provider to forward any calls relating to the Loans to a number
        designated by Purchaser, (2)
        the
        United States Postal Service to assign the secured dedicated post office
        box
        (1089 San Jose, California) located at the US Post Office, 200 South
        3rd
        Street,
        San Jose, California 95112 (the “Dedicated PO Box”) for Purchaser’s benefit
        (upon the assignment of the Dedicated PO Box to Purchaser, within 1 business
        of
        receipt, Purchaser shall deliver to Seller any mail not related to the
        Loans),
        (3)
        the
        existing courier service, Gold Rush Express, to pick up and deliver contents
        of
        the Dedicated PO Box to Purchaser’s
        ABL
        Group, and (4)
        Trans
        Box Courier Services to delivery client packages relating to the Loans, to
        Purchaser’s new ABL location; and 

       

                      (D) transfer
        the following to Purchaser: electronic HCG back up data files
        (but
        excluding any
        email
        archives),
        contents
        of three 4 Lateral Drawer fireproof filing cabinets, six 4 Lateral Drawer
        filing
        cabinets and 3 Three Lateral Drawer filing cabinets, and copies of payroll
        tax
        files of any borrower or guarantor under the Loans;

       

                
        (x) Seller
        agrees not to solicit any banking
        services
        business (including
        without limitation, loan and deposit services) from
        the
        borrowers,
        guarantors any
        obligation or liability arising under
        the
        Loans from the date hereof until 12 months after the date of this Purchase
        Agreement;

       

                      (xi) as
        to
        each Loan, the following representations and warranties are true and correct
        in
        all material respects as of the date hereof, subject to the limitations set
        forth in subsection (C) below;

       

                            
        (A) Exhibit F
        annexed
        hereto accurately sets forth, as of January 26, 2006, the outstanding principal
        balance of such Loan, accrued interest, the maturity date, the date through
        which interest has been paid, and the maximum amount of any commitment to
        advance funds after the Closing.

      

      (B) Seller
        is
        the sole owner of each Loan and has full right to sell and assign each Loan
        anticipated to be sold by it hereunder without the consent of any third party,
        except such consent as has been obtained or will be obtained and the Loans
        are
        free and clear of any and all liens, pledges, charges or security interests
        of
        any nature encumbering the Loans.

      

      (C) All
        documents delivered by Seller with respect to the Loans are true, complete
        and
        correct originals or copies thereof, and all information supplied by Seller
        concerning the Loans is materially correct, except that Seller makes no
        representation as to accuracy of information supplied by any borrower or
        guarantor under the Loan Documents.

       

                      (D) Except
        by
        written instrument or other written documentation delivered to Purchaser
        prior to
        the execution of this Purchase Agreement,
        neither
        Seller nor any prior holder of the Loan has modified any related note or
        mortgage securing a note or satisfied or canceled such note or mortgage in
        whole
        or in part.

      

      (E) Based
        upon the lender's title insurance policy or other evidence of title received
        by
        Seller with respect to a Loan, any mortgage or deed of trust assigned by
        Seller
        is a valid and enforceable first lien on the fee interest in the real property
        encumbered thereby subject to the exceptions listed in such policy.

      

      (F) The
        note
        relating to each Loan sold by Seller pursuant hereto and the related mortgage
        are the
        legal, valid and binding obligations of the maker or obligor thereof,
        enforceable against such maker or obligor in accordance with their terms
        except
        as such enforcement may be limited by bankruptcy, insolvency, reorganization
        or
        other similar laws affecting the enforcement of creditors' rights generally
        and
        by general equity principles (regardless of whether such enforcement is
        considered in a proceeding in equity or at law).

      

      (G) Except
        as
        otherwise set forth on Exhibit
        E,
        there
        has been issued in connection with each mortgage relating to a Loan sold
        by a
        Seller pursuant hereto, (i) a valid and enforceable ALTA policy of title
        insurance (or any amendment or supplement thereto or other form of title
        insurance policy affording equivalent coverage and customarily accepted by
        institutional lenders in the jurisdiction in which the mortgaged property
        relating to a Loan sold by Seller pursuant hereto is located) (each a
        "Title
        Insurance Policy")
        by a
        title insurer in an amount equal to the lesser of (A) the principal amount
        of
        such Loan to the extent advanced and (B) the approximate fair market value
        of
        such mortgaged property as of the date of recording of the subject mortgage,
        subject to the conditions and limitations set forth in such Title Insurance
        Policy, or (ii) a title opinion from an attorney licensed to practice in
        such
        jurisdiction, or (iii) a title report or specimen policy from a title insurer
        or
        such other form of title assurance as was customarily employed in the relevant
        jurisdiction (including blanket insurance coverage). If a title insurance
        policy
        was issued, such Title Insurance Policy is presently in full force and effect
        and all premiums with respect thereto that are due and payable have been
        paid in
        full. In addition, as of the Closing each such Title Insurance Policy insures
        such Seller that each of the mortgages relating to a Loan sold by the Seller
        pursuant hereto is a valid lien on the property therein described with the
        lien
        priority disclosed on such policy.

      

      (b) Purchaser
        hereby represents and warrants to Seller as follows:

      

      (i) Purchaser
        has full power and authority, and has taken all action necessary, to execute
        and
        deliver this Purchase Agreement and any and all other documents required
        or
        permitted to be executed or delivered by Purchaser in connection with this
        Purchase Agreement and to fulfill Purchaser's obligations under, and to
        consummate the transactions contemplated by, this Purchase Agreement, and
        no
        governmental authorizations or other authorizations are required in connection
        therewith;

      

      (ii) this
        Purchase Agreement constitutes the legal, valid and binding obligation of
        Purchaser enforceable against Purchaser in accordance with its terms (subject
        to
        bankruptcy, insolvency, reorganization, moratorium or similar laws affecting
        creditors' rights generally); and

      

      (iii) neither
        the execution, delivery and performance of this Purchase Agreement nor the
        consummation of the transactions contemplated hereby is prohibited by, or
        requires Purchaser to obtain any consent, authorization, approval or
        registration under any law, statute, rule, regulation, judgment, order, writ,
        injunction or decree which is binding upon Purchaser.

      

      4. Brokers.
        Each
        party represents to the other that this Purchase Agreement was not brought
        about
        by a broker. Purchaser shall indemnify, defend and hold harmless Seller against
        all claims, liabilities, costs, damages and expenses of any nature arising
        out
        of any claim, demand or liability to or asserted by any broker, agent or
        finder,
        licensed or otherwise, claiming to have acted on behalf of or to have dealt
        with
        Purchaser in connection with the transactions contemplated by this Purchase
        Agreement. Seller shall indemnify, defend and hold harmless Purchaser against
        all claims, liabilities, costs, damages and expenses of any nature arising
        out
        of any claim, demand or liability to or asserted by any broker, agent or
        finder,
        licensed or otherwise, claiming to have acted on behalf of or to have dealt
        with
        Seller in connection with the transactions contemplated by this Purchase
        Agreement. The provisions of this Section 4 shall survive the
        Closing.

      

      5. Remedies
        for Breach.

      

      (a) Breach.

      

      (i) If
        for
        any reason Seller or Purchaser materially breaches any representation, warranty
        or agreement under this Purchase Agreement, then either party shall be entitled
        to terminate this Purchase Agreement upon notice to the other party, and
        upon
        such termination, neither party shall thereafter have any further obligations
        under this Purchase Agreement. In addition, Seller and Purchaser shall be
        entitled to indemnification as provided in section 14 hereof

       

                (ii) If
        for
        any reason Seller or Purchaser materially breaches any representation, warranty,
        covenant or agreement under this Purchase Agreement, then, either party to
        this
Purchase
        Agreement
        may
        avail itself of any legal or equitable rights (including, without limitation,
        the right of specific performance and/or money damages) which either party
        may
        have at law or in equity or under this Purchase Agreement.

      

      (b) Survival
        of Representations and Warranties.
        Seller's and Purchaser’s representations, warranties, covenants and agreements
        contained herein of this Purchase Agreement shall survive the Closing for
        a
        period (the "Survival
        Period")
        ending
        on the date that is
        12 months
        following the Closing.
        

      

      6. Governing
        Law.
        This
        Purchase Agreement shall be governed by and construed in accordance with
        the
        laws of the State of California without regard to conflict of law
        principles.

      

      7. Notices.
        All
        communications among the parties or notices in connection with this Purchase
        Agreement shall be in writing, hand-delivered or sent postage or shipping
        prepaid by certified mail, return receipt requested, or by reputable overnight
        courier, addressed to each party as follows:

      

      To
        Seller:   Heritage
        Bank of Commerce

      Attention:
        Mr. Ray Parker, Executive Vice President

      150
        Almaden Boulevard

      San
        Jose,
        CA 95113

      

      and

      

      To
        Purchaser:  County
        Bank

      Attn:
        Ed
        Rocha, President and COO

      550
        W.
        Main Street

      P.O.
        Box
        351

      Merced,
        California 95341

      

      All
        such
        communications and notices shall be effective upon receipt.

      

      8. Time.
        Time is
        of the essence for all provisions of this Purchase Agreement.

      

      9. Interpretation.
        The
        headings of the various sections of this Purchase Agreement are for convenience
        of reference only and shall not affect the meaning or construction of any
        provisions hereof.

      

      10. Counterparts.
        This
        Purchase Agreement may be executed in one or more counterparts, each of which
        shall be an original but all of which, taken together, shall constitute one
        and
        the same instrument.

      

      11. Successors
        and Assigns.
        This
        Purchase Agreement, including, without limitation, the representations,
        warranties and covenants contained herein, shall be binding upon and inure
        to
        the benefit of and be enforceable by the parties hereto and their respective
        successors and assigns.

      

      12. Costs
        and Expenses.
        Except
        as otherwise set forth herein, each party shall be solely responsible for
        their
        own costs and expenses (including legal expenses) incurred with respect to
        this
        Purchase Agreement and the transactions contemplated hereby.

