Document:

<PAGE>
                                                                    EXHIBIT 10.2

                            DATED 11th December 1998

                     SYNCLINE INDUSTRIAL PROPERTIES LIMITED

                                      -and-

                     RALEIGH COURT (DISCOVERY PARK) LIMITED

                                      -and-

                            AUDIO CONNECTIONS LIMITED

                        _________________________________

                                      LEASE

                                      - of-

                              Unit 15 Raleigh Court
                            Manor Royal Priestley Way
                          Crawley West Sussex together
                           With the right to use three
                                 Parking spaces

                        _________________________________

                                  ALLEN & OVERY
                                     London
                                  PY2: 554704.1
<PAGE>
         THIS LEASE made the ____ day of _______________ One thousand nine
hundred and ninety eight BETWEEN SYNCLINE INDUSTRIAL PROPERTIES LIMITED whose
registered office is at The Old Rectory, Wiggonholt, Pulborough, West Sussex
RH20 2EL (hereinafter called "the Landlord") of the first part RALEIGH COURT
(DISCOVERY PARK) LIMITED whose registered office is situate at Suite 5, 27 St.
James' Street, London SWIA IHA ("We Company") of the second part and AUDIO
CONNECTIONS LIMITED of Unit 14, Fareham Enterprise Centre, Newgate Lane,
Fareham, Hampshire P014 I TH (hereinafter called "the Tenant") of the third
part.

         This Lease is a new tenancy for the purposes of section 1 of the
Landlord and Tenant (Covenants) Act 1995.

WITNESSETH as follows--

DEFINITIONS

1.       (1)      In this Lease where the context so admits:-

                  (a)      "the Access Roads" mean the vehicular access roads
                           forming part of the Estate and for the purpose of
                           identification only shown coloured brown on the Plan
                           or such minor enlargement or reduction thereof as may
                           from time to time be specified by the Landlord and
                           each and every part of them

                  (b)      "the Car Parking Spaces" means those parts of the
                           Estate designated by the Company from time to time
                           for the parking of motor cars

                  (c)      "the Common Parts" means the Access Roads the Car
                           Parking Spaces and all or any entrances passages
                           pavements staircases circulation areas lifts service
                           roads service yards loading trays lavatories and
                           other areas and facilities from time to time provided
                           for the common use of the owners tenants or other
                           occupiers of the Estate or any part of it and any
                           other parts of the Estate not transferred or demised
                           or intended to be transferred or demised (unless
                           transferred or demised to the Company or other person
                           who will have a responsibility for the maintenance
                           and upkeep of any such parts and to bear the expense
                           thereof)

                  (d)      "Conducting Media" means all mains drains pipes wires
                           conduits cables watercourses ducts flues sewers
                           channels drains services conduits or any fire alarm
                           and prevention and sprinkler beating ventilation air
                           conditioning public address security and surveillance
                           and other equipment and all other conducting media
                           which now or at any fm within the period of 80 years
                           from the date hereof ("the Specified Period" which
                           shall be the perpetuity period for the purposes of
                           this Lease) shall be in under over through or upon
                           the Development or any part thereof

                  (e)      "the demised premises" means the property described
                           in Part I of Schedule I and each and every part of it
                           with the appurtenances belonging to it and
<PAGE>
                           any building erected on it and all landlords'
                           fixtures and fittings and all additions and
                           improvements to it

                  (f)      "the Development" means the development known as
                           Discovery park the current boundary of which is for
                           the purpose of identification only shown verged blue
                           on the Plan or such minor enlargement of reduction
                           thereof as may from time to time be specified by
                           Walldren Limited or the & successors in title to the
                           Development and each and every part thereof

                  (g)      "the Estate" means the land and buildings at
                           Discovery park the Current boundary Of which is for
                           the purpose of identification only shown verged
                           orange on the Plan and any minor enlargement or
                           reduction thereof as may from time to time be
                           specified by the Landlord and each and every part of
                           it

                  (h)      "the Landlord" includes the person for the time being
                           entitled to the reversion expectant on the
                           determination of the term

                  (i)      "the Plan" means the plan annexed to this Lease

                  (j)      "the Planning Acts" mean the Town and Country
                           Planning Act 1990 and any future and subsequent
                           legislation of a similar nature and any regulation
                           and order made thereunder

                  (k)      "the Service Charge" means a fair proportion Of the
                           Estate Expenditure described in Schedule V to be
                           calculated by the Surveyor (as defined in Schedule V)
                           whose decision shall be final and binding On the
                           parties and to be Payable in accordance with the
                           Provisions of Schedule V "the Surety" (if any) in the
                           case of individuals includes their respective
                           personal representatives

                  (l)      "the Tenant" includes the successors in title of the
                           Tenant and its permitted assigns and in the case of
                           an individual includes his personal representatives

                  (m)      "the term" means the term of years granted by this
                           Lease

                  (n)      "VAT" means value added tax

                  (o)      "VAT Act 1994" means the Value Added Tax Act 1994

                  (p)      "VAT group" means two or more bodies corporate
                           registered as a group for VAT Purposes under section
                           43 VAT Act 1994

         (2)      (a)      Any reference to any Act of parliament includes any
                           extension modification or re-enactment for the time
                           being in force and every order

                                      -2-
<PAGE>
                           instrument regulation and direction and bye-law made
                           in pursuance of any such Act and/or deriving validity
                           from it

                  (b)      "the insured risks" means risks in respect of loss or
                           damage by fire lightening earthquake explosion heave
                           subsidence landslip aircraft (other than hostile
                           aircraft) and other aerial devices or articles
                           dropped from them riot and civil commotion and
                           malicious damage storm or tempest bursting or
                           overflowing of water tanks apparatus or pipes flood
                           impact by road vehicles where in the Landlords
                           opinion all or any of such risks are appropriate for
                           building insurance for a building similar to the
                           demised premises and not less than three years' loss
                           of rent in an amount to take into account potential
                           increases in rent in accordance with the rent review
                           provisions hereinafter contained and such other risks
                           or insurance as may from time to time be required by
                           the Landlord together with the Value Added Tax on the
                           cost and expense of repairing renewing rebuilding
                           reconstructing reinstating and carrying out any other
                           works to the demised premises or any part thereof as
                           a result of any damage or destruction suffered or
                           caused whether directly or indirectly by any such
                           risk

                  (c)      "the prescribed rate"' means a rate of interest of
                           four per centum per annum above the base rate from
                           time to time of The Royal Bank of Scotland plc or
                           such other clearing bank as the Landlord shall from
                           time to time specify or (in the event that base rates
                           are no longer published and used) such other
                           comparable rate of interest as (in default of
                           agreement) may be certified by a member for the time
                           being of the Institute of Chartered Accountants in
                           England & Wales (or if the said Institute shall cease
                           to exist such comparable body of professional
                           accountants as the Landlord may nominate) appointed
                           by the Landlord

                  (d)      Words importing the singular meaning shall include
                           the plural and vice versa

                  (e)      Words importing the masculine gender only shall
                           include the feminine and neuter and vice versa and
                           words importing persons shall include companies and
                           corporations and vice versa

         (3)      If the Landlord, the Tenant, the Surety (if any) or any other
                  surety for the Tenant shall at any time be more ftm one person
                  any reference to the Landlord, the Tenant, the Surety or such
                  other surety shall include a reference to each such person and
                  any covenant on the part of the Landlord, the Tenant, the
                  Surety or such other surety shall take effect as a joint and
                  several covenant

DEMISE

2.       IN CONSIDERATION of the rents reserved by this Lease and of the
         covenants on the part of the Tenant the Landlord DEMISES to the Tenant
         the demised premises

                                      -3-
<PAGE>
         TOGETHER WITH the rights specified in Part 2 of Schedule I in common
         with the Landlord and all others entitled to them but EXCEPT AND
         RESERVING unto the Landlord and others the rights specified in Part 3
         of Schedule I TO HOLD for the term of five years from and including the
         10th day of December 1998 ("the term commencement date") SUBJECT to the
         Tenant paying to the Landlord without any deduction the yearly rents
         set out in Schedule 11 at the time specified in Schedule 11 and all
         other rents hereby reserved AND SUBJECT also to the covenants
         agreements stipulations rights granted and all other matters contained
         in the deeds and documents referred to in entries numbered 1 and 2 of
         the Charges Register of the Landlord's title number WSX210174 insofar
         as they relate to the demised premises but not with the benefit of the
         covenants contained in the Conveyance dated 6th March 1931 made between
         Raymond Morphew (1) and Evelyn Mary Giles (2) insofar as they may still
         be enforceable

3.       THE Tenant COVENANTS with the Landlord:-

TO PAY RENTS

(1)      (a)      To pay the rents hereby reserved at the times and in the
                  manner herein provided without any deduction by Standing Order
                  to such Bank as the Landlord may from time to time specify

         (b)      If at any time or times during the term any of the rent(s)
                  hereby reserved or any part of them or other sum payable to
                  the Landlord under this Lease or any part thereof shall be in
                  arrear (whether the same shall have been legally demanded or
                  not) there shall at the option of the Landlord (without
                  prejudice to any other right or remedy to winch the Landlord
                  may be entitled in consequence of such default) be payable to
                  the Landlord by the Tenant if and when demanded by the
                  Landlord in writing (whether or not amounting to a legal
                  demand) additional rent equal to interest at the prescribed
                  rate on the whole of the amount of the said rent(s) or other
                  such sum from the due date for payment thereof until the date
                  of the payment of the whole of the amount thereof

TO PAY OUTGOINGS

(2)      To pay and discharge and indemnify the Landlord against all existing
         and future rates taxes assessments outgoings and impositions whatsoever
         (including all charges for gas electricity and telephone) now or at any
         time assessed levied charged or imposed on the demised premises or upon
         the occupier or owner thereof including a due proportion (which may be
         the whole) of such payments as may be assessed charged or payable on or
         in respect of any premises of winch the demised premises form part such
         amount to be determined by the Landlord's Surveyor whose decision shall
         (save as to any question of law and save in the case of manifest error)
         be final and binding

