Document:

SUBLEASE

       

      dated
        as
        of 

       

      April
        1,
        2005

       

      between

       

      FINNAIR
        OY, Sublandlord

       

      and

       

      ROO
        GROUP, INC., Subtenant

      
        
           

        

        
           

          
            

          

        

        
           

        

      

      

      Table
        of
        Contents

       

      
        
          	
                  1.

                	
                  Definitions
                    and Basic Terms

                	
                  2

                
	
                  2.

                	
                  Demise;
                    Term; Permitted Use

                	
                  5

                
	
                  3.

                	
                  Rents.

                	
                  6

                
	
                  4.

                	
                  Condition
                    of the Sublease Premises; Sublandlord’s Work

                	
                  9

                
	
                  5.

                	
                  Subordination
                    to and Incorporation of the Overlease

                	
                  9

                
	
                  6.

                	
                  Insurance
                    and Indemnification

                	
                  13

                
	
                  7.

                	
                  Covenant
                    of Quiet Enjoyment

                	
                  Error!
                    Bookmark not defined.

                
	
                  8.

                	
                  Assignment
                    and Subsubletting

                	
                  13

                
	
                  9.

                	
                  Electricity

                	
                  15

                
	
                  10.

                	
                  Alterations

                	
                  Error!
                    Bookmark not defined.

                
	
                  11.

                	
                  Personal
                    Property

                	
                  15

                
	
                  12.

                	
                  Security
                    Deposit

                	
                  16

                
	
                  13.

                	
                  Notices

                	
                  Error!
                    Bookmark not defined.

                
	
                  14.

                	
                  Broker

                	
                  17

                
	
                  15.

                	
                  Overlandlord
                    Consent

                	
                  17

                
	
                  16.

                	
                  Miscellaneous

                	
                  18

                

        

      

       

      List
        of
        Exhibits

       

      A Sublease
        Premises

      B Sublandlord’s
        Work

      B-1 Subtenant’s
        Work

      C Overlease

      C-1 Form
        of
        Consent by Overlandlord

      D Exclusions
        from Incorporated Provisions

      E Method
        of
        Charging for Electricity

      F Included
        Personal Property

      G Subtenant’s
        Insurance

      H Subtenant’s
        Disclosures

       

      
        
           

        

        
          
          

          
            

          

        

        
           

        

      

       

      SUBLEASE

       

      dated
        as
        of the Sublease Date between Sublandlord and Subtenant

       

      W
        I T N E
        S E T H:

       

      WHEREAS
        Sublandlord is now the tenant under the Overlease which demises portions
        (the
        "Overlease
        Premises")
        of the
        Building; and

       

      WHEREAS
        Sublandlord desires to sublease to Subtenant, and Subtenant desires to sublease
        from Sublandlord, the Sublease Premises on the terms and conditions contained
        herein;

       

      
        NOW,
          THEREFORE, in consideration of the mutual covenants herein contained,
          Sublandlord and Subtenant agree as follows:

         

        
          	
                  1.

                	
                  Definitions
                    and Basic Terms

                

        

         

        Set
          forth
          below are certain definitions and basic terms of this Sublease.

         

        
          	
                  1.1. Sublease
                    Date

                   

                	
                  April
                    1, 2005

                   

                
	
                  1.2. Sublandlord

                   

                	
                  Finnair
                    Oy, having an address at 228 East 45th
                    Street, 8th
                    floor, New York, New York 10017

                   

                
	
                  1.3. Subtenant

                   

                	
                  Roo
                    Group, Inc., having an address at 62 White Street, New York,
                    New
                    York

                   

                
	
                  1.4. Overlandlord

                   

                	
                  the
                    landlord under the Overlease. 575 Realties, Inc., having an address
                    at 575
                    Madison Avenue, New York, New York 10022, is now the
                    Overlandlord.

                   

                
	
                  1.5. Overlease

                   

                	
                  that
                    certain lease dated December 1, 1993 originally between 575 Realties,
                    Inc., as landlord, and Finnair Oy, as tenant, 

                   

                  as
                    amended on the following dates: by letter agreement dated December
                    6,
                    1993, by the Lease Modification and Extension Agreement dated
                    September
                    17, 2001 (“Lease
                    Modification Agreement”),
                    and by the Second Amendment dated September 17, 2001 (the “Second
                    Amendment”),
                    and as hereafter amended.

                   

                
	
                  1.6. Incorporated
                    Provisions

                   

                	
                  all
                    of the provisions of the Overlease except for those listed on
Exhibit
                    D
                    hereto, and further provided that certain Incorporated Provisions
                    are
                    modified as set forth in Exhibit
                    D-1
                    hereto.

                   

                
	
                  1.7. Building

                   

                	
                  the
                    building located at 228 East 45th
                    Street, New York, New York

                   

                
	
                  1.8. Sublease
                    Premises

                   

                	
                  [Check
                    one.]

                   

                  X the
                    portion of the Overlease Premises shown on Exhibit
                    A
                    hereto.

                   

                

           

          
            
               

            

            
              2

              
                

              

            

            
               

            

          

           

          
            	
                    1.9. Expiration
                      Date

                     

                  	
                    November
                      29, 2008

                     

                  
	
                    1.10. Sublease
                      Base Rental Rate

                     

                  	
                    $120,000
                      per annum for the period from the 30th
                      day following the Commencement Date (such 30th
                      day being called the “Base
                      Rental Commencement Date”)
                      to December 31, 2005; $123,600 per annum for the period from
                      January 1,
                      2006 to December 31, 2006; $127,308 per annum for the period
                      from January
                      1, 2007 to December 31, 2007, and $131,127.24 per annum for
                      the period
                      from January 1, 2008 to November 29, 2008. To the extent that
                      the Sublease
                      Base Rental Rate is expressed above on a per annum basis for
                      a period
                      which is less than a full year, then the per annum rate which
                      is specified
                      above shall be prorated based on the number of days in such
                      period to 365
                      days. Regardless of the Method of Charging for Electricity
                      selected in
                      Section
                      1.16,
                      the Sublease Rental Rate does not include a charge for
                      electricity.

                     

                  
	
                    1.11. Subtenant’s
                      Proportionate Share

                     

                  	
                    46.33%
                      per cent determined by dividing the 5,932 rentable square feet
                      allocated
                      to the Sublease Premises by the 12,803 rentable square feet
                      allocated to
                      the Overlease Premises.

                     

                  
	
                    1.12. Sublease
                      Premises Rentable Area

                     

                  	
                    5,932
                      rentable square feet. This area is agreed upon by Sublandlord
                      and
                      Subtenant, and shall be used for purposes of this Sublease
                      regardless of
                      the actual area of the Sublease Premises. Sublandlord shall
                      not be deemed
                      to have represented the accuracy of the Sublease Premises Rentable
                      Area.

                     

                  
	
                    1.13. If
                      Subtenant will pay additional rent based on increases in real
                      estate
                      taxes, check here XX
                      and complete Section
                      1.13.1 and 1.13.2.

                     

                  
	
                    1.13.1. Sublease
                      Real Estate Taxes Base Year

                     

                  	
                    2005
                      calendar year (the Real Estate Taxes for the Sublease Real
                      Estate Taxes
                      Base Year are determined by the average of the Real Estate
                      Taxes payable
                      for the 2004/2005 tax fiscal year and the Real Estate Taxes
                      payable for
                      the 2005/2006 tax fiscal year)

                     

                  
	
                    1.13.2. Real
                      Estate Taxes

                     

                  	
                    Real
                      Estate Taxes 

                     

                    [Insert
                      term used in the Overlease to refer to real estate taxes, e.g.
                      Taxes, Real
                      Estate Taxes, Impositions.]

                     

                  
	
                    1.14. If
                      Subtenant will pay additional rent based on increases in operating
                      expenses, check here __ and complete Section
                      1.14.1 and 1.14.2.

                     

                  

             

            
              
                 

              

              
                3

                
                  

                

              

              
                 

              

            

             

            
              	
                      1.14.1. Sublease
                        Operating Expenses Base Year

                       

                    	
                      Not
                        applicable

                       

                    
	
                      1.14.2. Operating
                        Expenses

                       

                    	
                      Not
                        applicable

                       

                      [Insert
                        term used in Overlease to refer to operating expenses, e.g.
                        Operating
                        Expenses, Expenses, Basic Cost.]

                       

                    
	
                      1.15. If
                        Subtenant will pay additional rent based on increases in
                        the porter wage
                        rate, check here __ and complete Section
                        1.15.1, 1.15.2 and 1.15.3.

                       

                    
	
                      1.15.1. Sublease
                        Porter Wage Base Date

                       

                    	
                      Not
                        applicable

                       

                    
	
                      1.15.2. Porter
                        Wage Multiplier

                       

                    	
                      Not
                        applicable

                       

                      [Insert
                        the applicable multiplier; e.g. in case of 11⁄2 cent increase in rent for
                        each 1 cent increase in the Porter Wage the multiplier would
                        be
                        11⁄2.]