      

      13. Entire
        Agreement.
        This
        Purchase Agreement (together with the Exhibits annexed hereto) sets forth
        the
        entire agreement and understanding of the parties hereto with respect to
        the
        subject matter hereof, and supersedes all prior agreements and understandings
        between the parties hereto with respect to the transactions contemplated
        hereby.

      

      14. Indemnification;
        Hold Harmless.
        

              

                  (a) Seller
        and Purchaser hereby agree to indemnify, defend and hold each other harmless
        from and against any and all claims, causes of action, loss, cost or damage,
        or
        any nature including, without limitation, reasonable attorneys’ fees and
        expenses (i) arising out of any act, error or omission, or alleged act, error
        or
        omission, of Seller or Purchaser or any employee, agent or representative
        authorized to act and acting, or failing to act, on Seller’s or Purchaser’s
        behalf with respect to the Loans or the collateral or any Loan Document
        occurring prior to the Closing;
        (ii)
        arising out of Seller’s or Purchaser’s willful failure to perform any of its
        obligations hereunder;
        or
        (iii)
        arising out of any falsity, incorrectness or incompleteness in any material
        respect of any representation or warranty made by Seller or Purchaser herein
        or
        otherwise in connection with this transaction.

       

      15. Conflicts.
        If and
        to the extent there exists any conflict between the terms of the Exhibits
        and
        the terms of this Purchase Agreement, the terms of this Purchase Agreement
        shall
        govern.

      

      IN
        WITNESS WHEREOF, the undersigned have duly executed this Purchase Agreement
        as
        of the date first above written.

      

      SELLER:

      

      HERITAGE
        BANK OF COMMERCE

      

      By:____________________________

      Name:

      Title:

                                      

                                      PURCHASER:

      

      COUNTY
        BANK

      

      ________________________________

      

      By:______________________________

      Name:

      Title:Filed by Automated Filing Services Inc. (604) 609-0244 - Quantex Capital Corporation - Exhibit10.7

Page 1

STANDARD FORM - NET LEASE

THIS LEASE AGREEMENT dated the
1st day of November, 2004.

BETWEEN:

BERG HOLDINGS LTD., a
body corporate duly incorporated pursuant to Laws of the Province of British
Columbia, having its head office at 7742 Jensen Place, Burnaby, BC, V5A 2A8;

(hereinafter referred to as the
"Landlord")

     OF THE FIRST PART 

AND:

SAMLEX AMERICA INC.,
a body corporate duly incorporated pursuant to the laws of the Province of
British Columbia, having its head office at #110 – 17 Fawcett Road, Coquitlam,
BC, V3K 6V2;

(hereinafter referred to as the
"Tenant");

OF THE SECOND PART

	PREMISES: 	#109 – 17 Fawcett Road, Coquitlam, BC, V3K 6V2;
      and 
	  	#110 – 17 Fawcett Road, Coquitlam, BC, V3K 6V2
    

WITNESSETH THAT:

ARTICLE 1. 
DEFINITIONS

            
In this Lease the following expressions shall have the following meanings:

	1.1 	
      "Additional Rent" means all sums of money to be paid by
      the Tenant whether to the Landlord or otherwise pursuant to this Lease
      save and except Annual Rent;

	 	 
	1.2 	
      "Annual Rent" means the annual rent reserved hereunder
      payable by the Tenant as set forth in Article 5.1a;

	 	 
	1.3 	
      "Buildings" means those certain buildings and those
      certain areas and improvements and amenities located on the Land as
      described in Article 1.6 and having the municipal addresses of #109 – 17
      Fawcett Road, Coquitlam, BC, V3K 6V2 AND #110 – 17 Fawcett Road,
      Coquitlam, BC, V3K 6V2

	 	 
	1.4 	
      "Commencement Date of the Term" means the date the Lease
      commences as set forth in Article 3.1;

	 	 
	1.5 	 "Insured Damage" means that part of any damage
        occurring to any portion of the Leased Premises for "Insured Damage"
        means that part of any damage occurring to any portion of the Leased Premises
        for 

Page 2

which the Landlord is responsible of
  which the entire cost of repair is actually recoverable by the Landlord under
  a policy of insurance in respect of fire and other perils from time to time
  effected by the Landlord or, if and to the extent that the Landlord has not
  insured and is deemed to be a co-insurer or self-insurer pursuant to Article
  13.1, would have been recoverable had the Landlord effected insurance in respect
  of perils and to amounts and on terms for which it is deemed to be insured;

	1.6 	
      "Land" means the parcels or tracts of land described in
      Schedule "B";

	 	 	 
	1.7 	
      "Leased Premises" means 5,014 square feet aggregating
      approximately two thousand two hundred fifty one (2,251) square feet of
      Rentable Area for #109 – 17 Fawcett Road and approximately two thousand
      seven hundred sixty three (2,763 ) square feet of Rentable Area for #110 –
      17 Fawcett Road as shown outlined in yellow on the plan(s) attached as
      Schedule "A" hereto;

	 	 	 
	1.8 	
      "Leasehold Improvements" means all fixtures,
      improvements, installations, alterations and additions from time to time
      made, erected or installed in the Leased Premises and by other tenants in
      other premises (including the Landlord) with the exception of trade
      fixtures and furniture and equipment not of the nature of fixtures, but
      includes all partitions however fixed (including moveable partitions) and
      includes all wall to wall carpeting with the exception of such carpeting
      where laid over vinyl tile or other finished floor and installed so as to
      be readily removable without damage;

	 	 	 
	1.9 	
      "Market Rent for the Leased Premises" means the current
      market rental value of premises similar to the Leased Premises including
      similar leasehold improvements in buildings of similar age and class in
      the geographic area in which the Building is located as between persons
      dealing at arm's length;

	 	 	 
	1.10 	
      "Operating Cost" means the total of all expenses,
      calculated in accordance with generally accepted accounting principles,
      without duplication, incurred in the complete maintenance and operation of
      the Building and the Land, whether incurred by or on behalf of any owner
      or owners of parts of or interests in the Building and the Land with whom
      the Landlord may from time to time have agreements for the pooling or
      sharing of costs or by or on behalf of tenants of space in the Building
      with whom the Landlord may from time to time have agreement whereby in
      respect of their premises such tenants perform any cleaning, maintenance
      or other work or services usually performed by the Landlord, and which
      expenses if directly incurred by the Landlord would have been included in
      Operating Cost. Operating Cost (without limiting the generality of the
      foregoing) shall:

	 	 	 
		a. 	
      Include Landscaping maintenance, strata fees, repairs and
      maintenance, snow removal and property taxes;

	 	 	 
		b. 	
      Exclude, Capital Tax (except Goods and Services Tax),
      debt service, depreciation, expenses properly chargeable to capital
      account (except capital expenditures that are made by the Landlord with
      the intention of reducing Operating Costs, increasing safety or improving
      the maintenance and operation of the Land and Building), costs determined
      by the Landlord from time to time to be fairly allocable to the correction
      of construction faults or initial maladjustments in operating equipment,
      any structural repairs (including the roof and the roof membrane) and all
      management costs not allocable to the actual maintenance and operation of
      the Building (such as in connection with leasing and rental
      advertising).

	 	 	 
			 In computing Operating Costs there shall be credited
        as a deduction the amounts of proceeds of insurance relating to Insured
        Damage and other damage actually recovered by the Landlord 

Page 3

(or if the Landlord is deemed to self-insure,
  a corresponding application of reserves) applicable to such damage, recovery
  of electricity and light bulb and tube and ballast replacement, in each case
  to the extent that the cost thereof was included therein. Any report of the
  Landlord's auditor or other licensed public accountant appointed by the Landlord
  for the purpose shall be conclusive as to the amount of Operating Costs or any
  period to which such report relates;

	1.11 	
      "Operating Costs" in any fiscal period means an amount
      equal to the aggregate of all Operating Costs for such fiscal
    period;

	 	 
	1.12 	
      "Rent" means the Annual Rent;

	 	 
	1.13 	
      "Rentable Area" shall include all area within the outside
      walls and shall be computed by measuring to the inside surface of the
      glass of the outer Building walls without deduction for columns and
      projections necessary to the Building;

	 	 
	1.14 	
      "Taxes" means all taxes, rates, duties, levies and
      assessments whatsoever, whether municipal, parliamentary or otherwise,
      levied, imposed or assessed against the Building and the Land or upon the
      Landlord in respect thereof or from time to time levied, imposed or
      assessed in the future in lieu thereof, including those levied, imposed or
      assessed for education, schools and local improvements, and including all
      costs and expenses (including legal and other professional fees and
      interest and penalties on deferred payments) incurred by the Landlord in
      good faith in contesting, resisting or appealing any taxes, rates, duties,
      levies or assessments, but excluding taxes and license fees in respect of
      any business carried on by tenants and occupants of the Building
      (including the Landlord) and income or profits taxes upon the income of
      the Landlord to the extent such taxes are not levied in lieu of taxes,
      rates, duties, levies and assessments against the Building or the Land or
      upon the Landlord in respect thereof and shall also include any and all
      taxes which may in future be levied in lieu of taxes as hereinbefore
      defined;

	 	 
	1.15 	
      "Tax Cost" for any calendar year means an amount equal to
      the aggregate, without duplication, of all Taxes for such calendar
      year;

	 	 
	1.16 	
      "Tenant's Share" means the fraction, the numerator of
      which is the Rentable Area of the Leased Premises and the denominator of
      which is the Total Rentable Area; and

	 	 
	1.17 	
      "Term" means the term of this Lease set forth in Article
      3.1 and any renewal or extension thereof and any period of permitted over
      holding.

ARTICLE 2. 
PREMISES

2.1                     
Premises In consideration of the rents, covenants and agreements
hereinafter reserved and contained on the part of the Tenant to be paid,
observed and performed, the Landlord hereby demises and leases the Leased
Premises to the Tenant.