COMMON ITEMS

                                      -4-
<PAGE>
(3)      To pay a proper and reasonable amount (which may be the whole) (to be
         determined by the Landlord's Surveyor whose decision shall be final and
         binding) of all costs charges expenses and fees (including compensation
         for damage or disturbance) payable by either the Landlord the Tenant or
         any third party in respect of repairing (and making renewing rebuilding
         or altering in the event that repairing alone is not economically
         viable) cleansing and lighting all party walls ways roads pavements
         forecourts passages yards sewers drains pipes cables walls fences other
         structures not forming part of the demised and all Conducting Media and
         services used or enjoyed or to be used or enjoyed or capable of being
         used or enjoyed by the demised premises whether exclusively or in
         common with other premises or persons

TO COMPLY WITH INSURANCES

(4)      (a)      If the demised premises or any part of them is destroyed or
                  damaged by any peril or risk whatsoever forthwith to give
                  notice thereof to the Landlord as soon as such destruction or
                  damage shall come to the notice of the Tenant

         (b)      Not to do or omit anything whereby any policy or policies of
                  insurance for the time being in force in respect of or
                  including or covering this demised premises and/or the Estate
                  against any risk may become void or voidable or whereby the
                  rate of premium hereon may be increased and at all times to
                  comply with all the requirements of the insurers of the
                  demised premises

         (c)      Not to effect any insurance of the demised premises and to pay
                  forthwith to the Landlord or if the Landlord so requires to
                  apply in making good the loss or damage in respect of which
                  the same shall have been received all moneys becoming payable
                  to the Tenant under any insurance of the demised premises or
                  any part thereof effected by or on behalf of the Tenant or any
                  subtenant or other occupier of the demised premises

         (d)      In the event of the demised premises and/or any adjoining or
                  neighbouring premises of the Landlord or any part thereof
                  being destroyed or damaged by any of the insured risks and the
                  insurance money under any insurance against the same effected
                  thereon by the Landlord being wholly or partly irrecoverable
                  by reason solely or in part of any act neglect or default of
                  the Tenant its sub-tenants or other occupier of the demised
                  premises or their respective servants agents licensees or
                  invitees then and in every such case the Tenant will forthwith
                  pay to the Landlord the whole or (as the case may require) the
                  irrecoverable portion of the cost (including the costs of site
                  and debris clearance professional and other fees and
                  incidental expenses) of completely rebuilding and reinstating
                  the same

(5)      That nothing shall be done on the demised premises which may increase
         the premium payable for the insurance of the demised premises and/or
         the Estate or which may make void or voidable any policy for such
         insurance and in the event of any increased premium being payable as a
         result of anything done by the Tenant any sub-tenants or other

                                      -5-
<PAGE>
         occupier of the demised premises or their respective servants agents
         licensees or invitees to pay to the Landlord on demand the amount of
         such increased premium

TO MAINTAIN AND KEEP IN REPAIR

(6)      (a)      From time to time and at all times during the term well and
                  substantially to repair cleanse and put and keep in good and
                  substantial repair and condition the demised premises and all
                  additions thereto including (without prejudice to the
                  generality of the foregoing) the windows and doors and locks
                  and glass therein and the sash cords (if any) and the door
                  furniture and all cisterns and sanitary apparatus and the
                  structures walls roofs foundations gutters downpipes gullies
                  grids and covers and all wires and cables and all Landlord's
                  fixtures and fittings and appurtenances belonging to the
                  demised premises of whatsoever nature all gas electrical water
                  heating ventilation air conditioning and other installations
                  boilers plant machinery and equipment of whatsoever nature and
                  all Conducting Media within or exclusively serving the demised
                  premises and to replace all missing keys and renew all washers
                  to taps and ball valves (if any) as and when necessary and to
                  keep all water pipes and water fittings in the demised
                  premises protected from frost leakage or other occurrence and
                  to be responsible in all respects for all damage caused to the
                  demised premises or any other property (real or personal)
                  through bursting overflowing leaking or stopping up of such
                  pipes and fittings however occasioned

         (b)      To repair or replace forthwith by new articles of a similar
                  kind and quality any fixtures fittings plant equipment carpets
                  and other floor coverings (other than Tenant's trade fittings)
                  in the demised premises which shall be damaged worn out or
                  removed or which shall become unusable

         (c)      To clean the windows in the demised premises not less than
                  once in every month

         (d)      To the extent that such facilities exist at the demised
                  premises from time to time to enter into and maintain
                  contracts with persons experienced in such matters to inspect
                  maintain repair and if necessary or appropriate to renew or
                  replace any M boilers hot water central hearing sprinkler
                  ventilation and air conditioning apparatus plant equipment and
                  systems in the demised premises such persons to be previously
                  approved in writing by the Landlord such approval not to be
                  unreasonably withheld and on demand to produce to the Landlord
                  such contracts and all maintenance reports

TO PAINT EXTERIOR

(7)      In the last year of the term calculated from the term commencement date
         (whether determined by effluxion of time or otherwise) to bum off and
         otherwise prepare and thereafter to paint french polish or otherwise
         treat as the case may be with three coats of best quality material an
         the exterior of the demised premises usually or requiring to be painted
         french polished or otherwise treated with suitable material of such
         quality and

                                      -6-
<PAGE>
         colours as the Landlord may reasonably require in a proper and
         workmanlike manner and to wash down all tiles faiences glazed bricks or
         polished stone and similar washable surfaces and with every such
         outside painting to polish all outside parts of woodwork usually
         polished and to restore point and make good the brickwork stucco and
         stonework in all such cases carrying out such works to a reasonable
         standard of workmanship

TO PAINT INTERIOR

(8)      In the last year of the term calculated from the term commencement date
         whether determined by effluxion of time or otherwise to bum off and to
         paint grain varnish paper plaster and french polish or otherwise treat
         as the case may be the interior of the demised premises usually or
         requiring to be painted french polished or otherwise treated with two
         coats of best quality paint or polish or other suitable material of
         such quality and in the last year of the term howsoever determined of
         such colour as the Landlord may require in a proper and workmanlike
         manner and to wash down all tiles faiences glazed bricks and similar
         washable surfaces in all such cases carrying out all such works in
         accordance with a reasonable standard of workmanship

TO PERMIT THE LANDLORD TO ENTER

(9)      (a)      To permit the Landlord and its agents and workmen and all
                  other persons authorised by them at all reasonable hours in
                  the daytime on giving reasonable notice to enter the demised
                  premises to take inventories of the Landlords fixtures and
                  fittings and/or to view the state and condition of the demised
                  premises and to give or leave on the demised premises notice
                  in writing to the Tenant of all defects and wants of repair
                  and/or decoration and/or breach of any other covenants
                  contained in this Lease for which the Tenant shall be liable
                  hereunder

         (b)      Within three months after service of every notice of any
                  default or want of repair and/or decoration or of any breach
                  (whether continuing or past and whether or not waived) of any
                  covenant herein contained or sooner if requisite to repair and
                  make good the same or remedy such breach to the satisfaction
                  of tbL6 Landlord and that if the Tenant shall not within two
                  months after service of such notice or sooner if requisite
                  commence and proceed diligently with the execution of the
                  repairs and works or remedy the breach of covenant referred to
                  therein the Landlord may (but shall not be obliged to and
                  without prejudice to any other rights of the landlord in
                  relation to such breach (including the right of re-entry))
                  enter the demised premises with or without appliances and
                  execute such repairs and works or remedy such breach and the
                  proper cost thereof (including any legal costs and Surveyor's
                  fees and other charges costs and expenses incurred by the
                  Landlord in respect of such repairs and works and the
                  remedying of such breach on any such charge cost or expense)
                  shall immediately upon demand by the Landlord be repaid by the
                  Tenant to the Landlord and be recoverable forthwith as a debt
                  due from the Tenant to the Landlord

TO YIELD UP PREMISES AT THE END OF TERM

                                      -7-
<PAGE>
(10)     At the expiration or sooner determination of the term:

         (a)      quietly to yield up the demised premises in such repair and
                  decoration as is required by this Lease and in a clean and
                  tidy condition together with all fixtures and fittings
                  improvements and additions which now are or may be at any time
                  hereafter in or about the demised premises forthwith making
                  good all damage thereby occasioned by the removal of any
                  Tenants fixtures and fittings to the Landlord's reasonable
                  satisfaction

         (b)      if required by the Landlord to remove all partitioning
                  installed in the demised premises during the term and/or any
                  Tenant's fixtures and fittings and to make good to the
                  reasonable satisfaction of the Landlord all damage caused by
                  the removal of any partitions or other Tenant's fixtures and
                  fittings and that if the Tenant shall not have removed the
                  same before the determination of the term the Tenant shall
                  forthwith on demand pay to the Landlord a sum equal to the
                  cost or expense of removing the same and making good all
                  damage caused thereby on any such cost or expense, sum
                  calculated at a rate equal to the rent payable hereunder
                  immediately prior to the end or sooner determination of the
                  term in respect of the period taken to carry out such works
                  provided always that the Landlord shall carry out such works
                  with all due speed

NOT TO OBSTRUCT OR DAMAGE COMMON PARTS

(11)     (a)      To keep such parts (if any) of the demised premises as are
                  enjoyed in common with others or are unbuilt on and any road
                  pavement forecourt or other area entrance hall passageway
                  staircase or lift leading to or giving access to the demised
                  premises or over which the Tenant may enjoy rights of access
                  or use free from obstruction (permanent or temporary) and not
                  to damage or use the same in such manner as to cause any
                  nuisance damage or annoyance and not to cause or permit the
                  same to become untidy or unclean and not to cause or permit
                  any obstruction or damage to any Conducting Media in or
                  serving the demised premises or any premises of which the
                  demised premises form part or any adjoining adjacent or
                  neigbbouring premises or building and in the event of any such
                  obstruction or damage forthwith to make good the same to the
                  reasonable satisfaction of the Landlord