                       

                    
	
                      1.15.3. Porter
                        Wage Rate

                       

                    	
                      Not
                        applicable

                       

                      [Insert
                        term used in Overlease to refer to porter wage rate, e.g.
                        Wage
                        Rate.]

                       

                    
	
                      1.16. Method
                        of Charging for Electricity

                       

                      (as
                        described on Exhibit
                        E
                        hereto)

                       

                    	
                      [Check
                        one.]

                       

                       

                       

                      Option
                        B XX

                       

                    
	
                      1.17. Included
                        Personal Property

                       

                    	
                      the
                        items, if any, listed on Exhibit
                        F
                        hereto.

                       

                    
	
                      1.18. Personal
                        Property Rent

                       

                    	
                      $0.00
                        per annum.

                       

                    

               

              
                
                   

                

                
                  4

                  
                    

                  

                

                
                   

                

              

               

              
                	
                        1.19. Required
                          Security Deposit Amount

                         

                      	
                        $60,000;
                          provided that the Required Security Deposit Amount shall
                          be reduced to
                          $50,000 on the first anniversary of the Base Rental Commencement
                          Date if
                          the Subtenant is not then in default under this Sublease,
                          and further
                          provided that the Required Security Deposit Amount shall
                          be reduced to
                          $40,000 on the second anniversary of the Base Rental Commencement
                          Date if
                          the Subtenant is not then in default under this Sublease,
                          and further
                          provided that the Required Security Deposit Amount shall
                          be reduced to
                          $30,000 on the 180th
                          day after the second anniversary of the Base Rental Commencement
                          Date if
                          the Subtenant is not then in default under this Sublease.

                         

                      
	
                        1.20. Recognized
                          Broker

                         

                      	
                        Newmark
                          & Company Real Estate, Inc. and Frederic P. Green & Company,
                          Inc.

                         

                      
	
                        1.21. Sublandlord’s
                          Work

                         

                      	
                        the
                          work, if any, listed on Exhibit
                          B
                          hereto

                         

                      
	
                        1.22. this
                          Sublease

                         

                      	
                        this
                          Agreement of Sublease, including the Incorporated Provisions
                          as
                          incorporated herein. The terms “herein,”“hereunder”,
                          etc. refer to this Agreement of Sublease, including the
                          Incorporated
                          Provisions as incorporated herein.

                         

                      

              

            

          

        

         

        
          	
                  2.

                	
                  Demise;
                    Term; Permitted Use

                

        

         

        
          	 	
                  2.1.

                	
                  Sublandlord
                    hereby subleases to Subtenant, and Subtenant hereby hires from
                    Sublandlord, the Sublease Premises upon and subject to the terms
                    and
                    conditions hereinafter set forth.

                

        

         

        
          	 	
                  2.2.

                	
                  The
                    term of this Sublease shall commence on the first date (the “Commencement
                    Date”)
                    on which all of the following shall have occurred:

                

        

         

        
          	 	
                  2.2.1.

                	
                  Overlandlord
                    shall have consented hereto in accordance with Section
                    15
                    below;

                

        

         

        
          	 	
                  2.2.2.

                	
                  all
                    occupants of the Sublease Premises, if any, shall have vacated
                    the
                    same;

                

        

         

        
          	 	
                  2.2.3.

                	
                  if
                    any Sublandlord’s Work is listed on Exhibit
                    B
                    hereto, the same shall have been substantially completed (as
                    such phrase
                    is defined in Section
                    4.3);
                    and

                

        

         

        
          
             

          

          
            5

            
              

            

          

          
             

          

        

         

        
          	 	
                  2.2.4.

                	
                  either
                    (a) Sublandlord shall have notified Subtenant that the foregoing
                    conditions have been satisfied, or (b) Subtenant shall have commenced
                    to
                    occupy the Sublease Premises.

                

        

         

        If
          Subtenant shall take occupancy of the Sublease Premises prior to the
          Commencement Date, such occupancy shall be subject to all of the terms
          and
          conditions of this Sublease, including the obligation to pay rent. The
          provisions of this Section
          2.2
          shall be
          regarded as an “express provision to the contrary” within the meaning of Section
          223-a of the Real Property Law. If the Commencement Date has not occurred
          by the
          30th
          day
          after the Sublease Date, then either party to this Sublease may terminate
          this
          Sublease, and in the event of such termination, no party shall have any
          further
          liability under this Sublease, except that the Subtenant shall be entitled
          to a
          return of the Required Security Deposit Amount to the extent actually received
          by the Sublandlord; provided, however, that if subparagraphs
          2.2.1 and 2.2.2
          have
          been complied with, and the Sublandlord’s Work has commenced (or the
          Overlandlord or the Sublandlord has made contractual arrangements for the
          performance of the Sublandlord’s Work), then neither party shall be entitled to
          terminate this Sublease as provided above in this paragraph unless the
          Sublandlord’s Work is not substantially completed within 15 business days of the
          date on which such work commenced (or contracted for). The Sublandlord
          hereby
          consents to the performance by the Subtenant of the work described on
Schedule
          B-1
          hereto,
          provided that the Subtenant first obtains the consent of the Overlandlord
          to
          such work (to the extent that such consent is required by the terms of
          the
          Overlease). 

         

        
          	 	
                  2.3.

                	
                  If
                    either party hereto shall so request, the parties hereto shall
                    execute and
                    deliver an instrument confirming the Commencement Date, but the
                    failure of
                    either party to execute and deliver such instrument shall not
                    affect the
                    Commencement Date.

                

        

         

        
          	 	
                  2.4.

                	
                  The
                    term of this Sublease shall expire on the Expiration Date or
                    on such
                    earlier date upon which such term shall expire or be terminated
                    pursuant
                    to any of the provisions of this Sublease or pursuant to
                    law.

                

        

         

        
          	 	
                  2.5.

                	
                  Subtenant
                    shall use the Sublease Premises for the purposes permitted under
                    the
                    Overlease, and for no other purposes, provided that the Subtenant
                    shall
                    not use the Sublease Premises for the sale of airline tickets,
                    and shall
                    not have any right to use any basement
                    space.

                

        

         

        
          	
                  3.

                	
                  Rents

                

        

         

        
          	 	
                  3.1.

                	
                  Subject
                    to Section
                    1.10
                    of
                    this Sublease, Subtenant shall pay to Sublandlord rent (“Base
                    Rent”)
                    at the rate per annum equal to the Sublease Base Rental Rate,
                    payable in
                    monthly installments (which are equal in amount over the applicable
                    year
                    or applicable shorter period) in advance on the Base Rental Commencement
                    Date and on the first day of each month thereafter, pro-rated
                    for any
                    partial month or any period less than a year. Upon execution
                    of this
                    Sublease, Subtenant shall make an advance payment of one month’s Base Rent
                    to be applied to the first full month’s Base
                    Rent.

                

        

         

        
          
             

          

          
            6

            
              

            

          

          
             

          

        

         

        
          	 	
                  3.2.

                	
                  Commencing
                    on the Commencement Date, Subtenant shall pay to Sublandlord
                    additional
                    rent equal to Subtenant’s Proportionate Share of all amounts payable by
                    Sublandlord attributable to increases in Real Estate Taxes above
                    Real
                    Estate Taxes for the Sublease Real Estate Taxes Base Year (i.e.,
                    the
                    average of the Real Estate Taxes payable for the 2004/2005 tax
                    fiscal year
                    and the Real Estate Taxes payable for the 2005/2006 tax fiscal
                    year). 

                

        

         

        
          	 	
                  3.3.

                	
                  [OMITTED]

                

        

         

        
          	 	
                  3.4.

                	
                  Subtenant’s
                    payments under Section
                    3.2
                    in
                    respect of Real Estate Taxes shall be due on the dates on which
                    Sublandlord’s payments under the corresponding provisions (relating to
                    payments of additional rent on account of Real Estate Taxes)
                    of the
                    Overlease are due to Overlandlord and shall be pro-rated for
                    any partial
                    month or year; provided, however, that (except for subsequent
                    continuing
                    payments in the same or lesser amount) no such payment of any
                    such
                    additional rent shall be due until the earlier of 1) the date
                    that
                    Sublandlord is required to make payment on account of such additional
                    rent, or 2) ten days after Sublandlord shall have furnished Subtenant
                    with
                    notice of such additional rent (to the extent Subtenant has received
                    notice thereof from the Overlandlord), together with a copy of
                    the related
                    bill and supporting documentation received by
                    Sublandlord.

                

        

         

        
          	 	
                  3.5.