ARTICLE 3. 

  TERM

Page 4

3.1                     
  Term To have and to hold the Leased Premises for the term of Seven (7)
  years commencing on the 1st day of December 1, 2004 and to be fully completed
  and ended on the 1st day of November 30, 2009.

3.2                     
  Option to Renew Provided that the Tenant is not in default of any of
  its obligations hereunder then it shall have the right to extend the term of
  the Lease for one additional period of five (5) years (hereinafter referred
  to as the "Renewal Term"). The rental during the Renewal Term shall be determined
  by the parties not less than six (6) months before the expiration of the current
  term and shall be the market value rent which the Landlord could obtain on the
  open market for the Leased Premises for the same term on a vacant possession
  basis but as improved with the Tenant's permanent leasehold improvements and
  as if the terms were the same as the terms of the original Lease, but for the
  new expiry date and excluding the fixturing period and any other inducement
  offered to the Tenant and there will be no further right of renewal. If the
  parties are unable to agree on the amount of such rent six (6) months prior
  to the expiration of the current term then the issue shall be referred to a
  single arbitrator whose decision shall be subject to a right of appeal, all
  in accordance with the provisions of the Commercial Arbitration Act, R.S.B.C.,
  C. 55. All other terms and conditions of this Lease shall apply during the extended
  term except as specifically set forth hereinbefore. Provided that, in no event
  shall the Annual Rent for the Renewal Term be less than the Annual Rent payable
  in the last year of the preceding term. This right shall be exercised by the
  Tenant delivering a written notice to the Landlord of its intention to extend
  at least nine (9) months prior to the expiration of the initial term. In the
  event the Tenant fails to give such notice to the Landlord as herein provided,
  this Lease shall automatically terminate at the end of the current term. In
  the event of the renewal of this Lease, any reference herein to the Term shall
  be deemed to include the Renewal Term.

ARTICLE 4.
LANDLORD'S WORK AND TENANT'S
IMPROVEMENTS

4.1                    
Tenant's Improvements With the exception of the Landlord's Work, the
Leased Premises are leased "as is" and any Tenant's Improvements shall be
subject to the Tenant submitting a complete set of architectural drawings,
including mechanical, electrical and structural to the local Municipal authority
for their approval and issuance of a permit. The Tenant shall also submit a
complete set of drawings, including architectural, mechanical, electrical and
structural to the Landlord for the Landlord's approval and to the Landlord's
mechanical, electrical, and structural consultants and architects for their
approval, at the Tenant's cost. The Landlord shall provide a response to the
Tenant within fifteen (15) days from the date the respective drawings were
submitted to the respective consultants for their review. Such specifications
are not to be unreasonable and shall conform with the remainder of the building
and all work on the Tenant's Improvements shall be in compliance with the
specifications submitted to the Landlord. All mechanical plumbing and coring
required by the Tenant's design, will be at the cost of the Tenant.

ARTICLE 5. 
RENT

5.1                    
Rent Yielding and paying therefor unto the Landlord, at the office of the
Landlord's building manager, or at such other place as the Landlord may direct
in writing, during the Term in lawful money of Canada without any setoff,
compensation or deduction whatsoever on the days and at the time hereinafter
specified, Rent which shall include the aggregate of the sums specified in
clauses a. and b. below:

	 		 Annual Rent

Page 5

	 	a. 	 #109– 17 Fawcett Road, Coquitlam, BC, V3K 6V2:
        The Annual Rent of eighteen thousand eight Dollars ($18,008.00) per annum
        payable in equal consecutive monthly installments of one thousand five
        hundred Dollars and sixty seven Cents ($1,500.67) in advance on the first
        day of each and every month during the Term;

#110 – 17 Fawcett Road, Coquitlam, BC,
V3K 6V2: The Annual Rent of twenty two thousand one hundred four Dollars
($22,104.00) per annum payable in equal consecutive monthly installments of one
thousand eight hundred forty two Dollars ($1,842.00) in advance on the first day
of each and every month during the Term;

Additional Rent

	 	b. 	
      Together with the aggregate of the following:

	 	 	 	 
	 		i. 	
      The Tenant's Share of Tax Cost, and

	 	 	 	 
	 		ii. 	
      The Tenant's Share of Operating
Cost.

	5.2 	  
	Payment of Rent The Rent provided for in this Article 5 shall be
      paid by the Tenant as follows:
	 	 	 
		a. 	 The Annual Rent shall be paid in equal consecutive monthly
        installments in advance of the first day of each and every month during
        the Term. The first monthly installment of the Annual Rent shall be paid
        by the Tenant on the Commencement Date of the Term. Where the Commencement
        Date of the Term is the first day of a month, such installment shall be
        in respect of such month; where the Commencement Date of the Term is not
        on the first day of a calendar month, the Annual Rent for the period from
        the Commencement Date of the Term at the first day of the next ensuing
        calendar month shall be pro-rated on a per diem basis and paid on the
        first day of such month and the installment of the Annual Rent paid upon
        the Commencement Date of the Term shall be in respect of the Annual Rent
        for the first full calendar month of the Term; thereafter in either case
        subsequent monthly installments shall each be in advance on the first
        day of each ensuing calendar month during the Term.

	 	 	 
			 Additional Rent Payments

	 	 	 
		b. 	 The amount of Additional Rent pursuant to Article 5.1b
        which the Tenant is to pay shall be estimated by the Landlord for such
        period as the Landlord may determine. The Tenant agrees to pay to the
        Landlord such amount in monthly installments in advance during such period
        on the dates and at the times for payment of the Annual Rent provided
        for in this Lease. As soon as reasonably possible after the end of the
        period for which such estimated payments have been made, the Tenant shall
        be advised of the actual amount required to be paid as Additional Rent
        pursuant to Article 5.1c and if necessary, an adjustment shall thereupon
        be made between the parties. The Additional Rent for the first year of
        the term is currently estimated at three Dollars ($3.00) per square foot.

	 	 	 
			 Basis of Determining Rent

Page 6

		c. 	 The Tenant acknowledges that the Annual Rent is calculated
        on the basis of the Rentable Area of the Leased Premises being approximately
        5,014 square feet at a rate of eight Dollars ($8.00) for each square foot
        of Rentable Area. The Tenant agrees that the Landlord may adjust the Annual
        Rent in the event that the Rentable Area of the Leased Premises is found
        to be different than the Rentable Area stated above.

	5.3 	
      Rent for Irregular Periods All Rent reserved
      herein shall be deemed to accrue from day to day, and if for any reason it
      shall become necessary to calculate Rent for irregular periods of less
      than One (1) year an appropriate pro-rata adjustment shall be made on a
      daily basis in order to compute Rent for such irregular
  period.

ARTICLE 6. 

  TENANT'S COVENANTS

6.1                    Tenant's
  Covenants The Tenant covenants with the Landlord as follows:

6.2                     Rent
  To pay the Annual Rent and Additional Rent on the days and in the manner
  provided herein.

6.3                     Permitted
  Use To use the Leased Premises only for the purpose of a an office and warehouse
  and not to use or permit to be used the Leased Premises or any part thereof
  for any other purpose or business without the prior written consent of the Landlord.

6.4                   
 Waste and Nuisance Not to commit or permit any waste or injury to
the Leased Premises including the Leasehold Improvements and trade fixtures
therein, any overloading of the floors thereof, any nuisance therein or any use
or manner of use causing annoyance to other tenants and occupants of the
Building.

6.5                    
Insurance Risks Not to do, omit to do or permit to be done or omit to be
done upon the Leased Premises anything which would cause the Landlord's cost of
insurance to be increased (and, without waiving the foregoing prohibition, the
Landlord may demand and the Tenant shall pay to the Landlord upon demand the
amount of such increase of cost caused by anything so done or omitted to be
done) or which shall cause any policy of insurance to be subject to
cancellation.

6.6                    
Condition Not to permit the Leased Premises to become untidy, unsightly
or hazardous or permit unreasonable quantities of waste or refuse to accumulate
therein.

6.7                    
By-Laws To comply at its own expense with all municipal, federal,
provincial, sanitary, fire and safety laws, by-laws, regulations and
requirements pertaining to the operation and use of the Leased Premises, the
condition of the Leasehold Improvements, trade fixtures, furniture and equipment
installed therein and the making by the Tenant of any repairs, changes or
improvements therein.

6.8                    
Fire Exit Doors To permit the installation by the Landlord at the cost of
the Tenant of any door in any wall of the Leased Premises necessary to comply
with the requirements of any statute, law, by-law, ordinance, order or
regulation referred to in Article 6.7.

6.9                    
  Rules and Regulations To observe and to cause its employees, invitees
  and others over whom the Tenant can reasonably be expected to exercise control
  to observe the Rules and Regulations attached as 

Page 7

Schedule "C" hereto, and such further and other reasonable rules
  and regulations and amendments and changes therein as may hereafter be made
  by the Landlord of which notice in writing shall be given to the Tenant and
  all such rules and regulations shall be deemed to be incorporated into and form
  part of this Lease.

6.10                  
  Over holding That if the Tenant shall continue to occupy the Leased Premises
  after the expiration of this Lease without any further written agreement and
  without objection by the Landlord, the Tenant shall be a monthly tenant at a
  monthly rent equal to the monthly rent payable by the Tenant as set forth in
  Article 5 hereof during the last month of the Term and (except as to length
  of tenancy) on and subject to the provisions and conditions herein set out.

6.11           
         Signs and Directory Not
to paint, display, inscribe, place or affix any sign, symbol, notice or
lettering of any kind anywhere outside the Leased Premises (whether on the
outside or inside of the Building) or within the Leased Premises so as to be
visible from the outside of the Leased Premises.