         (b)      (i)      Not to leave or permit or suffer to be left any
                           vehicle goods or other articles upon any forecourt
                           space road or footpath forming part of or near to the
                           demised premises save for the purpose of the loading
                           and unloading of goods from or into the demised
                           premises from any such forecourt space road or
                           footpath forming part of the demised premises but for
                           so long only as shall be required for such loading
                           and unloading to be effected but not so as to cause
                           or to permit any obstruction of the same

                  (ii)     Not knowingly to allow any vehicle to park upon any
                           part of the Development other dm such part thereof as
                           may have been designated by

                                      -8-
<PAGE>
                           the Landlord for that purpose and not to use any Car
                           Parking Space otherwise than for the parking of motor
                           cars of a size reasonably contained in that Car
                           Parking Space

AS TO STATUTES

(12)     (a)      At the Tenant's cost at all times to comply in all respects
                  with and do anything required under all Acts of Parliament
                  both present and future and every notice direction order
                  regulation bye-law and condition already or hereafter to be
                  made by any public local or other authority or body so far as
                  they may relate to or affect the Tenant and/or any occupier of
                  the demised premises and for relate to or affect the demised
                  premises and/or the user thereof and/or the employment or
                  residence therein of any person and/or the use of any plant
                  machinery fixtures or chattels therein and to execute any
                  works and do any thing required to be executed or done
                  (whether by the Tenant or any other person) thereunder by any
                  competent person and to indemnify the Landlord against all
                  liability and expense whatsoever arising out of or in
                  connection with such enactments or of or incidental to the
                  execution of such works or thing

         (b)      Forthwith upon becoming aware of the same to give notice in
                  writing to the Landlord Of any defect in the state of the
                  demised premises which would or might give rise to an
                  obligation m the Landlord to do or refrain from doing any act
                  or thing in order to comply with the duty of care imposed m
                  the Landlord pursuant to the Defective Premises Act 1972 and
                  indemnify and keep indemnified the Landlord from and against
                  any losses claims actions costs or demands arising from a
                  failure to give such notice and at all times to display and or
                  require all notices which the Landlord may from time to time
                  display or require to be displayed at the demised premises

         (c)      Within seven days of the receipt of notice of the same to give
                  full particulars to the Landlord of any permission notice
                  order or proposal for a notice or order relevant to the
                  demised premises and/or the use or condition thereof or
                  otherwise concerning any lessor lessee or occupier thereof
                  made given or issued to the Tenant or the occupier of the
                  demised premises by any Government Department or Public or
                  Local Authority and if so required by the Landlord to produce
                  such permission notice order or proposal to the Landlord and
                  without delay to take all reasonable or necessary steps to
                  comply therewith and also at the request and joint cost of the
                  Landlord and the Tenant to make or join with the Landlord in
                  making such objections or representations against or in
                  respect of any such notice order or proposal as aforesaid as
                  the Landlord shall deem expedient

         (d)      To pay to the Landlord upon demand all proper and reasonable
                  costs charges and expenses (including Surveyors Architects and
                  other professional advisers fees) properly and reasonably
                  incurred by the Landlord of or incidental to:

                                      -9-
<PAGE>
                  (i)      complying with all provisions and requirements of any
                           and every Act of Parliament or prescribed or required
                           by any Public Local or other Authority and

                  (ii)     executing all works and providing all arrangements
                           which may be directed or required as aforesaid

                  so far as the same relate to the Tenant's use and occupation
                  of the demised premises and/or any premises capable of being
                  used or enjoyed by the Tenant in common of jointly with any
                  other person or persons of the user thereof

AS TO PLANNING ACTS

(13)     (a)      Not to carry out on the demised premises any development
                  within the meaning Of the Planning Acts

         (b)      During the term so often as occasion shall require at the
                  expense in all respects of the Tenant to obtain all such
                  licences planning consents and other permissions (if any) as
                  may be required for the use of the demised premises for the
                  purposes permitted by this Lease or the institution or
                  continuance by the Tenant thereon of any use

         (c)      At all times during the term to comply in all respects with
                  the Planning Acts and to keep the Landlord indemnified in
                  respect of any breach of them

         (d)      Not to make any application for or appeal in respect of any
                  development or continuance of use or retention of development
                  or for or in respect of any certificate or determination in
                  relation to any development or use nor to object to any such
                  application made by or on behalf of the Landlord but at its
                  own expense to support the same and to make or join in making
                  such representations as the Landlord may deem expedient in
                  respect thereof

         (e)      Not otherwise Um at the direction of the Landlord to enter
                  into any agreement under Section 106 of the Town and Country
                  Planning Act 1990 or any other similar planning agreement

         (f)      Not without the consent of the Landlord to serve any notice
                  under Part VI of the Town and Country Planning Act 1990

         (g)      Not to implement any planning consent unless the same has been
                  submitted to and approved in writing by the Landlord

         (h)      To deliver to the Landlord a copy of every notice order
                  direction consent or refusal or other thing affecting the
                  demised premises within seven days of the receipt thereof by
                  the Tenant

                                      -10-
<PAGE>
         (i)      Not to serve any purchase notice under the Planning Acts or
                  otherwise require any local or other competent authority to
                  purchase the Tenant's interest

         (j)      To comply with any enforcement notice or stop notice forthwith
                  when the same shall be made or issued by any local or other
                  competent authority unless the same may be the subject-of any
                  appeal

         (k)      If and when called upon to do so to produce to the Landlord
                  such plans documents and other evidence as the Landlord may
                  reasonably require m order to satisfy itself that the
                  provisions of this sub-clause have in all respects been
                  complied with

NOT TO PERMIT ENCROACHMENTS

(14)     Not to stop up darken or obstruct any window or light belonging to the
         demised premises or any other building belonging to the Landlord and
         not to permit any new window light opening doorway path passage drain
         or other encroachment or easement to be made or acquired on against or
         affecting the demised premises and if any such matter shall be made or
         acquired or attempted to be made or acquired to give immediate notice
         to the Landlord and at the Landlord's request but at the joint cost of
         the Tenant and the Landlord to adopt such means as may reasonably be
         required by the Landlord for preventing any such encroachment or the
         acquisition of any such easement

AS TO FIRE REGULATIONS

(15)     (a)      To provide adequate means of escape in cases of fire for the
                  persons employed to work in the demised premises and to
                  maintain and keep the same free from obstruction and to
                  provide effective means of giving warning in case of fire and
                  otherwise to comply with all requirements of the appropriate
                  authority in relation to the means of escape from the demised
                  premises in case of fire or otherwise

         (b)      To keep installed in compliance with legal requirements fire
                  fighting and extinguishing apparatus fire alarms and other
                  necessary equipment open to the inspection of the Landlord and
                  not to obstruct or permit or suffer to be obstructed the
                  access to or means of working the same

NOT TO BRING PROCEEDINGS

(16)     Not at any time during the term to bring any action or make any claim
         or demand against the Landlord or any person deriving title under the
         Landlord on account of any injury to the demised premises in
         consequence of the erection of any building on any land adjacent
         neighbouring or opposite to the demised premises for which the Landlord
         shall have given its consent or in respect of any easement right or
         privilege granted or to be granted by the Landlord for the benefit of
         any land and/or building adjacent neighbouring or opposite to the
         demised premises and (if required) to concur with the Landlord at its
         expense in any consent which it may give or any grant which it may make

                                      -11-
<PAGE>
TO PERMIT LANDLORD TO ENTER TO CARRY OUT WORKS

(18)     (a)      To permit the Landlord and its agents and all others
                  authorised by it (including any mortgagee or prospective
                  mortgagee or purchaser of any reversionary interest during the
                  term) with or without workmen and others at all reasonable
                  turn during the term on giving reasonable prior written notice
                  (except in case of emergency) to enter upon the demised
                  premises for any lawful purpose and in particular in order to
                  inspect and measure the same and ascertain how the same are
                  being used and occupied and to estimate the value thereof for
                  insurance and mortgage or other purposes and to inspect repair
                  renew enlarge replace relay or remove any Conducting Media or
                  attachments or cables for radio or television relay purposes
                  as often as occasion may require

         (b)      To permit the Landlord and its agents at any time within six
                  months before the expiration or sooner determination of the
                  contractual term granted by this Lease at any tune in the
                  event of the Landlord wishing to dispose of its interest in
                  the demised premises on giving not less than forty-eight
                  hours' written notice to enter the demised premises and affix
                  on any suitable part thereof notice boards or bills for
                  re-letting or selling the same and not to remove or obscure
                  the same and to permit all persons by order in writing of the
                  Landlord or its agents to view the demised premises at
                  reasonable hours in the daytime

         (c)      To permit the agents workmen and others employed by the
                  Landlord and by any of the tenants or occupiers of adjoining
                  adjacent or neigbbouring premises or building at times in the
                  daytime during the term and upon prior written notice (except
                  in case of emergency) to enter upon the demised premises for
                  the erection inspection or repair replacement renewal
                  decoration extension enlargement and cleansing of any
                  adjoining adjacent or neighbouring premises or buildings and
                  to cleanse empty and repair replace and renew any Conducting
                  Media serving or belonging to the demised premises and/or any
                  adjoining adjacent or neigbbouring premises or buildings as
                  often as occasion may require the Landlord or the tenants or
                  occupiers aforesaid as the case may be malting good any damage
                  done to the demised premises the Tenant's stock, equipment and
                  fixtures and fittings by such agents workmen and others by
                  reason of such entry

         (d)      To permit the Landlord and its agents and all others
                  authorised by it with or without workmen and appliances to
                  enter on the demised premises in order to prevent a forfeiture
                  of any superior lease for the time being affecting the demised
                  premises or any part thereof and to exercise any rights hereby
                  excepted and reserved