                	
                  If
                    Overlandlord shall issue to Sublandlord any credit or refund
                    in respect of
                    Real Estate Taxes relating to any part of the term of this Sublease,
                    and
                    if Subtenant is not in default under this Sublease, and to the
                    extent
                    Subtenant has paid additional rent under this Sublease on account
                    of the
                    Real Estate Taxes with respect to which such credit or refund
                    applies,
                    then Sublandlord shall (a) provide Subtenant with a copy of the
                    supporting
                    documentation received by Sublandlord and (b) give to Subtenant
                    a credit
                    or refund equal to Subtenant’s Proportionate Share of the portion of such
                    credit or refund remaining after deducting therefrom:

                

        

         

        
          	 	
                  3.5.1.

                	
                  the
                    portion, if any, of such credit or refund resulting from any
                    reduction in
                    Real Estate Taxes to an amount less than the Real Estate Taxes
                    for the
                    Sublease Real Estate Taxes Base Year,
                    and

                

        

         

        
          	 	
                  3.5.2.

                	
                  any
                    reasonable costs and expenses, including reasonable attorneys’ fees,
                    incurred by Sublandlord in connection with obtaining such credit
                    or
                    refund.

                

        

         

        
          
             

          

          
            7

            
              

            

          

          
             

          

        

         

        
          	 	
                  3.6.

                	
                  If
                    the amount of Real Estate Taxes for the Sublease Real Estate
                    Taxes Base
                    Year shall be reduced (by reason of assessment reduction, audit,
                    or
                    otherwise), the reduced amount shall be used in computing Subtenant’s
                    liability under Section
                    3.2,
                    with respect to periods after such reduction and for recomputing
                    Subtenant’s liability with respect to periods prior to such reduction.
                    Subtenant shall pay Sublandlord any additional amounts due in
                    respect of
                    such prior periods within ten days of Sublandlord’s bill therefor which
                    shall be accompanied by a copy of the supporting documentation
                    received by
                    Sublandlord.

                

        

         

        
          	 	
                  3.7.

                	
                  [OMITTED].

                

        

         

        
          	 	
                  3.8.

                	
                  Subtenant
                    shall, within ten days of demand, pay or reimburse Sublandlord
                    for all
                    amounts payable under the Overlease arising out of Subtenant’s requests
                    for services or other acts or omissions, including (a) supplemental
                    chilled or condenser water, (b) above building standard or overtime
                    HVAC,
                    (c) extra cleaning, (d) overtime or dedicated freight elevator
                    service,
                    and (e) any maintenance, repair or other service for which a
                    separate
                    charge is made by Overlandlord. This Section
                    3.8
                    shall not be applicable to electricity, which is covered by Section
                    9
                    hereto.

                

        

         

        
          	 	
                  3.9.

                	
                  As
                    used herein the term "additional
                    rent"
                    shall refer to all sums of money which shall become due and payable
                    by
                    Subtenant to Sublandlord hereunder, other than Base Rent, and
                    the term
                    "rents"
                    shall refer to Base Rent and additional rent. All rents shall
                    be payable
                    in lawful money of the United States at such place and to such
                    person as
                    Sublandlord shall from time to time designate.

                

        

         

        
          	 	
                  3.10.

                	
                  Subtenant
                    shall promptly pay all rents as and when the same shall become
                    due and
                    payable without set-off, offset or deduction of any kind whatsoever
                    and,
                    if Subtenant fails to pay any additional rent when due, Sublandlord
                    shall
                    have all of the rights and remedies provided for herein or at
                    law or in
                    equity as in the case of non-payment of Base
                    Rent.

                

        

         

        
          	 	
                  3.11.

                	
                  Sublandlord's
                    failure to deliver any statements or bills required to be delivered
                    to
                    Subtenant hereunder, or Sublandlord's failure to make a demand
                    under this
                    Sublease, shall not be a waiver of, or cause Sublandlord to forfeit
                    or
                    surrender, its rights to collect any rents which may have become
                    due
                    pursuant to this Sublease. Subtenant's liability for rents accruing
                    during
                    the term of this Sublease, and Sublandlord's obligation to refund
                    overpayments of or adjustments to rents paid to it by Subtenant,
                    shall
                    survive the expiration or sooner termination of this
                    Sublease.

                

        

         

        
          
             

          

          
            8

            
              

            

          

          
             

          

        

         

        
          	
                  4.

                	
                  Condition
                    of the Sublease Premises; Sublandlord’s
                    Work

                

        

         

        
          	 	
                  4.1.

                	
                  Subtenant
                    represents that it has examined (or waived examination of) the
                    Sublease
                    Premises. Sublandlord has not made and does not make any representations
                    or warranties as to the physical condition of the Sublease Premises
                    (including any latent defects in the Sublease Premises), the
                    uses to which
                    the Sublease Premises may be put, or any other matter or thing
                    affecting
                    or relating to the Sublease Premises, except as specifically
                    set forth in
                    this Sublease.

                

        

         

        
          	 	
                  4.2.

                	
                  Except
                    as provided in Section
                    4.3,
                    (a) Subtenant agrees to accept the Sublease Premises in their
                    "as is"
                    condition on the date hereof, as the same may be affected by
                    reasonable
                    wear and tear after the date hereof, and (b) Sublandlord shall
                    have no
                    obligation whatsoever to alter, improve, decorate or otherwise
                    prepare the
                    Sublease Premises, or any portion thereof, for Subtenant's
                    occupancy.

                

        

         

        
          	 	
                  4.3.

                	
                  If
                    any Sublandlord’s Work is listed on Exhibit
                    B
                    hereto, then after Overlandlord shall have consented to this
                    Sublease in
                    accordance with Section
                    15
                    and after all occupants of the Sublease Premises, if any, shall
                    have
                    vacated the same, Sublandlord shall promptly request the Overlandlord
                    both
                    to commence and thereafter diligently to prosecute to completion
                    Sublandlord’s Work. Sublandlord shall notify Subtenant when Sublandlord’s
                    Work is substantially completed (and if notice under this sentence
                    shall
                    not previously have been given, any notice by Sublandlord under
                    Section
                    2.2.4
                    shall also constitute notice under this sentence). Any such notice
                    shall
                    be binding upon Subtenant unless, within ten days of its receipt
                    thereof,
                    Subtenant shall notify Sublandlord of the particular respects
                    in which
                    Subtenant claims that Sublandlord’s Work was
                    not substantially completed. Any dispute between Sublandlord
                    and Subtenant
                    regarding whether Sublandlord’s Work has been completed or substantially
                    completed or the date of such completion or substantial completion
                    shall
                    be resolved by an architect designated by Sublandlord (who may
                    be the
                    architect who prepared the plans for Sublandlord’s Work). As used in this
                    Sublease the term “substantially
                    completed”
                    shall mean completed except for details of construction (commonly
                    known as
                    “punch list items”) the non-completion of which does not materially
                    adversely affect Subtenant’s use of the Sublease
                    Premises.

                

        

         

        
          	
                  5.

                	
                  Subordination
                    to and Incorporation of the
                    Overlease

                

        

         

        
          	 	
                  5.1.

                	
                  This
                    Sublease is subject and subordinate to the Overlease, and to
                    all leases,
                    mortgages and other rights or encumbrances to which the Overlease
                    is
                    subject or subordinate. This provision shall be self-operative
                    but
                    Subtenant shall within ten days of Sublandlord's request execute
                    any
                    instrument reasonably requested by Sublandlord or Overlandlord
                    to evidence
                    or confirm the same. Sublandlord represents that (a) a true and
                    complete
                    copy of the Overlease (excluding redacted terms and conditions
                    not
                    relevant to Subtenant) has been delivered to the attorneys for
                    the
                    Subtenant and is described in Section
                    1.5,
                    and a copy thereof may also be annexed to Exhibit
                    C
                    of
                    one or more counterparts of this Sublease, (b) the Overlease
                    is in full
                    force and effect, (c) to the best of Sublandlord’s knowledge, Sublandlord
                    is not in default in the payment of rent or additional rent under
                    the
                    Overlease, and (d) Sublandlord has not received any notice of
                    default
                    under the Overlease, except for any defaults which Sublandlord
                    has cured
                    and Overlandlord is no longer claiming to exist. Sublandlord
                    shall not
                    voluntarily terminate the Overlease except pursuant to a right
                    of
                    termination expressly set forth in the Overlease, and Sublandlord
                    shall
                    not amend the Overlease in a manner adverse to Subtenant in any
                    material
                    respect. If the Overlease shall terminate for any reason then
                    this
                    Sublease shall also terminate. Sublandlord shall not be liable
                    for any
                    such termination unless such termination (a) shall have arisen
                    out of a
                    default under the Overlease by Sublandlord not arising out of
                    a default
                    hereunder by Subtenant or (b) shall have been effected by Sublandlord
                    in
                    violation of this Section
                    5.1..
                    Subtenant acknowledges that the Subtenant is subject to all rights
                    which
                    the Overlandlord has reserved in the Overlease, as well as all
                    rights
                    which the Sublandlord has under the Overlease relating to the
                    portion of
                    the Overlease Premises which does not include the Sublease
                    Premises.

                

        

         

        
          
             

          

          
            9

            
              

            

          

          
             

          

        

         

        
          	 	
                  5.2.