6.12         
           Inspection and
Access To permit the Landlord at any time and from time to time to enter and
to have its authorized agents, employees and contractors enter the Leased
Premises for the purpose of inspection, window cleaning, maintenance, making
repairs, alterations or improvements to the Leased Premises or the Building, or
to have access to utilities and services (including any underfloor heater ducts
and access panels which the Tenant agrees not to obstruct) or to determine the
electric light and power consumption by the Tenant in the Leased Premises and
the Tenant shall provide free and unimpeded access for the purpose, and shall
not be entitled to compensation for any inconvenience, nuisance or discomfort
caused thereby, but the Landlord in exercising its rights hereunder shall
provide notice, to the extent reasonably possible, so as to minimize
interference with the Tenant's use and enjoyment of the Leased Premises and
shall, where possible, restrict inspections to Normal Business Hours.

ARTICLE 7. 
LANDLORD'S COVENANTS

7.1         
            Landlord's
Covenants The Landlord covenants with the Tenant as follows:

7.2       
            
Quiet Enjoyment The Landlord for itself, its successors and assigns,
hereby covenants with the Tenant, its successors and assigns that it and they,
paying the rent hereby reserved, and performing the covenants on its and their
part contained, shall and may peaceably possess and enjoy the Leased Premises
for the Term hereby granted, without any interruption or disturbance from the
Landlord, its successors or assigns, or any other person or persons lawfully
claiming, by from, through, or under it, them, or any of them.

7.3                    
Interior Climate Control To provide to the Leased Premises, ready for
distribution by the Tenant, systems for heating and cooling, filtering and
circulating air and processed air in such quantities, at such temperatures and
capacities as shall maintain in the Leased Premises and Common Areas conditions
of reasonable temperature and comfort in accordance with good standards of
interior climate control.

7.4                    
  Entrances, Lobbies, etc To permit the Tenant and its employees and invitees
  during Normal Business Hours in common with others entitled thereto to use the
  common entrances, lobbies, stairways and corridors of the Building giving access
  to the Leased Premises (subject to the Rules and Regulations referred to in
  Article 6.9 and such other reasonable limitations as the Landlord may from time
  to time impose).

Page 8

7.5                    
  Parking The Landlord acknowledges that the Tenant, their staff and the
  customers and patients of the Tenant shall have the right to occupy the common
  parking stalls on the Land in accordance with rules and regulations made by
  the Landlord for such purpose.

ARTICLE 8.

  REPAIR AND DAMAGE AND DESTRUCTION

8.1                    
  Landlord's Repairs The Landlord covenants with the Tenant:

	 	a. 	
      Subject to Article 8.3b, to keep in a good and reasonable
      state of repair, and consistent with the general standards of commercial
      buildings in the city in which the Building is located:

	 	 	 	 
	 		i. 	
      The Building (other than the Leased Premises) including
      the foundation, roof, exterior walls including glass portions
    thereof;

	 	 	 	 
	 		ii. 	
      The structural members or elements of the Leased
      Premises; and

	 	 	 	 
	 		iii. 	
      To repair defects in construction performed or
      installations made by the Landlord in the Leased Premises and Insured
      Damage.

8.2                     Tenant's
Repairs The Tenant covenants with the Landlord:

	 	a. 	
      To keep in a good and reasonable state of repair and
      consistent with the general standards of commercial buildings in the city
      in which the Building is located, but subject to Article 8.3b the Leased
      Premises including all Leasehold Improvements and all trade fixtures
      therein and all glass therein including glass portions of exterior walls
      thereof, but with the exception of structural members or elements of the
      Leased Premises and defects in construction performed or installations
      made by the Landlord and Insured Damage therein;

	 	 	 
	 	b. 	
      That the Landlord may enter and view the state of repair,
      and that the Tenant will repair according to notice in writing, and that
      the Tenant will leave the Leased Premises in a good and reasonable state
      of repair, subject always to the exceptions referred to in Article 8.2a;
      and

	 	 	 
	 	c. 	
      That if any part of the Building including the systems
      for interior climate control and for the provision of utilities becomes
      out of repair, damaged or destroyed through the negligence or misuse of
      the Tenant or its employees, invitees or others over which the Tenant can
      reasonably be expected to exercise control, the expense of repairs or
      replacements thereto necessitated thereby shall be reimbursed to the
      Landlord promptly upon demand.

	 	 	 
	 	d. 	
      that if any part of the service areas of the building
      become damaged as a result of the Tenant's leasehold improvements or any
      other work performed by the Tenant or the Tenant's employees, trades or
      subtrades, the expense of the necessary repairs or replacements shall be
      reimbursed to the Landlord upon demand.

8.3                    
Abatement and Termination It is agreed between the Landlord and Tenant
that:

	 	a. 	
      In the event of damage to the Leased Premises or to the
        Building and if the damage is such that the Leased Premises or any substantial
        part thereof are rendered not reasonably capable of use and occupancy
        by the Tenant for the purposes of its business for any period of time
        in excess of ten (10) days, then: 

Page 9

	 		i 	 Unless the damage was caused by the fault or negligence
        of the Tenant or its employees, invitees or others under its control,
        from and after the date of occurrence of the damage and until the Leased
        Premises are again reasonably capable of use and occupancy as aforesaid,
        Rent shall abate from time to time in proportion to the part or parts
        of the Leased Premises not reasonably capable of use and occupancy; and

	 		ii 	 Unless this Lease is terminated as hereinafter provided,
        the Landlord or the Tenant, as the case may be (according to the nature
        of the damage and their respective obligations to repair as provided in
        Articles 8.1 and 8.2 hereof) shall repair such damage with all reasonable
        diligence, but to the extent that any part of the Leased Premises is not
        reasonably capable of such use and occupancy by reason of damage which
        the Tenant is obligated to repair hereunder, any abatement of Rent to
        which the Tenant is otherwise entitled hereunder shall not extend later
        than the time by which, in the reasonable opinion of the Landlord, repairs
        by the Tenant ought to have been completed with reasonable diligence;
        and

	 	 	 	 
	 	b 	 if either:

	 	 	 	 
	 		i 	 The Leased Premises; or

	 	 	 	 
	 		ii 	 Premises whether of the Tenant of other tenants of the
        Building comprising in the aggregate half or more of the Rentable Area
        of the Building;

	 	 	 	 
	 		 are substantially damaged or destroyed by
        any cause to the extent such that in the reasonable opinion of the Landlord
        they cannot be repaired or rebuilt within two hundred forty (240) days
        after the occurrence of the damage or destruction, the Landlord may at
        its option, exercisable by written notice to the tenant given thirty (30)
        days after the occurrence of such damage or destruction, terminate this
        Lease, in which event neither the Landlord nor the Tenant shall be bound
        to repair as provided in Articles 8.1 and 8.2 hereof, and the Tenant shall
        instead deliver up possession of the Leased Premises to the Landlord with
        reasonable expedition but in any event within sixty (60) days after the
        delivery of such notice of termination, and Rent shall be apportioned
        and paid to the date upon which possession is so delivered up (but subject
        to any abatement to which the Tenant may be entitled under Article 8.3a
        by reason of the Leased Premises having been rendered in whole or in part
        not reasonably capable of use and occupancy), but otherwise the Landlord
        or the Tenant as the case may be (according to the nature of the damage
        and their respective obligations to repair as provided in Articles 8.1
        and 8.2) shall repair such damage with such reasonable diligence.

ARTICLE 9.
TAXES AND OPERATING COSTS

9.1                    
Landlord's Tax Obligations The Landlord covenants with the Tenant subject
to the provisions of Article 9.2, to pay to the taxing authority or authorities
having jurisdiction, all taxes.

9.2                    
Tenant's Tax obligations The Tenant covenants with the Landlord:

Page 10

	 	a 	 To pay when due, all taxes, business taxes, business
        licence fees, and other taxes, rates, duties or charges levied, imposed
        or assessed by lawful authority in respect of the use and occupancy of
        the Leased Premises by the Tenant, the business or businesses carried
        on therein, or the equipment, machinery or fixtures brought therein by
        or belonging to the Tenant, or to anyone occupying the Leased Premises
        with the Tenant's consent, or from time to time levied, imposed or assessed
        in the future in lieu thereof, and to pay to the Landlord upon demand
        the portion of any tax, rate, duty or charge levied or assessed upon the
        Land and Building that is attributable to any equipment, machinery or
        fixtures on the Leased Premises which are not the property of the Landlord,
        or which may be removed by the Tenant;

	 	b 	
      To pay promptly to the Landlord when demanded or
      otherwise due hereunder all Taxes in respect of all Leasehold Improvements
      in the Leased Premises;

	 	 	 
	 	c 	
      To pay to the Landlord in the manner specified in Article
      5.2b the Tenant's Share of the Tax Cost.

9.3                    
Tenant's Tax Cost After the commencement of the Term of this Lease and
prior to the commencement of each calendar year thereafter which commences
during the term the Landlord may estimate the Tax Cost for the ensuing calendar
year or (if applicable) broken portion thereof, as the case may be, to become
payable under Article 9.2, and notify the Tenant in writing of such estimate.
When the Tax Cost for the calendar year or broken portion of the calendar year
in question becomes finally determined the Landlord shall recalculate the same.
If the Tenant has overpaid the Tenant's Share of Tax Cost, the Landlord shall
refund any excess paid but if any balance remains unpaid, the Landlord shall fix
monthly instalments for the then remaining balance of such calendar year or
broken portion thereof such that, after giving credit for instalments paid by
the Tenant hereunder on the basis of such estimate, the Tenant's Share of the
Tax Cost will have been entirely paid during such calendar year or broken
portion thereof. If for any reason the Tax Cost is not finally determined within
such calendar or broken portion thereof, the parties shall make the appropriate
readjustment when such Tax Cost becomes finally determined.