NOT TO ALTER ELECTRICS

(19)     That no alteration or addition shall be made to any electrical or gas
         installations in the demised premises save with the Landlord's consent
         and any alteration to which the

                                      -12-
<PAGE>
         Landlord consents shall be carried out in accordance with the terms and
         conditions laid down by the relevant electricity or gas supply
         authorities

NOT TO ALTER

(20)     (a)      That no additional or substituted building or erection shall
                  be placed or erected on the whole or any part of the demised
                  premises and not to merge the demised premises with any
                  adjoining premises or cut maim or injure the demised premises
                  or any part thereof or cause or permit to be caused any waste
                  spoil or destruction to in or upon the demised premises or any
                  part thereof and no alteration or addition shall be made to
                  the structure and/or the exterior of the demised premises

         (b)      That no change or alteration shall be made in or to the
                  existing design or appearance of the demised premises (save as
                  hereinafter mentioned)

         (c)      That no alteration or addition structural or otherwise shall
                  be made in or to the demised premises except non-structural
                  alterations for which the Tenant has obtained the previous
                  consent in writing of the Landlord (not to be unreasonably
                  withheld or delayed) and which shall be carried out in
                  accordance with drawings and specifications previously
                  submitted to and approved in writing by the Landlord such
                  approval not to be unreasonably withheld or delayed and the
                  Landlord may as a condition of giving any such consent require
                  the Tenant to enter into such covenants with the Landlord as
                  the Landlord may reasonably require with regard to the
                  execution of any such works and the reinstatement of the
                  demised premises at the determination of the term but the
                  Tenant may without obtaining such consent from the Landlord
                  erect alter and remove demountable non structural partitions
                  but the Tenant must within one month of completion of such
                  works of partitioning supplying to the Landlord three sets of
                  and specifications of such works

AS TO SIGNS

(21)     That no aerial sign post mast fascia placard bill notice or other
         structure or thing whatsoever shall be placed affixed or exhibited on
         or to the outside of the demised premises or on the inside so as to be
         visible from the outside except a sip stating the name and nature of
         the Tenant's business of a shape size and design and in a position to
         be approved by the Landlord (such approval not to be unreasonably
         refused or delayed) and on the expiration or sooner determination of
         the term on being requested by the Landlord to remove such matters as
         aforesaid and to make good any damage caused thereby to the reasonable
         satisfaction of the Landlord

PROHIBITIONS AS TO USER

(22)     That nothing shall be done brought permitted or kept on the demised
         premises of a dangerous combustible inflammable radioactive explosive
         or offensive nature or the keeping or allowing of which may at law
         constitute a nuisance or require the licence or

                                      -13-
<PAGE>
         consent of any local or other competent authority or which shall or may
         in the Landlord's opinion be or become a nuisance damage annoyance or
         inconvenience to any person or which may in the Landlord's reasonable
         opinion be injurious to the value tone amenity or character of the
         demised premises and/or adjoining adjacent or neighbouring premises and
         that no dust fumes smell or noise will be created which would in the
         Landlord's reasonable opinion be a nuisance or annoyance to or
         injurious to local amenity and that no congestion will be caused in any
         highway or road, adjoining or adjacent to the demised premises by
         vehicles parked or waiting to load goods and not to keep any bird
         animal or reptile or other creature on the demised premises and not to
         allow any goods or other articles to be displayed exposed or placed in
         on or outside the doors windows balconies or other parts of the demised
         premises or on any flat roof

NOT TO OVERLOAD

(23)     That the floors and/or structures of the demised premises shall not be
         overloaded and that nothing shall be done or brought thereon which may
         in the Landlord's opinion cause damage or strain to the floors ceilings
         or structure of the demised premises or of any building of which they
         form part and that no machinery whatsoever shall be installed or kept
         in the demised premises save such reasonable machinery as shall be
         usual in connection with the use permitted by this Lease

AS TO USER

(24)     (a)      That neither the demised premises nor any part thereof shall
                  be used for any illegal or immoral purpose or any noisy
                  noisome or offensive trade or business or as a public house
                  beer shop hefting shop or public place of amusement or for any
                  use connected with the motor trade (including motor engineers
                  panel beaters and paint sprayers) or for residential purposes
                  and that the Tenant will not hold or permit any sale by
                  auction or any public meeting on the demised premises

         (b)      Not to use the demised premises otherwise than for a use
                  within classes B1 B2 and/or B8 of the Town and Country
                  Planning (Use Classes) Order 1987 and for no other or purposes
                  but there shall not be implied any warranty or other
                  obligation representation on the part of the Landlord that
                  such is the permitted use for the purpose of the Planning Acts
                  and notwithstanding that any such use is not a permitted use
                  the Tenant shall remain fully bound and liable to the Landlord
                  in respect of the obligations undertaken by the Tenant by
                  virtue of this Lease without any compensation recompense or
                  relief of any kind whatsoever

PROVISIONS AS TO ALIENATION

(25)     (a)      Save as hereinafter provided not to assign mortgage underlet
                  agree to underlet part with or share the possession or
                  occupation of or hold on trust for any third party the whole
                  or any part of the demised premises

                                      -14-
<PAGE>
         (b)      That no interest (howsoever remote) derived out of the term
                  shall be created upon payment of a fine or premium or at a
                  rent of less than the open market rent

         (c)      That the Landlord and the Tenant agree that the Landlord may
                  grant consent to an assignment subject to any one or more of
                  the following conditions (which are specified for the purposes
                  of section 19(IA) of the Landlord and Tenant Act 1927):

                  (i)      that before the assignment the Tenant enters into and
                           unconditionally delivers to the Landlord an
                           authorised guarantee agreement (as defined in section
                           16 of the Landlord and Tenant (Covenants) Act 1995),
                           such agreement to be a deed and to contain the
                           provisions set out in Schedule M but with the
                           amendments to those provisions set out in Schedule IV

                  (ii)     that before the assignment any person (other than a
                           former Tenant) who at the time of the application for
                           the consent is guaranteeing the obligations and
                           liabilities under this Lease of the Tenant covenants
                           by deed with the Landlord that the Tenant shall
                           perform its obligations under the authorised
                           guarantee agreement required under paragraph (i)

         (d)      That if the Tenant desires to assign or underlet the demised
                  premises as a whole and it shall (on each occasion) procure

                  (1)      that any intended assignee shall covenant with the
                           Company to observe and perform the covenants and
                           conditions set out in Clause 4 of this Lease

                  (2)      if the intended assignee shall be a private limited
                           liability company that not more than two of its
                           directors shall if the Landlord so requires act as
                           sureties for such company and shall (inter alia)
                           jointly and severally covenant with the Landlord in
                           the form set out in Schedule III hereto (mutatis
                           mutandis)

                  (3)      that prior to granting any underlease the Tenant
                           shall first obtain an Order from the relevant County
                           Court authorising the inclusion in such underlease of
                           an agreement excluding the provisions of Sections 24
                           to 28 (inclusive) of the Landlord and Tenant Act 1954
                           from applying to that Underlease and that the
                           underlease includes such an agreement

                  (4)      that any intended underlessee shall covenant with the
                           Landlord:-

                           (i)      not to assign underlet or part with or share
                                    the possession or occupation of or hold in
                                    trust for any third party the demised
                                    premises or any part thereof (save as
                                    mentioned in sub-clause (ii) hereof) and

                                      -15-
<PAGE>
                           (ii)     not to assign the whole of the premises the
                                    subject of such underletting without the
                                    Landlord's consent (such consent not to be
                                    unreasonably withheld)

                           (iii)    to perform and observe the covenants and
                                    conditions (other than the covenant to pay
                                    rent) contained in this Lease

         (d)      To include in every underlease granted by the Tenant a
                  condition for re-entry on ft breach of any covenant on the
                  part of the underlessee and covenants, rights and conditions
                  in like form to those contained in this Lease

         (e)      Not to permit any breach by any underlessee of any of such
                  provisions as aforesaid contained in any underlease and at all
                  times strictly to enforce the same

         (f)      Not to grant any underlease or enter into any agreement or
                  arrangement with any underlessee which provides for the
                  payment of the rent thereby reserved (but not insurance or
                  service charge rent) more than three months In advance

         (g)      Not to assign or underlet the whole of the demised premises
                  without the prior written consent of the Landlord which is not
                  to be unreasonably withheld or delayed

REGISTRATION OF DISPOSITIONS

(26)     Within one month after any disposition or dealing with any interest in
         the demised premises to give notice thereof to the Solicitor to the
         Landlord and to pay to him a fee of Twenty Five pounds for the
         registration thereof and at the same dm to produce a certified copy of
         such disposition

BREACH OF COVENANTS AND SECTION 146 NOTICES

(27)     To pay to the Landlord all proper and reasonable costs charges and
         expenses (including legal costs and surveyor's fees) which may be
         properly and reasonably incurred by the Landlord and any superior
         landlord (a) in or in contemplation of any proceedings under Sections
         146 or 147 of the Law of Property Act 1925 notwithstanding that
         forfeiture is avoided otherwise than by relief granted by the Court (b)
         in connection with the preparation and service of a Schedule of
         Dilapidations whether during or at the end or sooner determination of
         the term and (c) in connection with any application by the Tenant for
         any licence or consent whether or not the same shall be granted

TO COMPLY WITH MATTERS AFFECTING FREEHOLD

(28)     To observe and perform the agreements covenants and stipulations
         contained or referred to entries numbered 1 and 2 of the Charges
         Register of the Landlord's title member WSX210174 insofar as they
         relate to the demised premises and to keep the Landlord indemnified
         against all actions proceedings costs claim and demands in any way
         relating thereto

                                      -16-
<PAGE>
TO NOTIFY APPOINTMENT OF RECEIVERS OR LIQUIDATORS

(29)     To procure that in the event of any receiver being appointed in respect
         of the Tenant or of any of its assets or of a resolution being passed
         for the voluntary liquidation of the Tenant or of the presentation of a
         petition for compulsory liquidation then notice in writing thereof
         shall be given to the Landlord such notice to contain full details of
         any receiver or liquidator appointed