                	
                  Except
                    as otherwise expressly provided in, or otherwise inconsistent
                    with, this
                    Sublease, and except to the extent not applicable to the Sublease
                    Premises, the Incorporated Provisions are hereby incorporated
                    in this
                    Sublease by reference with the same force and effect as if set
                    forth
                    herein, except that, unless the context requires
                    otherwise:

                

        

         

        
          	 	
                  5.2.1.

                	
                  references
                    in the Incorporated Provisions to Owner, Landlord or Lessor shall
                    be
                    deemed to refer to Sublandlord;

                

        

         

        
          	 	
                  5.2.2.

                	
                  references
                    in the Incorporated Provisions to Tenant or Lessee shall be deemed
                    to
                    refer to Subtenant;

                

        

         

        
          	 	
                  5.2.3.

                	
                  references
                    in the Incorporated Provisions to the Premises or the Demised
                    Premises
                    shall be deemed to refer to the Sublease
                    Premises;

                

        

         

        
          	 	
                  5.2.4.

                	
                  references
                    in the Incorporated Provisions to other provisions of the Overlease
                    that
                    are not incorporated herein shall be disregarded;
                    and

                

        

         

        
          	 	
                  5.2.5.

                	
                  references
                    in the Incorporated Provisionsto subleases, sublettings or subtenants
                    shall be deemed to refer to subsubleases, subsublettings or
                    subsubtenants.

                

        

         

        
          
             

          

          
            10

            
              

            

          

          
             

          

        

         

        
          	 	
                  5.3.

                	
                  Notwithstanding
                    anything to the contrary in the Incorporated Provisions or any
                    other part
                    of this Sublease, Sublandlord shall not be deemed to have made
                    any
                    representation made by Overlandlord in any of the Incorporated
                    Provisions.
                    Moreover, notwithstanding anything to the contrary in the Incorporated
                    Provisions or any other part of this Sublease, Sublandlord shall
                    not be
                    obligated

                

        

         

        
          	 	
                  5.3.1.

                	
                  to
                    provide any of the services or utilities that Overlandlord has
                    agreed in
                    the Overlease to provide,

                

        

         

        
          	 	
                  5.3.2.

                	
                  to
                    make any of the repairs or restorations that Overlandlord has
                    agreed in
                    the Overlease to make,

                

        

         

        
          	 	
                  5.3.3.

                	
                  to
                    comply with any laws or requirements of public authorities with
                    which
                    Overlandlord has agreed in the Overlease to comply,
                    or

                

        

         

        
          	 	
                  5.3.4.

                	
                  to
                    take any action with respect to the operation, administration
                    or control
                    of the Building or any of its public or common areas that the
                    Overlandlord
                    has agreed in the Overlease to
                    take,

                

        

         

        (all
          the
          foregoing being herein called the “Building
          Services”)
          and
          Sublandlord shall have no liability to Subtenant on account of any failure
          of
          Overlandlord to do so, or on account of any failure by Overlandlord to
          observe
          or perform any of the terms, covenants or conditions of the Overlease required
          to be observed or performed by Overlandlord. Notwithstanding the above,
          the
          Sublandlord hereby delegates to the Subtenant the right to make any claim
          against the Overlandlord that the Sublandlord could have made under the
          Overlease on account of the Overlandlord’s failure to render any services in the
          Sublease Premises; provided that, to the extent any such failure also affects
          the Sublandlord in the Overlease Premises, the Sublandlord may elect to
          make a
          joint claim with the Subtenant, or to file a separate claim against the
          Overlandlord, on account of such failure.

         

        
          	 	
                  5.4.

                	
                  Sublandlord
                    agrees:

                

        

         

        
          	 	
                  5.4.1.

                	
                  upon
                    Subtenant's request, to use reasonable efforts (excluding litigation),
                    at
                    Subtenant's expense, (a) to cause Overlandlord to provide any
                    Building
                    Service, or (b) to obtain Overlandlord’s consent or approval whenever
                    required by the Overlease (unless, in such instance, Sublandlord
                    shall be
                    entitled to withhold its consent or approval even if Overlandlord
                    shall
                    have granted its consent or approval),
                    and

                

        

         

        
          	 	
                  5.4.2.

                	
                  that,
                    if under the Overlease any right or remedy of Sublandlord or
                    any duty or
                    obligation of Overlandlord is subject to or conditioned upon
                    Sublandlord's
                    making any demand upon Overlandlord or giving any notice or request
                    to
                    Overlandlord then, if Subtenant shall so request, Sublandlord,
                    at
                    Subtenant's expense, shall make such demand or give such notice
                    or request
                    , except that Sublandlord shall not be required to request Overlandlord’s
                    consent or approval with respect to any act or thing as to which
                    Sublandlord shall have determined in accordance with this Sublease
                    to
                    withhold its consent or approval.

                

        

         

        
          
             

          

          
            11

            
              

            

          

          
             

          

        

         

        
          	 	
                  5.5.

                	
                  Whenever
                    Subtenant desires to do any act or thing which requires the consent
                    or
                    approval of Overlandlord:

                

        

         

        
          	 	
                  5.5.1.

                	
                  Subtenant
                    shall not do such act or thing without first having obtained
                    the consent
                    or approval of both Overlandlord and Sublandlord (and Sublandlord's
                    right
                    to withhold consent or approval shall be independent of Overlandlord's
                    right);

                

        

         

        
          	 	
                  5.5.2.

                	
                  Subtenant
                    shall not request Overlandlord's consent or approval directly
                    (and no
                    efforts by Sublandlord to obtain Overlandlord’s consent or approval shall
                    constitute Sublandlord's consent or approval or prejudice Sublandlord's
                    right to withhold consent or approval);
                    and

                

        

         

        
          	 	
                  5.5.3.

                	
                  in
                    no event shall Sublandlord be required to give its consent or
                    approval
                    prior to Overlandlord doing so.

                

        

         

        
          	 	
                  5.6.

                	
                  Notwithstanding
                    any other provision of this Sublease, Subtenant shall perform
                    all of its
                    obligations hereunder at such times, by such dates or within
                    such periods
                    as Sublandlord shall be required to perform its corresponding
                    obligations
                    under the Overlease, except as expressly provided to the contrary
                    in this
                    Sublease. If Overlandlord shall give any notice of failure or
                    default
                    under the Overlease arising out of any failure by Subtenant to
                    perform any
                    of its obligations hereunder (other than the payment of money)
                    then
                    Sublandlord shall promptly furnish Subtenant with a copy thereof
                    (to the
                    extent actually received by Sublandlord). If the Overlease shall
                    provide
                    any grace or cure period for such failure or default then the
                    grace or
                    cure period hereunder shall expire two (2) days prior to the
                    date on which
                    the grace or cure period under the Overlease shall expire. In
                    no event
                    shall this Section
                    5.6
                    extend the time, date or period by or within which Subtenant
                    is required
                    to perform.

                

        

         

        
          	 	
                  5.7.

                	
                  If
                    (a) Subtenant shall fail to perform any of its obligations hereunder
                    and
                    such failure shall continue beyond any cure period provided for
                    herein, or
                    (b) Overlandlord shall give any notice of failure or default
                    under the
                    Overlease arising out of any failure by Subtenant to perform
                    any of its
                    obligations hereunder then, in either case, Sublandlord shall
                    have the
                    right (but not the obligation) to perform or endeavor to perform
                    such
                    obligation, at Subtenant’s expense, and Subtenant shall, within ten days
                    of Sublandlord’s demand from time to time, reimburse Sublandlord for all
                    costs and expenses incurred by Sublandlord in doing
                    so.

                

        

         

        
          
             

          

          
            12

            
              

            

          

          
             

          

        

         

        
          	
                  6.

                	
                  Insurance
                    and Indemnification

                

        

         

        
          	 	
                  6.1.

                	
                  Whenever,
                    pursuant to any of the Incorporated Provisions as incorporated
                    herein,
                    Subtenant is required to furnish insurance to or for Sublandlord,
                    Subtenant also shall be required to furnish such insurance to
                    or for
                    Overlandlord and such other persons as shall be entitled thereto
                    under the
                    Overlease, provided that, in the case of any such other person
                    not named
                    in the Overlease (or any exhibit or attachment thereto), Sublandlord
                    shall
                    have notified Subtenant thereof.

                

        

         

        
          	 	
                  6.2.

                	
                  Whenever,
                    pursuant to any of the Incorporated Provisions as incorporated
                    herein,
                    Subtenant is required to indemnify or defend Sublandlord, Subtenant
                    shall
                    be required also to indemnify or defend Overlandlord and such
                    other
                    persons as shall be entitled thereto under the
                    Overlease.

                

        

         

        
          	 	
                  6.3.