9.4                    
Postponement, etc. of Taxes The Landlord may postpone payment of any
Taxes payable by it pursuant to Article 9.1 and the Tenant may postpone payment
of any Taxes, rates, duties, levies and assessments payable by it under Articles
9.2a and 9.2b, in each case to the extent permitted by law and if prosecuting in
good faith any appeal against the imposition thereof and provided in the case of
a postponement by the Tenant that if the Building or any part thereof or the
Landlord shall become liable to assessment, prosecution, fine or other liability
on the Tenant shall have given security in a form and of an amount satisfactory
to the Landlord in respect of such liability and such undertakings as the
Landlord may reasonably require to ensure payment hereof.

9.5                    
  Operating Cost During the Term of the Lease, the Tenant shall pay to
  the Landlord in the manner set forth in this Article the Tenant's Particular
  Share of the Operating Cost. Prior to the commencement of the Term of this Lease
  and the commencement of each fiscal period selected by the Landlord thereafter
  which commences during the Term, the Landlord shall estimate the amount of Operating
  Cost for the ensuing fiscal period or (if applicable) broken portion thereof,
  as the case may be, and notify the Tenant in writing of such estimate. The Landlord
  may from time to time alter the fiscal period selected, in which case, and in
  the case where only a broken portion of a fiscal period is included within the
  Term, the 

Page 11

appropriate adjustment in monthly payments shall be made. From time
  to time during a fiscal period the Landlord may re-estimate the amount of Operating
  Cost in which event the Landlord shall notify the Tenant in writing of such
  re-estimate and fix monthly instalments for the then remaining balance of such
  fiscal period or broken portion thereof such that, after giving credit for instalments
  paid by the Tenant on the basis of the previous estimate or estimates, the Operating
  Cost will have been paid during such fiscal period or broken portion thereof.
  As soon as practicable after the expiration of each fiscal period, the Landlord
  shall make a final determination of Operating Cost for such fiscal period or
  (if applicable) broken portion thereof and notify the Tenant and the parties
  shall make the appropriate readjustment and any monies owing by or to one party
  by the other upon final determination shall be paid to the other within ten
  (10) days of the final determination. 

 

ARTICLE 10.
LICENSES, ASSIGNMENTS AND
SUBLETTINGS

10.1                  
Licenses, etc. The Tenant shall not suffer or permit any part of the
Leased Premises to be used or occupied by any persons other than the Tenant, by
subtenants permitted to under Article 11.2 and the employees of the Tenant and
any such permitted subtenant or suffer or permit any part of the Leased Premises
to be used or occupied by any licensee, franchisee or concessionaire, or suffer
or permit any persons to be upon the Leased Premises other than the Tenant, such
permitted subtenants and their respective employees, customers and others having
lawful business with them.

10.2                   Assignment
and Subletting The Tenant shall not assign this Lease or sublet the whole or
any part of the Leased Premises, unless (1) it shall have received or procured a
bonafide written offer to take an assignment or sublease which is not
inconsistent with, and the acceptance of which would not breach any provision of
this Lease if this Article is complied with and which the Tenant has determined
to accept subject to this Article being complied with, and (2) it shall have
first requested and obtained the consent in writing of the Landlord thereto,
which consent shall not be unreasonably refused. Any request for such consent
shall be in writing and accompanied by a true copy of such offer, and the Tenant
shall furnish to the Landlord all information available to the Tenant and
requested by the Landlord as to the responsibility, reputation, financial
standing and business of the proposed assignee of subtenant. The Landlord shall
have thirty (30) days after receipt of such request for consent, to either
approve or disapprove of the proposed assignment or sublease. If the Landlord
consents to the Tenant's request to assign or sublet all or part thereof of the
Leased Premises, the Tenant shall assign or sublet, as the case may be, only
upon the terms set out in the offer submitted to the Landlord as aforesaid and
not otherwise. The Tenant further agrees that if the Landlord consents to any
such assignment or subletting, the Tenant shall be responsible for and shall
hold the Landlord harmless from any and all capital costs for Leasehold
Improvements and all other expenses, costs and charges in respect to or arising
out of any such assignment or subletting. Notwithstanding any such consent being
given by the Landlord and such assignment or subletting being effected, the
Tenant hereunder shall remain bound to the Landlord for the fulfilment of all
the terms, covenants, conditions and agreements herein contained.

10.3                   Conditions
of Consent The Landlord may require as a condition of its consent that the
proposed assignee or subtenant agree with the Landlord to observe and perform
all the obligations of the Tenant under this Lease and the Tenant agrees with
the Landlord that:

	 	a 	
      In the case of an assignment, if the Tenant is to receive
      from any assignee, either directly or indirectly, consideration in any
      form whatsoever for the assignment of this Lease, the Tenant shall
      forthwith pay an amount equal to such consideration to the Landlord;
      and

Page 12

10.4                  
  Change in Control of Tenant

	 	a 	 If the Tenant is a private corporation and if by the
        sale or other disposition, bequest or operation of law of its shares or
        securities the control or the beneficial ownership of such corporation
        is changed at any time during the Term of this Lease, such change shall
        not be deemed to be an assignment of the Lease within the meaning of Article
        11.2;

	 	 	 
	 	b 	 If the Tenant is a partnership and, if at any time during
        the Term of this Lease, any person who at the time of the execution of
        this Lease owns a partner's interest ceases to own such partner's interest
        or there is a material change in the ownership, in the opinion of the
        Landlord, in such partner's interest, such cessation or change of ownership
        shall constitute an assignment of this Lease for all purposes of this
        Article. If the Tenant is a partnership and if at any time during the
        Term of this Lease, there is a material change in the ownership, the change
        in ownership must first be approved by the Landlord, such approval not
        to be unreasonably withheld. The person or persons then retaining ownership
        shall remain bound by the terms and conditions of this Lease herein.

ARTICLE 11.
FIXTURES AND IMPROVEMENTS

11.1                  
Installation of Fixtures and Improvements The Tenant will not make,
erect, install or alter any Leasehold Improvements or trade fixtures in the
Leased Premises without having requested and obtained the Landlord's prior
written approval, which the Landlord shall not unreasonably withhold. In making,
erecting, installing or altering any Leasehold Improvements or trade fixtures
the Tenant shall comply with the tenant construction guidelines as established
by the Landlord and shall obtain all required building and occupancy permits and
shall not alter or interfere with any installations which have been made by the
Landlord without the prior written approval of the Landlord, and in no event
shall alter or interfere with window coverings installed by the Landlord on
exterior windows. The Tenant's request for any approval hereunder shall be in
writing and accompanied by an adequate description of the contemplated work and,
where appropriate, working drawings and specifications thereof. Any out of
pocket expense incurred by the Landlord in connection with any such approval
shall be deemed incurred by way of Additional Service. All work to be performed
in the Leased Premises shall be performed by competent contractors and
subcontractors of whom the Landlord shall have approved (such approval not to be
unreasonably withheld, but provided that the Landlord may require that the
Landlord's contractors and subcontractors be engaged for any mechanical or
electrical work) and by workmen whose labour union affiliations are compatible
with those of workmen employed by the Landlord and its contractors and
subcontractors. All such work shall be subject to inspections by and the
reasonable supervision of the Landlord and shall be performed in accordance with
any reasonable conditions or regulations imposed by the Landlord and completed
in good and workmanlike manner in accordance with the description of the work
approved by the Landlord. The cost of all such work as described under this
heading is for the account of the tenant.

11.2                  
  Liens and Encumbrances on Fixtures and Improvements In connection with
  the making, erection, installation or alteration of Leasehold Improvements and
  trade fixtures and all other work or installations made by or for the Tenant
  in the Leased Premises the Tenant shall comply with all the provisions of the
  Builders Lien Act and other statutes from time to time applicable thereto (including
  any provision requiring or enabling the retention of portions of any sums payable
  by way of holdbacks) and except as to any such holdback shall promptly pay all
  accounts relating thereto. The Tenant shall not create any mortgage, 

Page 13

conditional sale agreement or other encumbrance in respect of
  its Leasehold Improvements or trade fixtures or permit any such mortgage, conditional
  sale or encumbrance in respect of its Leasehold Improvements or trade fixtures
  or permit any such mortgage, encumbrance in respect of its Leasehold Improvements
  or trade fixtures or permit any such mortgage, conditional sale agreement or
  other encumbrance to attach to the Leased Premises. If and when any builders'
  or other lien for work, labour, services or materials supplied to or for the
  Tenant or for the cost of which the Tenant may be in any way liable or claims
  therefor shall arise or be filed or any such mortgage, conditional sale agreement
  or other encumbrance shall attach, the Tenant shall within twenty (20) days
  after receipt of notice thereof procure the discharge thereof, including any
  certificate of action registered in respect of any lien, by payment or giving
  security or in such other manner as may be required or permitted by law, and
  failing which the Landlord may in addition to all other remedies hereunder avail
  itself of its remedy under Article 17.1 and may make any payments required to
  procure the discharge of any such liens or encumbrances, shall be entitled to
  be reimbursed by the Tenant as provided in Article17.2, and its right to reimbursement
  shall not be affected or impaired if the Tenant shall then or subsequently establish
  or claim that any lien or encumbrance so discharged was without merit or excessive
  or subject to any abatements, setoff or defence.

11.3                  
Removal of Fixtures and Improvements All Leasehold Improvements in or
upon the Leased Premises shall be immediately at the expiry of the term of this
Lease be and become the Landlord's property without compensation therefor to the
Tenant. Except to the extent otherwise expressly agreed by the Landlord in
writing, no Leasehold Improvements, trade fixtures, furniture or equipment shall
be removed by the Tenant from the Leased Premises either during or at the
expiration or sooner termination of the Term except that: (1) the Tenant may at
the end of the Term remove its trade fixtures; and (2) the Tenant shall at the
end of the Term remove such of the Leasehold Improvements and trade fixtures as
the Landlord shall require to be removed which shall include signage; and (3)
the Tenant shall remove its furniture and equipment at the end of the Term, and
also during the Term in the usual and normal course of its business where such
furniture or equipment has become excess for the Tenant's purposes or the Tenant
is substituting therefor new furniture and equipment. The Tenant shall, in the
case of every removal either during or at the end of the Term, immediately make
good any damage caused to the Leased Premises by the installation and
removal.