TO INDEMNIFY LANDLORD

(30)     To keep the Landlord fully and effectively indemnified from and against
         all liabilities costs claims proceedings losses damages and expenses
         (whether in respect of physical or financial loss or any injury to or
         the death of any person or damage to any property moveable or
         immoveable or the infringement disturbance or destruction of any right
         or easement or otherwise) arising directly or indirectly out of or in
         respect of.-

         (a)      (i)      Any use or occupation of the demised premises (or any
                           act default or omission thereon or in respect
                           thereof) by the Tenant any sub-tenant or their
                           respective licensees servants agents or invitees or
                           in the execution of any alterations or additions to
                           the demised premises by the Tenant any sub-tenant or
                           their respective licensees servants agents or
                           invitees or

                  (ii)     Any interference or alleged interference or
                           obstruction of any right or alleged right of light
                           air drainage or other right or alleged right now
                           existing for the benefit of any adjoining adjacent or
                           neigbbouring property by the Tenant any sub-tenant or
                           their respective licensees servants agents, or
                           invitees or

         (b)      The state of repair and/or condition and/or existence of any
                  alteration to the demised premises carried out or in the
                  course of being carried out to the demised premises by the
                  Tenant any sub-tenant or their respective licensees servants
                  agents or invitees or

         (c)      Any act or default of the Tenant any sub-tenant or the
                  respective licensees servants agents or invitees or

         (d)      Any matters arising out of the provisions of Section 4 of the
                  Defective Premises Act 19-72

AS TO SURETIES

(31)     Within 28 days of the death. during the term of any person who has or
         shall have guaranteed to the Landlord the payment of the rents hereby
         reserved and the observance and performance of the covenants on the
         part of the Tenant herein contained or of such person becoming bankrupt
         or having a Receiving Order or an Interim Order under Part VIII of the
         Insolvency Act 1986 made against him or being a Company suffed4 a
         Receiver to be appointed passing a resolution to wind up or entering
         into liquidation or

                                      -17-
<PAGE>
         having an Administration Order made against it then to give notice
         thereof to the Landlord and if so required by the Landlord at the
         expense of the Tenant within twenty-eight days to procure some other
         person acceptable to the Landlord to execute a Guarantee in respect of
         the payment of the said rents and the-observance and performance of the
         said covenants in the form set out in Schedule M hereof (mutatis
         mutandis)

TO PAY LANDLORD'S COSTS

(32)     To pay to the Landlord m demand all proper and reasonable costs charges
         expenses (including legal and surveyors' and other professional costs)
         and fees including Bailiffs' costs properly and reasonably incurred by
         the Landlord plus Value Added Tax thereon for or in connection with the
         levy of a distress for the rents payable hereunder or any part thereof
         or as a result of the Bailiff being paid the said rents or any part
         thereof whether or not any distress in the event be levied or otherwise
         for or in connection with the recovery pf arrears of the said rents or
         the moneys payable by the Tenant hereunder

VALUE ADDED TAX

         (a)      If any VAT is chargeable on any supply under or pursuant to
                  this Lease, the Tenant shall pay by way of additional
                  consideration the amount of that VAT

         (b)      Without limiting sub-clause (a) above, each sum reserved or
                  payable by the Tenant under this Lease is exclusive of VAT (if
                  any) and is accordingly to be construed as a reference to that
                  sum plus any VAT in respect of it, and where any sum is
                  reserved as rent, the VAT is also reserved as rent

         (c)      If VAT is chargeable on any supply made by-the Landlord to the
                  Tenant for which a sum is not reserved or payable under this
                  Lease, the Tenant shall pay that VAT to the Landlord against
                  issue of a VAT invoice.

         (d)      Where under this Lease, the Tenant is obliged:

                  (i)      to make any payment to the Landlord or any other
                           person (including, without limitation, by way of
                           service charge, indemnity or reimbursement) by
                           reference to any amount incurred or which will or may
                           be incurred by the Landlord or any other person; or

                  (ii)     otherwise to pay all or part of the consideration for
                           any supply made to the Landlord or any other person,

                  then without prejudice to sub-clauses (a) to (c) above, the
                  Tenant shall be obliged to pay an amount equivalent to any VAT
                  in respect of the amount or consideration except to the extent
                  that the VAT is recoverable by the Landlord or any other
                  person as appropriate.

                                      -18-
<PAGE>
         (e)      For the purposes of sub-clause (d) above, VAT is recoverable
                  by a person, if that person (or any company treated as a
                  member of the same VAT group as that person) is entitled to
                  credit for it as input tax under sections 25 and 26 VAT Act
                  1994. For the avoidance of doubt, VAT is not recoverable by a
                  person only because he could elect to waive exemption, but has
                  not done so.

         (f)      Where for the purposes of this Lease it is necessary to
                  calculate or estimate the cost or value of anything, including
                  any building, structure, work, item, act or same, the cost or
                  value shall be calculated or estimated so as to include any
                  VAT which will or may be incurred in addition.

         (g)      The Landlord shall issue the Tenant with a proper VAT invoice
                  in respect of any supply by the Landlord to the Tenant

4.       THE TENANT COVENANTS with the Company and separately with the Landlord:

TO PAY SERVICE CHARGE

(1)      To pay to the Company the Service Charge and the Interim Payment (in
         each case as defined in Schedule V hereto) forthwith on demand and to
         make the Interim Payment on account of the Service Charge half yearly
         in advance on the first day of January and the first day of July in
         each year or by such other installments or on such other dates as the
         Company may from tune to time specify and any other payments due in
         accordance with the provisions of Schedule V hereto PROVIDED THAT if
         any of the monies referred to in this clause shall not be paid m the
         date on which they are payable the Tenant shall in addition pay
         interest thereon at the prescribed rate from such date until the date
         of payment thereof as well after as before any judgement

COMMON PARTS

(2)      (a)      Not to cause the Common Parts to become untidy or unclean and
                  not to cause or permit any obstruction or damage to any
                  Conducting Media in or serving the Property or any other
                  premises in the Development and in the event of any such
                  obstruction or damage forthwith to make good the same to the
                  satisfaction of the Landlord and/or the Company

         (b)      Not to park or permit any vehicles to be parked in any part of
                  the Common Parts save the Car Parking Spaces mentioned in Part
                  2 of Schedule I hereto

         (c)      Not to use or permit to be used the Common Parts and/or the
                  Car Parking Spaces mentioned in sub-clause (b) above for the
                  storage of goods vehicles plant and equipment and to use the
                  said Car Parking Spaces solely for the parking of private
                  motor cars

         (d)      Not to do or suffer any act or thing whereby any of the Common
                  Parts may be damaged or obstructed or use or suffer the same
                  to be used in such manner as to cause in the opinion of the
                  Landlord of the Company any nuisance damage or

                                      -19-
<PAGE>
                  annoyance to the Landlord and/or the Company or other tenants
                  owners or occupiers of any other parts of the Estate

TO DISPOSE OF REFUSE

(3)      To dispose of refuse from time to time in a neat and efficient manner
         in the areas so provided for that purpose by the Company (if any) and
         so as not to cause any nuisance or annoyance to any other tenants
         owners or occupiers in the Development in accordance with the
         directions of the Company

TO COMPLY WITH REGULATIONS

(4)      To comply with all such reasonable regulations as the Landlord and/or
         the Company may make from time to time for the management of the Estate

5.       THE Landlord COVENANTS with the Tenant

QUIET ENJOYMENT

(1)      That the Tenant paying the rent hereby reserved and performing and
         observing the covenants m the part of the Tenant herein contained shall
         and may peaceably and quietly hold and enjoy the demised premises for
         the term without any interruption by the Landlord or any person
         lawfully claiming under or in trust for the Landlord

TO INSURE

(2)      (a)      That the Landlord will subject to ft terms of such insurance
                  and to it not being vitiated by any statement act or omission
                  of the Tenant any sub-tenant or other occupier of the demised
                  premises or any part thereof or their respective servants
                  agents or invitees keep the demised premises (but excluding
                  Tenant's fixtures and fittings) insured against the insured
                  risks (subject to insurance against such risks being available
                  at reasonable cost in the United Kingdom and subject to such
                  limitations excesses and exclusions as the insurers may
                  impose) in such office in such names and in such sum
                  (including Architects' and Surveyors' and other professional
                  fees and the cost of shoring up demolition and site clearance
                  and incidental expenses and VAT) as the Landlord may deem
                  expedient and to produce to the Tenant on request a certified
                  copy or details of the policy of insurance but not more than
                  one in every year and evidence of payment of the current
                  year's premium and subject to all planning and other consents
                  permissions or approvals necessary to enable the Landlord so
                  to do having been obtained as soon as possible apply all
                  insurance monies received by the Landlord (except any moneys
                  in respect of loss of rent which shall be retained by the
                  Landlord for its own use and benefit) in rebuilding and
                  reinstating the demised premises or such part thereof as shall
                  be destroyed or damaged as soon as practicable

         (b)      If the rebuilding and/or reinstatement of the demised premises
                  as hereinbefore shall be frustrated or prevented (whether
                  because any competent authority shall

                                      -20-
<PAGE>
                  lawfully refuse permission for or otherwise prevent such
                  rebuilding or reinstatement or for any other reason) for a
                  period exceeding three years then all relevant insurance
                  moneys (so far as unapplied as aforesaid) shall belong
                  beneficially to the Landlord