                	
                  In
                    addition to Subtenant’s obligations under Section
                    6.2,
                    Subtenant shall indemnify, defend and hold harmless Sublandlord
                    from and
                    against any loss, cost, damage or expense (including, without
                    limitation,
                    reasonable attorneys’ fees), or any claim therefor, arising out of (a)
                    actions taken by Sublandlord at Subtenant’s request pursuant to
                    Section
                    5.4,
                    or (b) any failure by Subtenant to observe or perform any of
                    the terms,
                    covenants or conditions of this Sublease required to be observed
                    or
                    performed by Subtenant, including any loss, cost, damage or expense
                    which
                    may result from (i) any default under or termination of the Overlease
                    arising by reason of any such failure, or (ii) any holding over
                    by
                    Subtenant in the Sublease Premises beyond the expiration or sooner
                    termination of this Sublease, including any such liability with
                    respect to
                    the entire Overlease Premises arising out of such holding over
                    by
                    Subtenant, or (iii) any violation of the Overlease by the
                    Subtenant.

                

        

         

        
          	
                  7.

                	
                  Covenant
                    of Quiet Enjoyment.

                

        

         

        Sublandlord
          covenants that Subtenant may peaceably and quietly enjoy the Sublease Premises
          without disturbance by Sublandlord or any person claiming by, through or
          under
          Sublandlord, subject nevertheless to the terms and conditions of this Sublease
          and to the Overlease and any other leases and mortgages to which this Sublease
          is subordinate.

         

        
          	
                  8.

                	
                  Assignment
                    and Subsubletting

                

        

         

        
          	 	
                  8.1.

                	
                  Except
                    as provided below, without the prior written consent of Overlandlord
                    and
                    Sublandlord (which Sublandlord may withhold in its sole discretion)
                    in
                    each instance:

                

        

         

        
          
             

          

          
            13

            
              

            

          

          
             

          

        

         

        (a)
          this
          Sublease shall not be assigned, encumbered or otherwise transferred, including
          by operation of law;

         

        (b)
          the
          Sublease Premises shall not be subsublet by Subtenant in whole or in part;
          and

         

        (c)
          the
          Sublease Premises shall not be used or occupied by any person other than
          Subtenant, in whole or in part.

         

        Notwithstanding
          anything to the contrary in this Sublease, the Sublandlord agrees that
          it shall
          not unreasonably withhold its consent to any subsublease by the Subtenant;
          provided that, to the extent any such subsublease is prohibited by the
          Overlease, or the consent of the Overlandlord is required, pursuant to
          the
          Overlease, to such subsublease, then the Sublandlord shall not be deemed
          to be
          unreasonable for withholding such consent until the Overlandlord consents
          thereto. Further, in the case of ROO Media Corporation (USA), ROO Media
          (Australia) Pty Ltd. (Australia), Undercover Media Pty Ltd. (Australia),
          ROO
          Media Europe Pty Ltd (UK), ROO Broadcasting Limited (Australia), ROO TV
          Pty Ltd.
          (Australia), Bickhams Media Inc. (USA), and VideoDome Networks.com Inc.
          (USA)
          (the foregoing entities which are specified in this sentence being collectively
          called the “Related
          Entities”),
          the
          Sublandlord agrees that so long as the Subtenant controls any such Related
          Entity and owns 50% of more of the outstanding shares and other equity
          interests
          in such Related Entity, then the Sublandlord agrees that its consent shall
          not
          be required for any subsublease or license by the Subtenant to such Related
          Entity if and to the extent both 1) any such subsublease is not prohibited
          by
          the Overlease, and 2) the consent of the Overlandlord is not required,
          pursuant
          to the Overlease, to such subsublease or license. Any change in the ownership
          or
          control of Subtenant having as its principal purpose the transfer of this
          Sublease shall be deemed an assignment of this Sublease.

         

        
          	 	
                  8.2.

                	
                  Any
                    subsublease shall be subject and subordinate to this Sublease.
                    No
                    assignment shall be valid or effective unless and until the assignee
                    shall
                    have delivered to Sublandlord an instrument, in form satisfactory
                    to
                    Sublandlord, pursuant to which the assignee assumes the due observance
                    and
                    performance of all of the obligations of Subtenant hereunder
                    from and
                    after the date of such assignment.

                

        

         

        
          	 	
                  8.3.

                	
                  No
                    assignment or subsublease shall release the Subtenant named herein
                    or any
                    of its successors from any liability hereunder. If this Sublease
                    is
                    assigned or the Sublease Premises or any part thereof are subsublet
                    in
                    violation of this Sublease then Sublandlord may collect rents
                    from or
                    accept performance from the assignee or subsubtenant and no such
                    collection or acceptance shall effect any such release or be
                    deemed to
                    constitute Sublandlord’s consent to any assignment or
                    subsubleasing.

                

        

         

        
          
             

          

          
            14

            
              

            

          

          
             

          

        

         

        
          	
                  9.

                	
                  Electricity

                

        

         

        
          	 	
                  9.1.

                	
                  Subtenant
                    shall pay for electricity in accordance with the provisions of
                    Exhibit
                    E
                    and Option B as selected in Section
                    1.16..

                

        

         

        
          	 	
                  9.2.

                	
                  Subtenant
                    shall pay all sales, use and/or utility taxes attributable to
                    the
                    electricity furnished to the Sublease Premises; all amounts payable
                    under
                    this Section
                    9.2
                    shall be due within ten days of Sublandlord’s bills
                    therefor.

                

        

         

        
          	 	
                  9.3.

                	
                  If
                    Subtenant is not in default under this Sublease, Sublandlord
                    shall pay to
                    Overlandlord or the utility company all charges for electricity
                    furnished
                    to the Overlease Premises, except as otherwise provided in Exhibit
                    E,
                    Option B.

                

        

         

        
          	 	
                  9.4.

                	
                  In
                    no event shall Sublandlord have any liability for any defect
                    in, or any
                    interruption or failure of, the electricity furnished to the
                    Sublease
                    Premises; provided, however, if the Subtenant is not in default
                    under this
                    Sublease, then the Sublandlord shall not directly cause any interruption
                    in electrical service to the Subtenant which causes damages to
                    the
                    Subtenant. In no event shall Subtenant draw more electricity
                    than that
                    which the feeders, risers, panels and other electricity supply
                    equipment
                    serving the Sublease Premises are capable of safely
                    supplying.

                

        

         

        
          	
                  10.

                	
                  Alterations

                

        

         

        
          	 	
                  10.1.

                	
                  Subtenant
                    shall not make any alterations, installations, additions or improvements
                    in or to the Sublease Premises without first having obtained
                    the consent
                    or approval of Overlandlord (if and to the extent required by
                    the
                    Overlease) and of Sublandlord. Sublandlord may withhold such
                    consent or
                    approval in its sole discretion.

                

        

         

        
          	 	
                  10.2.

                	
                  If
                    Overlandlord and Sublandlord shall consent to any alterations,
                    installations, additions or improvements then Subtenant shall
                    observe and
                    perform all of the terms, covenants and conditions of the Overlease
                    applicable thereto.

                

        

         

        
          	
                  11.

                	
                  Personal
                    Property

                

        

         

        
          	 	
                  11.1.

                	
                  Sublandlord
                    hereby leases to Subtenant, and Subtenant hereby hires from Sublandlord,
                    the Included Personal Property listed on Exhibit
                    F
                    hereto, if any. In consideration of the foregoing, Subtenant
                    shall pay to
                    Sublandlord, as additional rent payable in equal monthly installments
                    together with each monthly payment of Base Rent, an amount per
                    annum equal
                    to the Personal Property Rent and any sales, use or other taxes
                    that may
                    be imposed in connection with the Subtenant’s rental, use or right to use
                    the Included Personal Property pursuant to this
                    Sublease.

                

        

         

        
          
             

          

          
            15

            
              

            

          

          
             

          

        

         

        
          	 	
                  11.2.

                	
                  Subtenant
                    shall:

                

        

         

        
          	 	
                  11.2.1.

                	
                  accept
                    the Included Personal Property in its “as is” condition as of the date
                    hereof, as the same may be affected by reasonable wear and tear
                    after the
                    date hereof,

                

        

         

        
          	 	
                  11.2.2.

                	
                  insure
                    the Included Personal Property against loss or damage by fire
                    or other
                    casualty (and all of the provisions of this Sublease applicable
                    to
                    insurance required to be carried by Subtenant shall be applicable
                    thereto), and

                

        

         

        
          	 	
                  11.2.3.

                	
                  surrender
                    the Included Personal Property to Sublandlord in the Sublease
                    Premises
                    upon the expiration or sooner termination of this Sublease in
                    the same
                    condition as at the commencement of this Sublease, as the same
                    may be
                    affected by reasonable wear and tear or damage by fire or other
                    casualty;
                    provided, however, that if the Included Personal Property shall
                    have been
                    damaged by fire or other casualty and not repaired or replaced
                    then upon
                    such expiration or sooner termination Subtenant shall pay to
                    Sublandlord
                    the full replacement cost thereof.

                

        

         

        
          	
                  12.