ARTICLE 12. 
INSURANCE AND LIABILITY

12.1                  
Landlord's Insurance The Landlord shall be deemed to have insured (for
which purpose it shall be a co-insurer, if and to the extent that it shall not
have insured) the Building and all improvements and installations made by the
Landlord in the Leased Premises, except to the extent hereinafter specified, in
respect of perils and to amounts and on terms and conditions which from time to
time are insurable at a reasonable premium and which are normally insured by
reasonably prudent owners of properties similar to the Building, as from time to
time determined at reasonable intervals (but which need not be determined more
often than annually and shall be determined not less often than every three
years) by insurance advisors selected by the Landlord, and whose written opinion
shall be conclusive. Upon the request of the Tenant from time to time the
Landlord will furnish a statement as to the perils in respect of which and the
amounts to which it has insured the Building, and the Tenant shall be entitled
at reasonable times upon reasonable notice to the Landlord to inspect copies of
the relevant portions of policies of insurance in effect and a copy of any
relevant opinions of the Landlord's insurance advisors. The Landlord shall
maintain such other insurance in such amounts and upon such terms as would
normally be carried by a prudent owner.

12.2                  
  Tenant's Insurance The Tenant shall take out and keep in force during
  the Term:

Page 14

	 	a 	 Comprehensive general liability (including bodily injury,
        death and property damage) insurance on an occurrence basis with respect
        to the business carried on, in or from the Leased Premises and the Tenant's
        use and occupancy thereof of not less than five Million Dollars ($5,000,000.00)
        which insurance shall include the Landlord as a named insured and shall
        protect the Landlord in respect of claims by the Tenant as if the Landlord
        were separately insured; and

	 	 	 
	 	b 	 Insurance in such amounts as may be reasonably required
        by the Landlord in respect of fire and such other perils, including sprinkler
        leakage as are from time to time defined in the usual extended coverage
        endorsement covering the Tenant's trade fixtures and the furniture and
        equipment of the Tenant and (except as to Insured Damage) all Leasehold
        Improvements of the Tenant, and which insurance shall include the Landlord
        as a named insured as the

Landlord's interest may appear with
respect to the insured Leasehold Improvements and provided that any proceeds
recoverable in the event of loss to Leasehold Improvements shall be payable to
the Landlord but the Landlord agrees to make available such proceeds toward the
repair or replacement of the insured property if this Lease is not terminated
pursuant to any other provision hereof;

and if the Landlord shall require the same from time to time
then also:

	 	c 	
      Tenant's fire legal liability insurance in an amount not
      less than the actual cash value of the Leased
Premises.

All insurance required to be maintained by the Tenant hereunder
shall be on terms and with insurers to which the Landlord has no reasonable
objection and shall provide that such insurers shall provide to the Landlord
thirty (30) days prior written notice of cancellation or material alteration of
such terms. The Tenant shall furnish to the Landlord certificates or other
evidence acceptable to the Landlord as to the insurance from time to time
required to be effected by the Tenant and its renewal or continuation in force.
If the Tenant shall fail to take out, renew and keep in force such insurance the
Landlord may do so as the agent of the Tenant and the Tenant shall repay to the
Landlord any amounts paid by the Landlord as premiums forthwith upon demand.

12.3                  
Limitation of Landlord's Liability The Tenant agrees that:

	 	a 	 The Landlord shall not be liable for any bodily
        injury or death of, or loss or damage to any property belonging to, the
        Tenant or its employees, invitees, or licensees or any other person in,
        on or about the Building unless resulting from the actual fault or negligence
        of the Landlord, but in no event shall the Landlord be liable;

	 	 	 	 
	 		i 	 For any damage other than Insured Damage which is caused
        by steam, water, rain or snow which may leak into, issue or flow from
        any part of the Building or from the pipes or plumbing works thereof or
        from any other place or quarter or for any damage caused by or attributable
        to the condition or arrangement of any electric or other wiring or for
        any damage caused by anything done or omitted by any other tenant;

	 	 	 	 
	 		ii 	 For any act or omission (including theft, malfeasance
        or negligence) on the part of any agent, contractor or person from time
        to time employed by it to perform janitor services, security services,
        supervision or any other work in or about the Leased Premises or the Building;
        or

Page 15

	 		iii 	 For loss or damage, however caused, to money, securities,
        negotiable instruments, papers or other valuables of the Tenant; and

12.4                  
  Limitation of Tenant's Liability The Landlord releases the Tenant from
  all claims or liabilities in respect of any damage which is Insured Damage,
  to the extent of the cost of repairing such damage.

12.5                  
  Indemnity of Landlord Except as provided in Article 13.4, the Tenant
  agrees to indemnify and save harmless the Landlord in respect of all claims
  for liability injury or death, property damage or other loss or damage arising
  from the conduct of any work by or any act or omission of the Tenant or any
  assignee, subtenant, agent, employee, contractor, invitee or licensee of the
  Tenant, and in respect of all costs, expenses and liabilities incurred by the
  Landlord in connection with or arising out of all such claims, including the
  expenses of any action or proceeding pertaining thereto, and in respect of any
  loss, costs, expense or damage suffered or incurred by the Landlord arising
  from any breach by the Tenant of any of its covenants and obligations under
  this Lease.

ARTICLE 13. 
HAZARDOUS SUBSTANCES

13.1

	 	a 	 The Tenant is responsible for and will indemnify
        the Landlord from and against any loss suffered by the Landlord resulting
        from the Tenant bringing any Hazardous Substances on to the Leased Premises,
        or permitting the escape of any Hazardous Substances on to the Leased
        Premises or into the environment from the Leased Premises.

	 	 	 	 	 
	 	b 	 For purposes of this Lease "Hazardous Substances"
        shall mean any substance which is hazardous to persons or property and
        includes, without limiting the generality of the foregoing:

	 	 	 	 	 
	 		i 	 radioactive materials;

	 	 	 	 	 
	 		ii 	 explosives;

	 	 	 	 	 
	 		iii 	 any substance that, if added to any water,
        would degrade or alter or form part of a process of degradation or alteration
        of the quality of that water to the extent that it is detrimental to its
        use by man or by any animal, fish or plant;

	 	 	 	 	 
	 		iv 	 any solid, liquid, gas or odour or combination
        of any of them that, if emitted into the air, would create or contribute
        to the creation of a condition of the air that:

	 	 	 	 	 
	 			(a) 	 endangers the health, safety or welfare of persons or
        the health of animal life;

	 			(b) 	 interferes with normal enjoyment of like or property;
        or

	 			(c) 	 causes damage to plant life or to property;

	 	 	 	 	 
	 		v 	 toxic substances; and

Page 16

	 		vi 	 substances declared to be hazardous or toxic
        under any law or regulation now or hereafter enacted or promulgated by
        any governmental authority having jurisdiction over the Landlord, the
        Tenant, the Leased Premises or the property of which the Leased Premises
        form a part.

ARTICLE 14.

  SUBORDINATION, ATTORNMENT, REGISTRATION AND CERTIFICATES

14.1                  
  Tenant's Covenants The Tenant agrees with the Landlord that:

14.1.1               
  Sale or Financing of Building The rights of the Landlord under this Lease
  may be mortgaged, charged, transferred or assigned to a purchaser or purchasers
  or to a mortgagee, or trustee for bond holders and in the event of a sale or
  default by the Landlord under any mortgage, trust deed or trust indenture and
  the purchaser, mortgagee or trustee, as the case may be, duly entering into
  possession of the Building or the Leased Premises, the Tenant agrees to attorn
  to and become the Tenant of such purchaser or purchasers, mortgagee or trustee
  under the terms of this Lease.

14.1.2              
 Subordination and Attornment This Lease and all rights of the
Tenant hereunder (if required by any mortgagee or the holder of any trust deeds
or trust indentures), shall be subject and subordinate to all mortgages, trust
deeds or trust indentures now or hereafter existing which may now or hereafter
affect the Building and to all renewals, modifications, consolidations,
replacements and extensions thereof; provided that the Tenant whenever required
by any mortgagee (including any trustee under a trust deed or trust indenture)
shall attorn to such mortgagee as the tenant upon all of the terms of this
Lease. The Tenant agrees to execute promptly whenever requested by the Landlord
or by such mortgagee an instrument of subordination or attornment, as the case
may be, as may be required of it, provided that the mortgagee shall agree in
writing not to disturb the Tenant's possession hereunder so long as it is
observing and performing the covenants and the conditions on its behalf
contained in this Lease.

14.1.3              
 Registration The Tenant agrees with the Landlord not to register
this Lease, provided that the Tenant at the request of the Landlord and at the
cost and expense of the Tenant, will cause this Lease to be registered if the
Landlord so desires. Notwithstanding the provisions of Article 15.2, in the
event the Landlord requires this Lease to be registered in priority to any
mortgage, trust deed or trust indenture which may now or any time hereafter
affect in whole or in part the Leased Premises or the Building and whether or
not any such mortgage, trust deed or trust indenture shall affect only the
Leased Premises or the Building or shall be a blanket mortgage, trust deed or
trust indenture affect in other premises as well, the Tenant covenants and
agrees with the Landlord that the Tenant shall execute promptly upon request by
the Landlord any certificates, priority agreement, or other instrument which may
from time to time be requested to give effect thereto.