6.       THE Company hereby covenants with the Tenant and separately with the
         Landlord:-

TO INSURE COMMON PARTS

(1)      That (subject to payment by the Tenant of the Interim Payment and the
         Service Charge herein provided) the Company will (unless such insurance
         shall be vitiated by any statement act or omission of the Tenant any
         sub-tenant other occupier of the Estate or any part thereof or their
         respective servants agents invitees) keep the Common Parts insured
         against the insured risks (subject to insurance against such risks
         being available at reasonable cost in the United Kingdom and subject to
         such limitations or exclusions as the insurers may impose) in the full
         reinstatement value thereof (including Architects' Surveyors' and other
         professional fees and the cost of shoring up demolition and site
         clearance and other expenses) in a reputable insurance office and to
         produce to the Tenant on request (but not more than once in any year) a
         copy of the policy of insurance and the receipt for the current year's
         premium and subject to all planning and other consents permissions or
         approvals necessary to enable the Company so to do as soon as possible
         apply all insurance moneys received by the Company in respect thereof
         in rebuilding and reinstating the Common Parts or such part thereof as
         shall be destroyed or damaged as soon as practicable

TO REPAIR AND MAINTAIN COMMON PARTS

(2)      That (subject as aforesaid) the Company will:-

         (a)      Keep and maintain or endeavour to procure that there is kept
                  or maintained in good and substantial repair and condition the
                  Common Parts (including in particular the resurfacing cleaning
                  and repairing of the Access Roads and the Car Parking Spaces
                  as required from time to time) and all walls (including
                  perimeter walls and party walls) fences and gates and the
                  Conducting Media (insofar as they are not the responsibility
                  of the Tenant or any other occupant of the Estate)

         (b)      Keep the Common Parts reasonably cleaned and lighted

         (c)      Keep neat and tidy and properly planted and cultivated the
                  planted areas in the Common Parts (if any)

         (d)      Do such acts and things necessary to comply with the statutory
                  requirements of the Local Authority the Fire Authority and any
                  other relevant authority or person in relation to the Common
                  Parts

         PROVIDED ALWAYS that the Company shall be deemed to have complied with
         the covenants on its part herein contained if they are performed by any
         third party but the

                                      -21-
<PAGE>
         Company shall not be liable to the Tenant for the temporary failure to
         provide the services set out in the above covenants due to the act or
         default of the Company's employees and/or contractors and/or any other
         circumstances beyond the control of the Company (save to the extent
         that the Company is able to recover its loss from its insurers)

7.       PROVIDED always

         PROVISO FOR RE-ENTRY

(1)      (a)      If any of the rents hereby reserved or any part thereof shall
                  be unpaid for 21 days after becoming due (whether formally
                  demanded or not) or

         (b)      if there shall be any breach of any Tenants covenants herein
                  contained or

         (c)      if the Tenant shall:-

                  (i)      enter into any arrangement or composition or scheme
                           for the benefit of its creditors or apply to the
                           Court for an Interim Order under Part VIII of the
                           Insolvency Act 1986 or

                  (ii)     permit any execution to be levied on the demised
                           premises or

                  (iii)    be unable (or has no reasonable prospect of being
                           able) to pay a debt within the meaning of Sections
                           267 and/or 268 and/or 269 of the Insolvency Act 1986
                           or (not being a company) shall become insolvent or
                           bankrupt or have a Bankruptcy Order or have an
                           Interim Order under Part VIII of the Insolvency Act
                           1986 made against him or if the Tenant is more than
                           one person all or any of such persons or

                  (iv)     (being a company) enter into liquidation (whether
                           compulsory or voluntary save for the purpose of
                           amalgamation or reconstruction without insolvency) or
                           have an Administration Order made against it or if a
                           Receiver shall be appointed of the Tenant

                  the Landlord may in any such case enter the demised premises
                  or any part thereof in the name of the whole and thenceforth
                  peaceably hold and enjoy the same as if these presents had not
                  been made but without prejudice to any right of action or
                  remedy of the Landlord in respect of any antecedent breach of
                  any of the covenants by the Tenant herein contained

         (d)      In this Lease the words "Composition" "Scheme" Bankruptcy
                  Order" and "Administration Order" shall have the meanings
                  given to them in the Insolvency Act 1986 or any statutory
                  re-enactment modification or amendment thereof

NO RIGHTS OF LIGHT

                                      -22-
<PAGE>
(2)      Nothing herein contained shall by implication of law or otherwise
         operate or be deemed to confer on the Tenant any easement right or
         privilege whatsoever save as herein expressly provided over any
         adjoining adjacent or neigbbouring property or premises now or
         hereafter belonging to the Landlord and in particular but without
         prejudice to the generality of the foregoing no such easement right or
         privilege which restrict or prejudicially affect the future building
         rebuilding alteration use or development of such property and the
         Landlord and/or any person authorised by the Landlord shall have the
         right at any time to carry out such works or to pull down and rebuild
         any such adjoining adjacent or neighbouring property or premises as it
         may deem fit without obtaining any consent from or making any
         compensation to the Tenant on account thereof nor shall the Tenant be
         entitled to compensation for any damage annoyance inconvenience or
         disturbance caused thereby

CESSER OF RENT

(4)      If the demised premises shall be so destroyed or damaged by any of the
         insured risks as to be unfit for occupation and use and provided that
         the insurance of the demised premises shall not have become void or
         voidable whether in whole or part as a result of any act or omission of
         the Tenant or its sub-tenants or other occupier of the demised premises
         or any of their respective servants agents or invitees the yearly rent
         payable hereunder or a due proportion according to the nature and
         extent of the damage sustained shall forthwith cease to be payable
         until the demised premises shall be rebuilt or reinstated so as to be
         fit for occupation and use

STATUTORY COMPENSATION

(5)      Upon quitting the demised premises the Tenant shall not be entitled to
         any compensation whatsoever whether under the provisions of any
         legislation enacted before or after the date hereof or otherwise
         Provided that this clause shall apply only if and so far as it is
         lawful for the parties hereto to make such agreement and shall not
         extend to any claim against the Landlord for breach of covenant

NOTICES

(6)      Section 196 of the Law of Property Act 1925 shall apply to all notices
         served hereunder but shall be extended so that (a) where the Tenant
         comprises more than one person service of any notice on any one of them
         shall be deemed service on all of than and also upon any guarantor of
         the Tenant and (b) any notice may be served by posting it in a pre-paid
         registered or recorded delivery envelope addressed in the case of the
         Tenant to its registered office (if any) or to the demised premises and
         in the case of the Landlord to its registered office (if any) or other
         last known address and shall be deemed to have been served on the day
         after that on which it is posted and in proving such service it shall
         be sufficient to prove that the envelope containing the notice was
         properly addressed stamped and posted

NO IMPLIED EASEMENTS

                                      -23-
<PAGE>
(7)      Nothing herein contained shall operate expressly or impliedly to confer
         upon or grant to the Tenant any easement right or privilege other than
         those expressly hereby granted and set out in Part 2 of Schedule I
         hereto (if any)

DISPUTES

(8)      In case any dispute shall arise between the Tenant and the owners
         tenants or such occupiers of such premises relating to party walls
         Conducting Media or to any other structures appurtenances or
         attachments whatsoever the Landlord may determine every such dispute in
         such manner as the Landlord reasonably thinks fit and the Tenant will
         submit to and abide by every such determination

HEADINGS

(9)      The headings are for convenience of reference only and shall not form
         part of nor affect the wording of this Lease

ENFORCEMENT OF COVENANTS

8.       THE Landlord hereby covenants with the Company that if required by the
         Company the Landlord will enforce the covenants on the part of the
         Tenant in this Lease subject to the Company fully and effectually
         indemnifying the Landlord against all costs and expenses in respect of
         such enforcement and providing such security in respect of costs and
         expenses as the Landlord may reasonably require

AGREEMENT AND DECLARATION

9.       It is hereby agreed and declared flat

         (a)      That the Tenant shall not at any Um make any alteration of or
                  addition to the demised premises which will materially
                  interfere with the access of light and air to any windows or
                  openings which may now or at any time hereafter be provided by
                  the Landlord on adjoining adjacent or neighbouring premises

         (b)      That the Landlord shall have the free and uninterrupted right
                  to build upon its adjoining adjacent or neighbouring property
                  and rebuild alter extend develop use or add to any building at
                  any time hereafter erected thereon notwithstanding that such
                  building rebuilding alterations extending using developing or
                  adding might interfere with any access of light and air
                  attaching to the demised premises

         (c)      That nothing herein contained or implied shall impose or be
                  deemed to impose any restriction on the use of any land or
                  building not comprised in this Lease or give the Tenant the
                  benefit of or the right to enforce or to have enforced or to
                  permit the release or modification of any covenant agreement
                  or condition entered into by any purchaser from or by any
                  lessee or occupier of the Landlord in respect of property not
                  comprised in this Lease or to prevent or restrict in any way
                  the development and/or use of any land not comprised in these
                  presents but not so as

                                      -24-
<PAGE>
                  substantially to interfere with or affect the quiet enjoyment
                  and use of the demised premises by the Tenant

         (d)      This Lease shall be governed by and construed in all respects
                  in accordance with the Laws of England and Wales

EXCLUSION OF LANDLORD AND TENANT ACT

10.      HAVING been authorised to do so by an Order of the Mayor's and City of
         London Court made on the ninth day of December 1998 under the
         provisions of Section 38(4)(a) of the Landlord and Tenant Act 1954 the
         parties hereto agree that the provisions of Sections 24 to 28
         (inclusive) of that Act or any statutory modification or re-enactment
         thereof shall be excluded in relation to the tenancy hereby created

IN WITNESS whereof the parties have executed this instrument as their deed the
day and year first before written

                                      -25-
<PAGE>
                                   SCHEDULE I

                  PART I - Description of the demised premises

The land and buildings known as Unit 15 Raleigh Court Priestley Way Manor Royal
Crawley West Sussex as shown for identification only edged red on the Plan
subject to all easements rights liberties and privileges whatsoever now or
hereafter affecting same