                	
                  Security
                    Deposit

                

        

         

        Concurrently
          with its execution and delivery of this Sublease, Subtenant shall deliver
          to
          Sublandlord a security deposit in the Required Security Deposit Amount
          to secure
          the faithful observance and performance by Subtenant of the terms and conditions
          of this Sublease. If Subtenant defaults in the observance or performance
          of any
          of such terms and conditions, Sublandlord may use or apply all or any part
          of
          such security deposit for the payment of any rent not paid when due or
          for the
          payment of any other amounts due Sublandlord by reason of such default,
          including, without limitation, any necessary and reasonable costs of
          Sublandlord’s observing or performing such terms or conditions on Subtenant’s
          behalf and any deficiencies in reletting or damages incurred by Sublandlord.
          If
          Sublandlord shall use or apply all or any part of such security deposit,
          Subtenant shall, immediately upon notice from Sublandlord, deliver to
          Sublandlord additional funds so as to restore the security deposit to the
          Required Security Deposit Amount. If Subtenant shall faithfully observe
          and
          perform all of the terms and conditions of this Sublease, the security
          deposit,
          or so much thereof as shall not have been used or applied in accordance
          with
          this Section
          12,
          shall
          be returned to Subtenant after both the expiration or sooner termination
          of this
          Sublease and the vacation and surrender of the Sublease Premises in accordance
          with this Sublease. If Sublandlord shall transfer the security deposit
          to an
          assignee of Sublandlord’s interest under the Overlease, the Sublandlord making
          such transfer and assignment shall be deemed released from all liability
          to
          Subtenant with respect to the security deposit or the return thereof, and
          Subtenant agrees to look solely to the transferee and assignee with respect
          thereto. Subtenant shall not assign (other than to an assignee of this
          Sublease)
          or encumber its interest in the security deposit and no such assignment
          or
          encumbrance shall be valid or binding upon Sublandlord. 

         

        
          
             

          

          
            16

            
              

            

          

          
             

          

        

         

        
          	
                  13.

                	
                  Notices

                

        

         

        Any
          notice or other communication under this Sublease shall be in writing and
          shall
          be sent by United States express mail or by a nationally recognized overnight
          delivery service addressed to the party for whom intended at its address
          set
          forth on the signature page hereof (with a copy to the attorney for such
          party
          designated on such signature page, or to such other attorney as such party
          may
          designate by notice in accordance with this paragraph), or to such other
          address
          as such party shall have designated by notice to the other in the manner
          herein
          prescribed. Any such notice, etc. shall be deemed given when delivered
          or
          refused or when delivery is attempted on a business day. 

         

        
          	
                  14.

                	
                  Broker

                

        

         

        Subtenant
          represents and warrants to Sublandlord that Subtenant has dealt with no
          broker,
          agent or finder in connection with this Sublease other than the Recognized
          Broker and Subtenant agrees to indemnify Sublandlord against any claim
          for
          commission or other compensation in connection with this Sublease made
          against
          Sublandlord by any other broker, agent or finder with whom Subtenant has
          dealt,
          or is claimed to have dealt, in connection with this Sublease, and all
          costs,
          expenses and liabilities in connection therewith, including, without limitation,
          reasonable attorneys’ fees and disbursements incurred by Sublandlord in the
          defense of any such claim or in enforcing its rights under this paragraph.
          Sublandlord shall pay the commission due the Recognized Broker in accordance
          with a separate agreement.

         

        
          	
                  15.

                	
                  Overlandlord
                    Consent

                

        

         

        This
          Sublease is subject to Overlandlord's consent. Sublandlord shall request
          the
          same and pay any fees or charges for such consent expressly provided for
          in the
          Overlease. Subtenant agrees promptly to provide any financial or other
          information reasonably requested by Overlandlord. Each party agrees promptly
          to
          execute and deliver a consent agreement requested by Overlandlord substantially
          in the form annexed hereto as Exhibit
          C-1..
          If
          Overlandlord's consent to this Sublease is not received within 30 days
          of the
          full execution and delivery hereof, either party by notice to the other
          given
          prior the receipt of Overlandlord's consent, may cancel this Sublease,
          in which
          case Sublandlord shall promptly return to Subtenant all sums theretofore
          paid by
          Subtenant hereunder to Sublandlord.
          Subtenant waives any claim against Overlandlord arising out of any failure
          or
          refusal by Overlandlord to grant consent.

         

        
          
             

          

          
            17

            
              

            

          

          
             

          

        

         

        
          	
                  16.

                	
                  Miscellaneous

                

        

         

        
          	 	
                  16.1.

                	
                  In
                    any instance in which Sublandlord is required by any provision
                    of this
                    Sublease or applicable law not unreasonably to withhold consent
                    or
                    approval, Subtenant's sole remedy shall be an action for specific
                    performance or injunction requiring Sublandlord to grant such
                    consent or
                    approval, all other remedies which would otherwise be available
                    being
                    hereby waived by Subtenant. In any such action, the winning party
                    shall be
                    entitled to reimbursement of its reasonable attorneys’ fees from the
                    losing party.

                

        

         

        
          	 	
                  16.2.

                	
                  This
                    Sublease contains the entire agreement between the parties and
                    all prior
                    negotiations and agreements are merged in this Sublease. Any
                    agreement
                    hereafter made shall be ineffective to change, modify or discharge
                    this
                    Sublease in whole or in part unless such agreement is in writing
                    and
                    signed by the parties hereto.

                

        

         

        
          	 	
                  16.3.

                	
                  The
                    submission of this document by Sublandlord to Subtenant shall
                    not
                    constitute an offer by Sublandlord and Sublandlord shall not
                    be bound in
                    any way unless and until 1) this Sublease is executed and delivered
                    by
                    both parties, and 2) the Recognized Broker and the Sublandlord
                    have
                    entered into a written agreement regarding the brokerage commissions
                    payable on account of the Sublease.

                

        

         

        [continued
          on next page]

         

        
          
             

          

          
            18

            
              

            

          

          
             

          

        

        
           

        

        IN
          WITNESS WHEREOF, the parties hereto have duly executed this Agreement of
          Sublease as of the day and year first above written.

         

        
          	
                  Sublandlord

                   

                	
                  Subtenant

                   

                
	
                  FINNAIR
                    OY

                   

                  a
                    ____________________________

                   

                   

                  By:
                    /s/ D. Lahtinen__________________

                   

                  Name:_D.
                    Lahtinen___________

                  Title:_Director
                    Sales__________

                	
                  ROO
                    GROUP, INC.

                   

                  a
                    ____________________________

                   

                   

                  By:_/s/
                    Robin Smyth________________

                   

                  Name:_Robin
                    Smyth__________

                  Title:_Chief
                    Financial Officer___

                

        

         

        
          	
                  Address
                    for Notices:

                   

                  228
                    East 45th Street

                   

                  8th
                    Floor

                   

                  New
                    York, N.Y. 10017

                   

                  Attn:
                    Mr. Om Bhambri

                   

                   

                	
                  Address
                    for Notices:

                   

                  62
                    White Street

                   

                  New
                    York, N.Y. (until the Commencement Date, and after the Commencement
                    Date
                    all notices to the Tenant shall be sent to the Sublease
                    Premises)

                
	
                  with
                    a copy to:

                   

                	
                  with
                    a copy to:

                   

                
	
                   

                  Brook
                    Boyd P.C.

                   

                  19th
                    Floor

                   

                  2
                    Grand Central Tower

                   

                  140
                    East 45th
                    Street

                   

                  New
                    York, New York 10017

                   

                	
                  Sichenzia,
                    Ross, Friedman & Ference LLP

                   

                  1065
                    Avenue of the Americas (41st
                    St.)

                   

                  N.Y.,
                    N.Y. 10018

                   

                  Attn:
                    David Schubauer, Esq. 

                   

                

        

        

        
          
             

          

          
            19

            
              

            

          

          
             

          

           

        

        Exhibit
          A

         

        Sublease
          Premises

         

        [Note:
          The floor plan for the Sublease Premises is annexed hereto and was also
          emailed
          by Brook Boyd to Craig Biscone on March 11, 2005 and March 16,
          2005.]

         

        
          
             

          

          
             

            
              

            

          

          
             

          

        

         

        Exhibit
          B

         

        Sublandlord’s
          Work

         

        

         

        The
          Sublandlord shall request, within 5 days after the Sublease Date, that
          the
          Overlandlord furnish and install in the Sublease Premises the carpeting
          specified in Section 5(a) of the Lease Modification Agreement, as modified
          by
          Section 1 of the Second Amendment; provided that the Sublandlord also has
          the
          right to request that the Overlandlord furnish and install, instead of
          the
          foregoing carpet, a carpet known as Normandy Lifton Co., “Peppercorn 004,”
          Resolution 20, Class 2, radiant panel, which the Overlandlord has informed
          the
          Sublandlord is in stock as of March 28, 2005. The actual installation of
          such
          carpeting shall be deemed to be the Sublandlord’s Work for the purposes of this
          Sublease. If such carpeting is no longer available when the Sublandlord’s Work
          is to begin, then the Sublandlord shall inform the Subtenant of the carpeting
          which is then in stock and which the Overlandlord is willing to install
          pursuant
          to such Second Amendment, and the Subtenant shall have the right, within
          2
          business days after receiving notice of the then available types of such
          carpeting, to pick a carpet from such types of carpeting before it is
          installed.