14.1.4              
 Certificates The Tenant agrees with the Landlord that the Tenant
shall promptly whenever requested by the Landlord from time to time execute and
deliver to the Landlord (and if required by the Landlord, to any mortgagee
[including any trustee under a trust deed or trust indenture] or purchaser
designated by the Landlord) a certificate in writing as to the then status of
this Lease, including as to whether it is in full force and effect, is modified
or unmodified, confirming the rental payable hereunder and the state of the
accounts between the Landlord and Tenant, the existence or non-existence of
defaults, and any other matters pertaining to this Lease as to which the
Landlord shall request a certificate.

14.1.5               
  Assignment by Landlord In the event of a sale by the Landlord of the
  Building or a portion thereof containing the Leased Premises or the assignment
  by the Landlord of this Lease or any interest of the 

Page 17

Landlord hereunder, and to the extent that such purchaser or
  assignee has assumed the covenants and obligations of the Landlord hereunder,
  the Landlord shall, without further written agreement, be freed and relieved
  of liability upon such covenants and obligations.

ARTICLE 15. 

  OCCURRENCE OF DEFAULT

15.1                  
  Unavoidable Delay Except as herein otherwise expressly provided, if and
  whenever and to the extent that either the Landlord or the Tenant shall be prevented,
  delayed or restricted in the fulfilment of any obligations hereunder in respect
  of the supply or provision of any service or utility, the making or any repair,
  the doing of any work or any other thing (other than the payment of Rent) by
  reason of strikes or work stoppages, or being unable to obtain any material,
  service, utility or labour required to fulfill such obligation or by reason
  of any statute, law or regulation of or inability to obtain any permission from
  any governmental authority having lawful jurisdiction preventing, delaying or
  restricting such fulfilment, or by reason of other unavoidable occurrence other
  than lack of funds, the time for fulfilment of such obligation shall be extended
  during the period in which such circumstance operates to prevent, delay or restrict
  the fulfilment thereof, and the other party to this Lease shall not be entitled
  to compensation for any inconvenience, nuisance or discomfort thereby occasioned,
  but nevertheless the Landlord will use its best efforts to maintain services
  essential to the use and enjoyment of the Leased Premises.

15.2                  
No Admission The acceptance of any Rent from or the performance of any
obligation hereunder by a person other than the Tenant shall not be construed as
an admission by the Landlord of any right, title or interest of such person as a
subtenant, assignee, transferee or otherwise in the place and stead of the
Tenant.

15.3                  
Part Payment The acceptance by the Landlord of a part payment of any sums
required to be paid hereunder shall not constitute waiver or release of the
right of the Landlord to payment in full of such sums.

ARTICLE 16.
REMEDIES FOR LANDLORD AND TENANT'S
DEFAULT

16.1                 
 Remedying by Landlord, Non-Payment and Interest In addition to all
the rights and remedies of the Landlord available to it in the event of any
default hereunder by the Tenant either by any other provision of this Lease or
by statute or the general law, the Landlord:

	 	a 	
      Shall have the right at all times to remedy or attempt to
      remedy any default of the Tenant, and in so doing may make any payments
      due or alleged to be due by the Tenant to third parties and may enter upon
      the Leased Premises to do any work or other things therein and in such
      event all expenses of the Landlord in remedying or attempting to remedy
      such default shall be payable by the Tenant to the Landlord forthwith upon
      demand;

	 	 	 
	 	b 	
      Shall have the same rights and remedies in the event of
      any non-payment by the Tenant of any amounts payable by the Tenant under
      any provision of this Lease as in the case of non- payment of Rent;
    and

	 	 	 
	 	c 	
      If the Tenant shall fail to pay any Rent promptly when
        due, shall be entitled, if it shall demand it, to interest thereon at
        a rate of three percent (3%) per annum in excess of the rate of interest
      

Page 18

	 	 	  charged and published from time to time by the main
        branch of the city in which the Building is located, of the Landlord's
        bank, as its prime rate for loans to creditworthy and substantial commercial
        customers, from the date upon which the same was due until actual payment
        thereof.

16.2                  
  Remedies Cumulative The Landlord may from time to time resort to any
  or all of the rights and remedies available to it in the event of any default
  hereunder by the Tenant, either by any provision of this Lease or by statute
  or the general law, all of which rights and remedies are intended to be cumulative
  and not alternative, as the express provisions hereunder as to certain rights
  and remedies are not to be interpreted as excluding any other or additional
  rights and remedies available to the Landlord by statute or general law.

16.3           
         Right of Re-entry on Default or Termination
  Provided and it is expressly agreed that if and whenever the Rent hereby
  reserved or other monies payable by the Tenant or any part thereof, whether
  lawfully demanded or not, are unpaid and the Tenant shall have failed to pay
  such Rent or other monies within five (5) days after the Landlord shall have
  given to the Tenant notice requiring such payment, or if the Tenant shall breach
  or fail to observe and perform any of the covenants, agreements, provisos, conditions,
  rules or regulations and other obligations on the part of the Tenant to be kept,
  observed or performed hereunder and the Tenant shall fail to cure such breach
  or failure within fifteen (15) days after notice by the Landlord, or if this
  Lease shall have become terminated pursuant to any provision hereof, or if the
  Landlord shall become entitled to terminate this Lease and shall have given
  notice terminating it pursuant to any provision hereof then and in every such
  case it shall be lawful for the Landlord thereafter to enter into and re-take
  possession of the Leased Premises or any part thereof and in the name of the
  whole and the same to have again, the right to enjoy as of its former estate,
  anything in this Lease contained to the contrary notwithstanding.

16.4                   
Termination and Re-entry If and whenever the Landlord becomes entitled to
re-enter upon the Leased Premises under any provision of this Lease, the
Landlord, in addition to all other rights and remedies hereunder shall have the
right to terminate this Lease forthwith by leaving upon the Leased Premises
notice in writing of such termination.

16.5                   
Payment of Rent, etc. on Termination Upon the giving by the Landlord of a
notice in writing terminating this Lease, this Lease and the Term shall
terminate, and the Tenant shall immediately deliver up possession of the Leased
Premises to the Landlord, and the Landlord may re-enter and take possession of
the same. The Landlord, at its option and, in addition to any other remedies it
may have hereunder, may require the Tenant by notice, to pay to the Landlord as
liquidated damages for the default of the Tenant in the observance and
performance of its covenants under this Lease, all rent and additional payments
reserved or required to be paid and remaining unpaid by the Tenant under this
Lease from the date of default by the Tenant to and including the expiration of
the Term of this Lease and, for the purposes hereof, it is agreed by the Tenant
with the Landlord that this Lease constitutes a commercial contract.

16.6                   
  Waiver of Distress The Tenant waives and renounces the benefits of any
  present or future statute taking away or limiting the Landlord's right of distress
  and covenants and agrees that notwithstanding any such statute none of the goods
  and chattels of the Tenant on the Leased Premises at any time during the Term
  shall be exempt for levy by distress for Rent in arrears. The Tenant will not
  sell, dispose of or remove any of the fixtures, goods or chattels of the Tenant
  from or out of the Leased Premises during the Term without the consent of the
  Landlord, unless the Tenant is substituting new fixtures, goods or chattels
  of equal value or is bona fide disposing of individual items which have become
  excess for the Tenant's purposes; and the Tenant will be the owner of its fixtures,
  goods and chattels and will not permit them to become subject to any lien, mortgage,
  charge or encumbrance.

Page 19

16.7                   
  Re-letting, etc. Whenever the Landlord becomes entitled to re-enter upon
  the Leased Premises under any provision of this Lease the Landlord in addition
  to all other rights it may have shall have the right as agent of the Tenant
  to enter the Leased Premises and re-let them and to receive the rent therefor
  and as the agent of the Tenant to take possession of any furniture or other
  property thereon and to sell the same at public or private sale without notice
  and to apply the proceeds thereof and any rent derived from re-letting the Leased
  Premises upon account of the rent due and to become due under this Lease and
  the Tenant shall be liable to the Landlord for the deficiency, if any.

ARTICLE 17.

  EVENTS TERMINATING LEASE

17.1                   
  Cancellation of Insurance If any policy of insurance upon the Building
  from time to time effected by the Landlord shall be cancelled or about to be
  cancelled by the insurer by reason of the use or occupation of the Leased Premises
  by the Tenant or any assignee, subtenant or licensee of the Tenant or anyone
  permitted by the Tenant to be upon the Leased Premises and the Tenant after
  receipt of notice in writing from the Landlord shall have failed to take such
  immediate steps in respect of such use or occupation as shall enable the Landlord
  to reinstate or avoid cancellation of (as the case may be) such policy of insurance,
  the Landlord may at its option terminate the Lease by leaving upon the Leased
  Premises notice in writing of such termination.

17.2                   
Prohibited Occupancy, Bankruptcy, etc. In cases without the written
consent of the Landlord the Leased Premises shall be used by any other persons
than the Tenant or its permitted assignees or subtenants or for any purpose
other than that for which they were leased, or occupied by any persons whose
occupancy is prohibited by this Lease, or if the Term or any of the goods and
chattels of the Tenant shall at any time be seized in execution or attachment,
or if the Tenant shall make any assignment for the benefit of creditors or any
bulk sale, become bankrupt or insolvent or take the benefit of any statute now
or hereafter in force for bankrupt or insolvent debtors or (if a corporation)
shall take any steps or suffer any order to be made for its winding-up or other
termination of its corporate existence, then in any such case the Landlord may
at its option terminate this Lease by leaving upon the Leased Premises notice in
writing of such termination and thereupon, in addition to the payment of the
Tenant of Rent and other payments for which the Tenant is liable under this
Lease, Rent for the current month and the next ensuing three months Rent shall
immediately become due and be paid by the Tenant, or party then controlling the
Tenant's affairs.