               PART 2 - Rights and easements granted to the Tenant

(1)      Subject to payment by the Tenant of the Service Charge PA right and
         liberty for the Tenant and all persons authorised by the Tenant (in
         common with the Landlord all other tenants owners and other persons now
         or hereafter entitled to the like rights) at all times by day or by
         night and for the purpose of access to and egress from the demised
         premises with or without motor cars and other vehicles to go pass and
         repass over and along the Access Roads and on foot only over any
         passageways or pavement areas leading to the demised premises (but not
         in either case over any parking areas used or intended to be used by
         other tenants owners or other persons on the Estate)

(2)      The exclusive right to use the three Car Parking Spaces shown edged
         Green on the Plan or such other space or spaces in the Estate
         designated by the Company for the sole purpose of parking upon each
         space one motor car only but not so as to interfere with the rights
         granted to the other tenants or occupiers in the Estate

(3)      The right at all reasonable times on not less than seven days' written
         notice (except in the case of emergency) to enter and remain with or
         without worlanen plant and materials for the shortest possible period
         upon the remainder of the Estate for the purpose of making connections
         to and whenever necessary clmlng repairing mmntmmng altering replacing
         renewing relaying or inspecting the Conducting Media serving the
         demised premises (insofar as it shall not be the obligation of the
         Company to do so or the Company has defaulted in such obligation) if
         such work cannot reasonably be carried out without such access the
         Tenant or person exercising such right causing the niwmum inconvenience
         and making good forthwith all damage thereby occasioned to that part of
         the renwnder of the Estate entered upon or any property. or chattels
         thereon

(4)      At all reasonable times on not less than seven days' written notice
         (except in the case of emergency) to enter and remain for as short a
         period as possible with or without workmen and plant machinery and
         scaffolding upon the remainder of the Estate for the purpose of
         rebuilding constructing repairing maintaining altering cleansing and
         inspecting demised premises if such work cannot otherwise be undertaken
         at reasonable cost PROVIDED THAT the Tenant or person or persons
         exercising such rights shall (i) consult the Landlord and any occupier
         of the relevant part of the remainder of the Estate and agree the most
         expeditious and economic means of carrying out such work (such
         agreement on the Landlord's part not to be unreasonably withheld or
         delayed) and (ii) cause as little inconvenience annoyance or
         disturbance as possible and make good

                                      -26-
<PAGE>
         forthwith all damage thereby occasioned to that part of the remainder
         of the Estate entered upon or any property or chattels thereon

(5)      The free and uninterrupted passage and running of water and soil
         electricity and other services to and from the demised premises through
         the Conducting Media (save for temporary disconnection as hereinafter
         provided)

(6)      The right of support protection and shelter as presently enjoyed for
         the demised premises from ft other parts of the Estate PROVIDED ALWAYS
         that the Landlord and/or the Company shall be entitled to erect and
         maintain gates at any of the entrances to the Estate and install and
         maintain entryphone systems and/or such other security devices as the
         Landlord and/or the Company considers necessary and the Tenant hereby
         acknowledges that the providing of keys to the Tenant and/or connection
         and access to such system shall afford sufficient access and the taking
         of such actions shall not constitute a derogation from the grant of any
         of the rights hereinbefore mentioned

                      PART 3 - Rights excepted and reserved

(1)      To the Landlord and the Company and the tenants owners and occupiers of
         the Development and their respective servants agents and invitees:-

         (a)      Easements rights and privileges over along and through the
                  demised premises corresponding with those set forth in
                  paragraphs (3) (4) (5) and (6) of Part 2 of the First Schedule
                  and in addition such further easements rights and privileges
                  as may in the opinion of the Landlord or any party authorised
                  by the Landlord be necessary for the repair renewal
                  reconstruction enlargement rebuilding or replacement of any
                  building which is now or at any time during the Specified
                  Period may be erected on any other part of the Estate and for
                  the maintenance and management of the Estate and performance
                  by the Company of the obligations m the Company's part
                  contained in this Lease PROVIDED THAT if such rights are
                  exercised as a result of the default by the Tenant the cost of
                  such works- of default shall be payable by the Tenant to the
                  Landlord forthwith m demand

         (b)      Full right with or without workman and others authorised by
                  the Landlord or the Company with necessary appliances and
                  materials at all reasonable times on notice (except in the
                  case of emergency) to enter upon the demised premises for the
                  purpose of viewing the state and condition thereof and of
                  carrying out the Landlords and/or the Company's obligations in
                  this Lease the person exercising such rights causing the
                  minimum inconvenience and making good all damage thereby
                  occasioned to the demised premised the Tenant's stock,
                  equipment and fixtures and fittings

         (c)      The free and uninterrupted passage and running of water air
                  soil gas and electricity telephone power and other services
                  through the Conducting Media or any of them laid in on over or
                  under the demised premises or any part thereof to or from any
                  other part of the Development Together with the right to enter
                  on to

                                      -27-
<PAGE>
                  the demised premises for the purpose of connecting to
                  repairing replacing renewing relaying enlarging cleansing and
                  maintaining the Conducting Media or any of them and during
                  such period as any such works are being carried out
                  temporarily disconnecting any of the Conducting Media for as
                  short a time as possible subject to the person or persons
                  exercising such right making good all damage to the demised
                  premises the Tenant's stock, equipment and fixtures and
                  fittings caused by such entry except insofar as such entry may
                  be necessitated by any default of the Tenant

         (d)      The right for the Landlord or any person deriving title
                  through the Landlord any owner or occupiers of land and/or
                  buildings formerly within Title Number WSX 210174 their
                  respective successors in title assigns and any persons
                  authorised by any of them to have windows and other openings
                  in the buildings now or at any time hereafter erected on or
                  the land formerly within Title Number WSX 210174

         (e)      Out of this demise any easement or right of light air or
                  otherwise which would restrict or interfere with the free use
                  of the Development for building or other purposes

(2)      The rights excepted and reserved under the Second Schedule to the
         transfer dated 15th January, 1997 made between Walldren Limited (1)
         Magellan Terrace (Discovery Park) Limited (2) and the Landlord (3), in
         favour of the parties to which those rights were excepted and reserved.

                                      -28-
<PAGE>
                               SCHEDULE II - RENT

(1)      RENT

         Until 9/3/99 the yearly rent shall be a peppercorn and thereafter
         twelve thousand five hundred pounds (L12,500)

(2)      RENT PAYMENT DATES

         The yearly rent is payable without any deduction by equal quarterly
         payments in advance on the 25th March, 24th June, 29th September and
         25th December ("the Quarter Days") in every year. The first payment
         (which is an apportioned sum) is to be made on the date of this Lease
         in respect of the period commencing on 10/12/1998 and ending on the day
         before the next following Quarter Day.

                                      -29-
<PAGE>
                                  SCHEDULE III

1.       The Surety guarantees to the Landlord the performance by the Tenant
         throughout. the term of each of the covenants falling to be complied
         with by the Tenant under this Lease and shall indemnify the Landlord
         against all losses, damages, costs and expenses arising or incurred by
         the Landlord as a result of any non-performance.

2.       The obligations of the Surety under this guarantee will not be affected
         by:

                  (a)      any time or indulgence granted to the Tenant by the
                           Landlord;

                  (b)      any legal limitation, disability or other
                           circumstances relating to the Tenant or any
                           irregularity, unenforceability or invalidity of any
                           obligations of the Tenant under this Lease;

                  (c)      any licence or consent granted to the Tenant or any
                           variation in the term of this Lease save as provided
                           in section 18 of the Landlord and Tenant (Covenants)
                           Act 1995;

                  (d)      the release of one or more of the parties defined as
                           the Surety (if more dm one); or

                  (e)      any other act, omission, matter, event or thing
                           whereby (but for this provision) the Surety would be
                           exonerated in whole or in part from the guarantee
                           other than a release under seal given by the
                           Landlord.

3.       The Surety is liable to the Landlord under this guarantee as sole or
         principal debtor and the obligations of the Surety under this guarantee
         constitute a direct, primary and unconditional liability to pay on
         demand to the Landlord any sum which the Tenant is liable to pay under
         this Lease and to perform m demand by the Landlord any obligation of
         the Tenant under this Lease without the need for any recourse on the
         part of the Landlord against the Tenant. If the Landlord brings
         proceedings against the Tenant, the Surety shall be bound by any
         findings of fact, interim or final award or interlocutory or final
         judgment made by an arbitrator or the court in those proceedings.

4.       If the Tenant (being a company) enters into liquidation and the
         liquidator disclaims this Lease, or the Tenant (being a company) is
         dissolved and the Crown disclaims this Lease, or the Tenant (being an
         individual) becomes bankrupt and the trustee in bankruptcy disclaim
         this Lease, then within six months after the disclaimer the Landlord
         may require the Surety by notice to enter into a new lease of the
         demised premises for a term equivalent. to the residue which would have
         remained of the term granted by this Lease if there had been no
         disclaims at the same rents and subject to the same covenants; and
         conditions (including as to the review of rent) as are reserved by and
         contained in this Lease (other than this Schedule).

                                      -30-
<PAGE>
5.       The new lease and the rights and liabilities under it shall take effect
         as from the date of the disclaimer and the Surety shall be liable for
         all payments due under the new lease as from the date of disclaimer as
         if the new lease had been granted on the date of disclaimer.

6.       The Surety shall pay the Landlord's costs of and accept the new lease
         and shall execute and deliver to the Landlord a counterpart of it.

7.       If the Landlord does not require the Surety to take a new lease of the
         demised premises the Surety shall pay to the Landlord on demand a sum
         equal to the rents that would have been payable under this Lease but
         for the disclaimer in respect of the period from ft date of the
         disclaimer until the date which is six months after the date of the
         disclaimer or the date on which the demised premises has been re-let by
         the Landlord, whichever first occurs.