         

        
          
             

          

          
             

            
              

            

          

          
             

          

        

         

        Exhibit
          B-1

         

        Subtenant’s
          Work

         

        Touch-up
          painting within the Sublease Premises; replacement of missing ceiling tiles;
          and
          removal of interior partition walls that are not structural or load-bearing
          and
          that do not contain any wires, pipes or other building systems.

         

        Notwithstanding
          anything to the contrary in the Sublease, the Subtenant shall not be entitled
          to
          do any work in the Sublease Premises unless or until the Overlandlord shall
          have
          consented to the Sublease. Once such consent has been delivered, then if
          and to
          the extent the Subtenant performs any work or alterations in the Sublease
          Premises, the Commencement Date shall be deemed to have occurred, and the
          Subtenant shall be deemed to have waived any right to cancel or terminate
          the
          Sublease on account of the failure of the Commencement Date to
          occur.

         

        
          
             

          

          
            2

            
              

            

          

          
             

          

        

         

        Exhibit
          C

        Overlease

         

        
          
             

          

          
             

            
              

            

          

          
             

          

        

         

        Exhibit
          C-1

         

        Form
          of
          Consent by Overlandlord

         

        [Note:
          The form of consent was faxed by Brook Boyd to Craig Biscone on March 16,
          2005.]

         

        
          
             

          

          
            2

            
              

            

          

          
             

          

        

         

        Exhibit
          D

         

        Exclusions
          from Incorporated Provisions

         

        The
          following provisions of the Overlease are not incorporated into this
          Sublease:

         

        
          	
                  1.

                	
                  The
                    provisions of the Overlease providing for Sublandlord to pay
                    additional
                    rent based on Real Estate Taxes and/or Heat Costs Escalation
                    and/or Porter
                    Wage Rate and/or increases therein. (See Sublease
                    §3)

                

        

         

        
          	
                  2.

                	
                  The
                    provisions of the Overlease providing for Overlandlord to provide
                    liability and/or casualty insurance. (See Sublease
                    §6)

                

        

         

        
          	
                  3.

                	
                  Any
                    covenant of quiet enjoyment. (See Sublease
§7)

                

        

         

        
          	
                  4.

                	
                  The
                    provisions of the Overlease relating to subleasing and assignment
                    by
                    Sublandlord (See Sublease §8)

                

        

         

        
          	
                  5.

                	
                  The
                    provisions of the Overlease relating to alterations, installations,
                    additions or improvements (other than any such provisions relating
                    to the
                    removal thereof at the end of the term). (See Sublease
                    §10)

                

        

         

        
          	
                  6.

                	
                  The
                    provisions of the Overlease limiting the Overlandlord’s liability to its
                    interest in the real property of which the Overlease Premises
                    are a
                    part.

                

        

         

        
          	
                  7.

                	
                  The
                    provisions of the Overlease requiring Overlandlord to indemnify,
                    defend
                    and/or hold harmless Sublandlord with respect to the common or
                    public
                    areas of the Building.

                

        

         

        
          	
                  8.

                	
                  Any
                    provisions of the Overlease redacted from the copy thereof attached
                    to
                    this Lease as Exhibit
                    C.

                

        

         

        
          	
                  9.

                	
                  The
                    following additional provisions of the Overlease: The portion
                    of the first
                    page of the printed form of the Overlease beginning, “WITNESSETH: Landlord
                    hereby leases” and ending “(unless this lease be a renewal)”.Article 27
                    (“Bills and Notices”), the second sentence of Article 30 (“Definitions”),
                    Article 39(a) (relating to notices, etc.), Article 42 (“Real Estate Tax
                    Escalation”), 43 (“Wage Rate Escalation”), 44 (“Heat Costs Escalation”),
                    Article 58 (“Broker”); Article 60 (“Landlord’s Work; Tenant’s Work”),
                    Article 61 (“Parking Space”), Article 62 (“Basement Space”), Article 63
                    (“Non-Disturbance Agreement”), Article 64 (“Occupancy; Delivery of
                    Possession”), Article 65 (“Rider to Article 6”), and Article 66 (“Rider to
                    Article 9”); and Sections 1-10 of the Lease Modification Agreement; and
                    Sections 1-4 of the Second
                    Amendment..

                

        

         

        
          
             

          

          
             

            
              

            

          

          
             

          

           

        

        Exhibit
          D-1

         

        Modifications
          of Incorporated Provisions

         

        To
          the
          extent that an Incorporated Provision is specified below, it is deemed
          to be
          incorporated only as modified below. In the event of any inconsistency
          between
          this Exhibit
          D-1
          and any
          other provision of this Sublease, this Exhibit D-1 shall control.

         

        Notwithstanding
          Article 2 of the Overlease, the Subtenant may not sell airline tickets
          in the
          Sublease Premises, and may not use any basement space.

         

        Supplementing
          Article 3 of the Overlease, the Subtenant acknowledges that it must obtain
          the
          approval of both the Overlandlord and Sublandlord to the contractors which
          will
          be performing such alterations.

         

        Notwithstanding
          Article 4 of the Overlease, the Sublandlord does not have any obligation
          pursuant to Article 4 of the Overlease to maintain and repair any part
          of the
          Overlease Premises or the Building or to remedy any condition as provided
          in
          such Article 4.

         

        Notwithstanding
          Article 6 of the Overlease, “Landlord” in such Article 6 shall be deemed to
          include both Overlandlord and Sublandlord; and Sublandlord shall not be
          deemed
          to make the representation contained in the typed insert (1) to Article
          6
          regarding floor load capacity.

         

        Supplementing
          Article 8 of the Overlease, “Landlord” in such Article 8 shall include both
          Sublandlord and Overlandlord.

         

        Notwithstanding
          Article 9 of the Overlease, Sublandlord shall have no obligation to repair
          or
          restore any part of the Building.

         

        Notwithstanding
          the typed insert (3) to Articles 26 and 28, Sublandlord shall have no obligation
          to use reasonable efforts as provided in such insert (3).

         

        Notwithstanding
          Article 28 of the Overlease, the Sublandlord shall not have any liability
          to
          Subtenant as the result of the failure of the Overlandlord to provide any
          of the
          supplies or services specified in Article 28.

         

        Supplementing
          Article 35(c) of the Overlease, the Subtenant shall name as insureds not
          only
          the Sublandlord and its agents, contractors and employees but also the
          Overlandlord and its agents, contractors and employees. The Subtenant shall
          provide the insurance coverages specified in Exhibit
          G
          to this
          Sublease.

         

        
          
             

          

          
            2

            
              

            

          

          
             

          

        

         

        Supplementing
          Article 36(f)(i), the Subtenant has prepared, and represents the truth
          and
          accuracy of, all information relating to the Subtenant and set forth in
          Exhibit
          H
          annexed
          hereto.

         

        Notwithstanding
          Article 47 (“Hazardous Materials Prohibited”), the Sublandlord is not deemed to
          make any representation regarding asbestos or other Hazardous
          Materials.

         

        Notwithstanding
          Article 49 (“Electricity”), Sublandlord does not have any obligation to provide
          any electricity, and does not make any representation as to the amps available
          to the Subtenant, and the Subtenant shall not be entitled to use more than
          the
          Subtenant’s Proportionate Share of the 240 amps specified in Article 49 of the
          Overlease for “other electrical requirements.”

         

        Notwithstanding
          Article 51 (“Air Conditioning Equipment”), Sublandlord assumes the obligations
          of the Tenant specified in the first sentence of Article 51, but Sublandlord
          shall have no obligation pursuant to the second sentence of Article
          51.

         

        Notwithstanding
          Article 52 (“Freight Elevator Service”), Sublandlord shall have no obligation to
          provide freight elevator service.

         

        Supplementing
          Article 28(d) and Article 53 (“Tenant’s Cleaning Contractor”), Subtenant shall
          not be obligated to pay for any cleaning services or for any trash removal,
          provided the Subtenant shall be responsible for the cost of cleaning any
          abnormally dirty portions of the Sublease Premises and for the removal
          of any
          abnormal amounts of trash.

         

        Notwithstanding
          Article 55 (“Glass Replacement”), the Sublandlord shall not be obligated to
          replace any glass.

         

        Notwithstanding
          Article 59 (“Lobby Directory”), the Sublandlord shall be obligated in Article 59
          only to request the Overlandlord to provide only one listing for the Subtenant
          in the lobby directory.

         

        Notwithstanding
          Exhibits E-F of the Overlease, Sublandlord has no liability pursuant
          thereto.