ARTICLE 18. 
MISCELLANEOUS

18.1                   
  Registration of Lease Notwithstanding the provisions of Article 12.2,
  the Landlord acknowledges the Tenant has requested permission to register the
  within Lease at the Land Title Office and to subsequently grant a mortgage of
  the within Lease. Notwithstanding the provisions of the aforementioned Articles
  and any other Articles to the contrary, the Landlord hereby consents to the
  registration of the Lease and granting of mortgage of Lease by the Tenant provided
  that all costs associated with such registration, including obtaining a registerable
  plan of the Leased Premises, shall be effected at the Tenant's sole expense.
  The Landlord covenants and agrees to execute the Lease in registerable form.

18.2                   
  Building Code Compliance The Tenant will be responsible for ensuring
  that all Building Code requirements which are relevant to the tenant's own use
  are complied with.

Page 20 

18.3                   
  Notices Any notice required or contemplated by any provision of this
  Lease shall be given in writing, and if to the Landlord, either delivered to
  an executive officer of the Landlord or mail by prepaid registered mail address
  to the Landlord at:

                           
  7742 Jensen Place 

                             
  Burnaby, BC, V5A 2A8

and if to the Tenant, addressed to it and either delivered or
  mailed by prepaid registered mail to the Leased Premises. Every such notice
  shall be deemed to have been given when delivered or, three (3) days after the
  mailing thereof in Canada. Either the Landlord or the Tenant may from time to
  time by notice in writing to the other, designate another address in Canada
  as the address to which notices are to be mailed or delivered to it.

18.4                   
  Extraneous Agreements The Tenant acknowledges that there are no covenants,
  representations, warranties, agreements or conditions expressed or implied relating
  to this Lease of the Leased Premises save as expressly set out in this Lease
  and in any agreement to lease in writing between the Landlord and the Tenant
  pursuant to which this Lease has been executed. This Lease may not be modified
  except by an agreement in writing executed by the Landlord and the Tenant.

18.5                   
Time of Essence Time shall be of the essence of this Lease.

18.6                   
Area Determination If any calculation or determination by the Landlord of
the Rentable Area of any premises (including the Leased Premises) or the
Building is disputed or called into question, it shall be calculated or
determined by the Landlord's architect or quantity surveyor from time to time
appointed for the purpose, whose certificate shall be conclusive.

18.7                   
Successors and Assigns This Lease and everything herein contained shall
enure to the benefit of and be binding upon the successors and assigns of the
Landlord and the successors and permitted assigns of the Tenant. Reference to
the Tenant shall be read with such changes in gender as may be appropriate,
depending upon whether the Tenant is a male or female person or a firm or
corporation, and if the Tenant is more than one person or entity, the covenants
of the Tenant shall be deemed joint and several.

18.8                   
Frustration The Landlord and the Tenant agree that notwithstanding the
occurrence or existence of any event or circumstance or the non-occurrence of
any event or circumstance and so often and for so long as the same may occur or
continue which, but for this Article, would frustrate or void this Lease, the
obligations and liabilities of the Tenant hereunder shall continue in full force
and effect as if such event or circumstance had not occurred or existed.

18.9                   
  Waiver No condoning, excusing or overlooking by the Landlord or Tenant
  of any default, breach or non-observance by the Tenant or the Landlord at any
  time or times in respect of any covenant, proviso or condition herein contained
  shall operate as a waiver of the Landlord's or the Tenant's rights hereunder
  in respect of any continuing or subsequent default, breach or non-observance
  or so as to defeat or affect in any way the rights of the Landlord or the Tenant
  herein in respect of any such continuing or subsequent default or breach and
  no waiver shall be inferred from or implied by anything done or omitted by the
  Landlord or the Tenant save only express waiver in writing.

Page 21

18.10                 
  Governing Law This Lease shall be governed by and construed in accordance
  with the laws of the Province of British Columbia. The Landlord and the Tenant
  agree that all of the provisions of this Lease are to be construed as covenants
  and agreements as though the words importing such covenants and agreements were
  included in each separate Article hereof. Should any provision or provisions
  of this Lease be illegal or not enforceable, it or they shall be considered
  separate and severable from the Lease and its remaining provisions shall remain
  in force and be binding upon the parties hereto as though the said provision
  or provisions had never been included.

18.11                  
  Net Lease The Tenant acknowledges and agrees that it is intended that
  this Lease shall be a completely carefree net lease for the Landlord except
  as shall be otherwise provided in the specific provisions contained in this
  Lease, and that the Landlord shall not be responsible during the term for any
  costs, charges, expenses and outlays of any nature whatsoever arising from or
  relating to the Leased Premises, and the Tenant, except as shall be otherwise
  provided in the specific provisions contained in this Lease, shall pay all charges,
  impositions and costs of every nature and kind relating to the Leased Premises
  whether or not referred to herein and whether or not within the contemplation
  of the Landlord or the Tenant and the Tenant covenants with the Landlord accordingly.

18.12                 
  Captions The captions appearing in this Lease have been inserted as a
  matter of convenience and for reference only and in no way define, limit or
  enlarge the scope or meaning of this Lease or of any provision thereof.

18.13                 
Acceptance The Tenant does hereby accept this Lease of the above
described Land, to be held by it as Tenant, and subject to the conditions,
restrictions and covenants above set forth.

ARTICLE 19. 
SCHEDULES

19.1                   
Schedules The following schedules are attached to this Lease and form
part hereof:

                            Schedule
"A" - Floorplan of the Leased
Premises 
                            Schedule
"B" - Legal Description of the
Land 
                            Schedule
"C" - Rules and
Regulations 
                            Schedule
"D" - Electrical Guidelines

                            IN
WITNESS WHEREOF the Landlord and the Tenant have executed this Lease as of the
day and year first above written.

	BERG HOLDINGS LTD. 	) 	 
	by its Authorized Signatory: 	) 	 
	  	) 	 
	  	) 	 
	 	) 	 
	Earl Berg, Director 	  	 
	  	  	 
	  	  	 
	  	  	 
	SAMLEX AMERICA INC. 	) 	 
	by its Authorized Signatory: 	) 	 
	  	) 	 
	  	) 	 
	  	) 	 
	_____________, Director 	  	 
	  	  	 
	  	  	 
	  	  	 
	_____________, Director 	  	 

SCHEDULE "A"

FLOOR PLAN OF THE LEASED PREMISES

 

 

 

 

 

TO BE ATTACHED WHEN AVAILABLE

SCHEDULE "B"

LEGAL DESCRIPTION OF THE LANDS 

Those two strata lots located in the City of Coquitlam, in the
Province of British Columbia, being lands and premises legally known and
described as Parcel Identifier 023-036-079 Strata Lot 9 and Parcel Identifier
023-036-087 Strata Lot 10, both of District Lots 20 and 21, Group 1, New
Westminster District, Strata Plan LMS1898 having the municipal addresseses as
follows:

                                                        #109
– 17 Fawcett Road, Coquitlam, BC, V3K 6V2;

AND

                                                        #110
– 17 Fawcett Road, Coquitlam, BC, V3K 6V2

SCHEDULE "C"

RULES AND REGULATIONS 

                            The
Tenant shall observe the following Rules and Regulations (as amended, modified
or supplemented from time to time by the Landlord as provided in the Lease):

1.                        
The Tenant shall not use or permit the use of the Leased Premises in such a
manner as to create any objectionable noises, odours or other nuisance or
hazard, or breach any applicable provisions of municipal by-law or other lawful
requirements applicable thereto or any requirements of the Landlord's insurers,
shall not permit the Leased Premises to be used for other activities other than
specified in this Lease and shall keep the Leased Premises tidy and free from
rubbish and shall deposit rubbish in receptacles which are either designated or
clearly intended for waste. Tenant rubbish shall not be permitted in the common
areas at any time.

2.                         
The Tenant shall not abuse, misuse or damage the Leased Premises or any of the
improvements or facilities therein, and in particular shall not deposit rubbish
in any plumbing apparatus or use it for other than purposes for which it is
intended, and shall not deface or mark any walls or other parts of the Leased
Premises.

 

SCHEDULE "D"

ELECTRICAL GUIDELINES

1.                           
Separately metered electrical service is provided for the Leased Premises.
Additional service can be requested and provided at the tenant's cost.

TABLE OF CONTENTS

	ARTICLE 1. 	DEFINITIONS 	1
      
	 	 	 
	ARTICLE 2. 	PREMISES 	3
      
	 	 	 
	ARTICLE 3. 	TERM 	3
      
	 	 	 
	ARTICLE 4. 	LANDLORD'S WORK AND TENANT'S IMPROVEMENTS 	4
      
	 	 	 
	ARTICLE 5. 	RENT 	4
      
	 	 	 
	ARTICLE 6. 	TENANT'S COVENANTS 	6
      
	 	 	 
	ARTICLE 7. 	LANDLORD'S COVENANTS 	7
      
	 	 	 
	ARTICLE 8. 	REPAIR AND DAMAGE AND DESTRUCTION 	7
      
	 	 	 
	ARTICLE 9. 	TAXES AND OPERATING COSTS 	9
      
	 	 	 
	ARTICLE 10. 	LICENSES, ASSIGNMENTS AND SUBLETTINGS 	11
      
	 	 	 
	ARTICLE 11. 	FIXTURES AND IMPROVEMENTS 	12
      
	 	 	 
	ARTICLE 12. 	INSURANCE AND LIABILITY 	13
      
	 	 	 
	ARTICLE 13. 	HAZARDOUS SUBSTANCES 	15
      
	 	 	 
	ARTICLE 14. 	SUBORDINATION, ATTORNMENT, REGISTRATION AND CERTIFICATES
      	15
      
	  		 
	ARTICLE 15. 	OCCURRENCE OF DEFAULT 	16
      
	 	 	 
	ARTICLE 16. 	REMEDIES FOR LANDLORD AND TENANT'S DEFAULT 	17
      
	 	 	 
	ARTICLE 17. 	EVENTS TERMINATING LEASE 	18
      
	 	 	 
	ARTICLE 18. 	MISCELLANEOUS 	19
      
	 	 	 
	ARTICLE 19. 	SCHEDULES 	21

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