         

        
          
             

          

          
            3

            
              

            

          

          
             

          

        

         

        Exhibit
          E

         

        Method
          of
          Charging for Electricity

         

        Option
          B

         

        In
          consideration of the electricity furnished to the Sublease Premises during
          any
          period, Subtenant shall pay to Sublandlord as additional rent for such
          period an
          amount equal to the product of 

         

        
          	 	
                  (1)

                	
                  the
                    amount payable for such period by Sublandlord in respect of electricity
                    furnished to the Overlease Premises (whether payable (a) directly
                    to the
                    utility company or (b) to Overlandlord (i) on the basis of a
                    submeter
                    measuring the electricity usage in the Overlease Premises, (ii)
                    under a
                    so-called “rent-inclusion” provision or (iii) otherwise) (the
                    “Overlease
                    Electric Charge”),
                    multiplied by

                

        

         

        
          	 	
                  (2)

                	
                  Subtenant's
                    Proportionate Share,

                

        

         

        provided,
          however, that if for any period (x) all or any portion of the Overlease
          Premises
          are vacant and (y) the Overlease Electric Charge is less than it would
          have been
          in the absence of such vacancy then Sublandlord shall have the right to
          adjust
          the Overlease Electric Charge to equal the amount which Sublandlord reasonably
          estimates it would have been in the absence of such vacancy; and further
          provided that the Subtenant shall also pay to the Sublandlord on demand
          the
          portion of the Overlease Electric Charge representing electrical consumption
          in
          the Sublease Premises exceeding the electrical consumption which would
          normally
          be expected of an office tenant occupying the Sublease Premises; and, in
          addition, the Subtenant shall also pay to the Sublandlord on demand 100%
          of the
          charges for electricity which are reasonably allocated to the use by the
          Subtenant of any supplemental air conditioning equipment serving the Sublease
          Premises. The Subtenant acknowledges that the air-conditioning unit known
          as AC3
          serves only the Sublease Premises, and that the Subtenant shall be responsible
          for 100% of the electricity consumed by such unit, as reasonably determined
          by
          the Sublandlord. Payments under this Option B shall be due within ten days
          of
          Sublandlord’s bills therefor. If Subtenant shall so request, Sublandlord shall
          provide Subtenant with a copy of any electricity bill provided by the utility
          company or Overlandlord. The Subtenant further agrees that, to the extent
          the
          electricity consumption for the Overlease Premises during any period is
          in
          excess of the electricity consumption for the Overlease Premises during
          the
          comparable portion of the 2004 calendar year, then such excess may be allocated
          100% to the Subtenant except to the extent that Finnair is demonstrated
          to be
          responsible for such excess. The Sublandlord and its agents and contractors
          shall have the right to have reasonable access to the Sublease Premises
          in order
          both to adjust the thermostat and other controls relating to any air
          conditioning equipment in the Sublease Premises, and to service such
          equipment.

         

        
          
             

          

          
             

            
              

            

          

          
             

          

        

         

        Exhibit
          F

         

        Included
          Personal Property

         

        NONE

         

        
          
             

          

          
             

            
              

            

          

          
             

          

        

        Exhibit
          G

         

        Subtenant’s
          Insurance Certificate

         

        
          
             

          

          
            2

            
              

            

          

          
             

          

        

        Exhibit
          H

         

        Subtenant’s
          Disclosures

         

        In
          compliance with Article 36(f)(i) of the Overlease, the Subtenant hereby
          provides
          the following detailed description of the business, character and financial
          references of the Subtenant (including the Subtenant’s most recent balance sheet
          and income statements certified by its chief financial officer or a certified
          public accountant), including the following documents:

         

        -
          Form
          10-KSB/A of the Subtenant for the transition period from July 31,2003 to
          December 31, 2003 (the Subtenant represents that annexed hereto is a copy
          of
          such form as filed with the U.S. Securities and Exchange Commission, and
          that a
          copy of such form has also been delivered by the Subtenant to the Sublandlord
          before the Sublease Date).

         

        -
          Form
          10-QSB/A of the Subtenant for the period ending September 30, 2004 (the
          Subtenant represents that annexed hereto is a copy of such form as filed
          with
          the U.S. Securities and Exchange Commission, and that a copy of such form
          has
          also been delivered by the Subtenant to the Sublandlord before the Sublease
          Date).

         

        -
          March
          7, 2005 article in Crain’s entitled “Growing dot-coms choose to
          sell”

         

        -
          Summary
          entitled “RooGroup Inc.” prepared by the Subtenant

         

         

        The
          Subtenant further agrees to provide on a timely basis all other information,
          regarding the Subtenant, reasonably requested by the Overlandlord or
          Sublandlord.

         

        
          
             

          

            3Unassociated Document

INVESTOR
RELATIONS SERVICE AGREEMENT

This
agreement ("agreement") is made and entered into June 13, 2005 ("Effective
Date") by and between Eclips Ventures International ("Eclips"), a corporation
based in the Netherlands, located at Keizersgracht 453, 1017 DK, Amsterdam and
Triangle Petroleum, a Nevada (United States) Corporation based in Calgary,
Alberta and located at Suite 1600, 144 Fourth Avenue, SW, Calgary, Alberta, T2P
3N4 hereafter known as “Client”.

1. Terms

Terms
(first term) of this agreement will take effect on 06/13/05 (“execution date”)
and will be terminated on 06/13/06.

2.
Client
Obligations

2.1  Client
shall provide Eclips with reliable corporate information and contacts regarding
Triangle Petroleum’s business and stock in order to facilitate Eclips’
obligations hereunder.

2.2  Client
shall provide information that is legally allowable under all SEC and other
government law in regards to statements made.

3.
Liability

3.1  Client
understands that Eclips makes no warranties on results of the investor relations
program.

3.3
Eclips will not be responsible for any false claims or misleading statements
made by Client.

4.
Recommendations

4.1  Client
understands that Eclips is not a broker dealer or registered

investment
advisor and is not acting in any way to make recommendations to the purchase of
sale of any security.

4.2  Client
understands that Eclips will make no offer to buy or sell
securities.

4.3
Eclips will recommend that any visitor/member/contact/subscriber considering
trading or investing in the publicly traded company Triangle Petroleum (ticker:
TPLM) do so only after speaking with a stockbroker or registered financial
advisor.

 

1/3

 

5.
Fees

	5.1  	
      Fees
      for the investor relation services will be delivered in accordance with
      the following schedule:

 

Eclips
shall receive three hundred thousand (300,000) shares of Triangle Petroleum, due
within 4 weeks after signing of this agreement. 

5.2  Client
understands that fees are non-refundable and binding upon signature.

5.3  Eclips
will make full disclosure of payment from client in accordance with the
requirements of the appropriate exchange at all times. 

 

 

6.
Services
to be performed 

During
the term of this agreement, for the purpose of raising investor awareness in
Triangle Petroleum, Eclips will provide services including but not limited
to:

- prepare
a report on Triangle Petroleum and disseminate it to the various databases of
Eclips. 

- produce
a profile page of Triangle Petroleum and display the information on the various
internet properties it owns. 

- write
updates about Triangle Petroleum when newsworthy events occur and disseminate
the updates to the various databases and internet properties of
Eclips.

-
interview an executive of Triangle Petroleum and place the interview on its
internet properties. 

- handle
the European media relations, shareholder and investor communications for
Triangle Petroleum.

- utilize
partner network to increase the investor awareness for Triangle
Petroleum

7.
Hold
Harmless

Eclips
agrees to hold client harmless against any and all claims for loss, liability,
damages, judgments, civil charges arising out of or in connection with the
services done or to be performed and in connection with or arising out of the
acts or negligent omissions of Eclips.

Client
agrees to hold Eclips harmless against any and all claims for loss, liability,
damages, judgments, civil charges arising out of or in connection with the
services done or to be performed and in connection with or arising out of the
acts or negligent omissions of client. 

 

2/3

 

8.
Notices

Any
notices required or permitted to be given under this Agreement shall be
sufficient if in writing sent via facsimile to the principal office of each
party.

 

9.
Jurisdiction
and Venue

It is the
intention of the parties hereto that this Agreement and the performance
hereunder and all suits and special proceedings hereunder bed construed in
accordance with and under pursuant to the laws of The United States. Therefore,
each of the parties hereby consents to the jurisdiction and venue of the courts
of The United States.

 

 

5.  
Entire
Agreement

This
Agreement constitutes and embodies the entire understanding and agreement of the
parties and supersedes and replaces all prior understandings, agreement and
negotiations between the parties.

	
      Eclips
      Ventures Intl.

       
	 	 	Triangle
      Petroleum Corporation
	By: /s/
      ROGIER GROEN 	 	 	By:/s/
      MARK GUSTAFSON
	
      

      Name: Rogier Groen 	 	 	
      

      Name: Mark Gustafson
	Title: Managing
      Director	 	 	Title:
      President & CEO

 

3/3

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