8.       So long as this guarantee remains in force the Surety shall not;

                  (a)      in the event of any bankruptcy, liquidation,
                           rehabilitation, moratorium or other insolvency
                           proceedings relating to the Tenant claim or prove as
                           creditor in competition with the Landlord; or

                  (b)      be entitled to claim or participate in any security
                           held by the Landlord in respect of the Tenant's
                           obligations to the Landlord under this Lease; or

                  (c)      exercise any right of set off against the Tenant

9.       If any VAT is payable by the Tenant to the Landlord under the terms of
         the Lease, the Surety's obligation shall extend to that VAT. If the
         Surety makes any payment in respect of VAT, the Landlords obligation to
         issue a VAT invoice to the Tenant under the Lease in respect of that
         VAT shall not be affected, and the Landlord shall not be under any
         obligation to issue a VAT invoice to the Surety in respect of that VAT.

                                      -31-
<PAGE>
                                   SCHEDULE IV

In the case of an authorised guarantee agreement to be given under the term of
clause 3(25)(c) the following modifications shall be made to the form of Surety
covenant set out in Schedule M:

1.       In paragraph I of Schedule Ell the words "through(yut the term" shall
         be replaced by the words "throughout the Guarantee Period".

2.       In paragraph 4 of Schedule M the words "during the Guarantee Period"
         shall be inserted at the beginning of that paragraph after "If'.

3.       The following additional paragraphs shall be added:

         8.       To the extent that any provision of this guarantee does not
                  conform with section 16 of the AM that provision shall be
                  severed from the remainder of this guarantee and this
                  guarantee shall have effect as if it excluded that provision.

         9.       In this Schedule:

         "Tenant" means [insert name of assignee in respect of whom the Tenant
                  is entering into the authorised guarantee agreement];

         "Guarantee Period" means the period ending on the date on which the
                  Tenant is released by virtue of the Landlord and Tenant
                  (Covenants) Act 1995.

                                      -32-
<PAGE>
                                   SCHEDULE V

                      Provisions relating to Service Charge

1.       In this Lease and in this Schedule:-

         (i)      "The Surveyor" means the surveyor or firm of managing agents
                  from time to time appointed by the Company for carrying out or
                  procuring the carrying out of its obligations contained in
                  this Lease

         (ii)     "Estate Expenditure" means the cost of carrying out the
                  Company's obligations set out in clause 6 of this Lease and
                  the further costs expenses and provisions set out in paragraph
                  2 of this Schedule

2.       Estate Expenditure shall include the following:-

                  (a)      all sums required or estimated to be required
                           (whether in respect of current or future years) to
                           provide any services or carry out any maintenance
                           repairs renewals reinstatements rebuilding or
                           decorations on or in relation to the Estate
                           (excluding any work which is the liability of any
                           owner tenant or occupier of part thereof) and
                           complying with clauses 6(l) (in relation to insurance
                           of Common Parts) and 6(2) (maintenance of Common
                           Parts)

                  (b)      the remuneration payment and other expenses as may be
                           appropriate of the Surveyor and such other agents
                           servants and workmen employed by the Company or the
                           Surveyor to carry out the Company's obligations in
                           this Lease (to include for the avoidance of doubt the
                           cost of collecting and administering the service
                           charge and Estate Expenditure)

                  (c)      rates taxes duties charges assessments impositions
                           and outgoings whatsoever whether parliamentary
                           parochial or of any other description assessed
                           charged or imposed upon or in respect of the Estate
                           or any part thereof and not primarily the liability
                           of the Tenant or any other tenant owner or occupier
                           of any other part of the Estate

                  (d)      the costs and expenses of preparing and supplying
                           statements of the accounts of Estate Expenditure and
                           copies of all rules and regulations from tune to tune
                           made by the Company and/or the Landlord (as the case
                           may be)

                  (e)      the charges and remuneration of a qualified
                           accountant employed for the purposes of preparing
                           auditing and providing copies of accounts in respect
                           of Estate Expenditure

                                      -33-
<PAGE>
                  (f)      a reasonable provision for large items of future
                           expenditure beyond the usual Estate Expenditure for
                           the current year to be held in a reserve fund with
                           the object of avoiding large fluctuations in Estate
                           Expenditure from year to year

                  (g)      any other expenditure reasonably and properly
                           incurred by the Company in carrying out its
                           obligations in Us Lease and/or winch is for the
                           benefit and amenity of the Estate

3.       The amount of Estate Expenditure shall be determined by reference to
         the calendar year unless the Company shall otherwise determine

4.       In advance of (or as early as may be in) each year the Surveyor shall
         determine and notify in writing to the Tenant the amount which in his
         opinion fairly represents the likely amount of the Tenant's payment of
         Service Charge for that year ("the Provisional Sum) PROVIDED THAT if in
         the opinion of the Surveyor the Provisional Sum should continue the
         same as in the previous year of accounting no further notification
         thereof need be given to the Tenant

5.       The Tenant shall pay one half of the Provisional Sum to the Company
         within 5 working days of such notification (or on demand if no notice
         is given because the Provisional Sum is to remain the same as in the
         previous year) and will also pay one half of the Provisional Sum on 1st
         July in the relevant service charge year.

6.       As soon as practicable after the end of each calendar year the Surveyor
         shall produce fine accounts in an appropriate form showing Estate
         Expenditure for that calendar year and: -

                  (i)      any overpayment of Service Charge by the Tenant shall
                           be taken into account in determining the Service
                           Charge payable by the Tenant for the next calendar
                           year

                  (ii)     in the event of any under payment of Service Charge
                           by the Tenant the Surveyor shall make a further
                           demand for the excess due which shall be paid by the
                           Tenant within fourteen days of demand

                                      -34-<PAGE>
                                                                    EXHIBIT 10.3

                               ERIC ARTHUR O'BRIEN

                                     - AND -

                                COPY DATA LIMITED

                                COUNTERPART LEASE

                                 - RELATING TO -

                             UNIT R17, RALEIGH COURT
                                  PRIESTLY WAY
                                     CRAWLEY
                                   WEST SUSSEX

                                   LUCAS & CO
                                  48 Heath Road
                                   Twickenham
                                Middlesex TW1 4BY

                      Tel: 0181 892 8045 Fax: 0181 892 5777
<PAGE>
CONTENTS

1.       Definitions
2.       Letting
3.       Rent
4.       Rent Review
4.1      Definitions
4.2      Review
4.3      Arrangements pending revised rent
4.4      Rent increase prevented
5.       Repair cleaning and decoration
6.       Alterations
7.       Use
8.       Planning
9.       Alienation
10.      Tenant's other covenants
10.1     Outgoings
10.2     Supplies
10.3     VAT
10.4     Access of Landlord and notice to repair
10.5     Aerials signs and advertisements
10.6     Statutes notices and orders
10.7     Equipment
10.8     Defective premises
10.9     Encroachments
10.10    Evidence of compliance
10.11    Indemnity
10.12    Keyholders
10.13    Interest
10.14    Landlord's costs
10.15    Sale of reversion
10.16    Re-letting
10.17    Yield up
10.18    Consent to Landlord's release
11.      Landlord's covenants
11.1     Quiet enjoyment
11.2     Exercising rights
12.      Insurance
12.1     Landlord's covenants
12.2     Tenant's covenants
12.3     Suspension of Rent
12.4     Reinstatement
12.5     Termination
13.      Forfeiture
14.      Miscellaneous
14.1     Representations
14.2     Exclusion of use warranty
14.3     Disputes with adjoining owners
14.4     Covenants relating to Adjoining Premises
<PAGE>
14.5     Effect of waiver
14.6     Rights and easements
14.7     Extension of Term
14.8     Perpetuity Period
14.9     Compensation
14.10    Tenant's possessions
14.11    Landlord's surveyor
15.      Notices
16.      Interpretation

Schedule 1  Authorised Guarantee Agreement

                                      -2-
<PAGE>
LEASE

DATE:             The     day of    1997

(1)      Eric Arthur O'Brien of Flint Cottage Pease Pottage Hill Crawley West
         Sussex RH11 9BD (the "Landlord")

and

(2)      Copy Data Limited (Company Number 3106266) whose registered office is
         at The Arena Raleigh Court Priestly Way Crawley West Sussex (the
         "Tenant") RH1O 2PD

1.       DEFINITIONS

         In this Lease:

         1.1      "Property" means Unit Ri 7 Raleigh Court Priestly Way Crawley
                  West Sussex shown for the purposes of identification only
                  edged red on the Plan including:

                  -        any building or other structure that is now on the
                           Property or that is erected there

                  -        during the Term ("Building")

                  -        the fences and walls that surround the Property

                  -        the Plant and fittings installed there by the
                           Landlord

                  -        all Conducting Media on the Property

                  -        all additions and improvements

                  -        all fixtures (whether or not fixed at the beginning
                           of the Term) except any installed by the Tenant that
                           can be removed without defacing the Property

         1.2      "Term" means the period of2i years beginning on the 1st day of
                  May 1997

         1.3      "Initial Rent" means L12000.00 per year

         1.4      "Rent Commencement Date" means the 1st day of May 1997

         1.5      "Insurance Commencement Date" means the l~ day of May 1997

         1.6      "Review Dates" means the 1st day of May in the years 2000,
                  2003, 2006, 2009, 2012 and 2015

         1.7      "Exterior Decorating Years" means 2000, 2003, 2006, 2009, 2 12
                  and 2015

         1.8      "Interior Decorating Years" means 2003, 2008 and 2013

         1.9      "Permitted Use" means use for the sale and repair of office
                  equipment
<PAGE>
         1.10     Other definitions and interpretation provisions are set out in
                  clause 16

2.       LETTING RIGHTS AND EXCEPTIONS

         2.1      The Landlord lets the Property to the Tenant for the Term

         2.2      The Landlord grants to the Tenant:

                  2.2.1.   Full right and liberty for the Tenant and all persons
                           authorized by the Tenant (in common with the Landlord
                           all other tenants owners and other persons now or
                           hereafter entitled to the like rights) at all times
                           by day or by night and for the purpose of access to
                           and egress from the Property with or without motor
                           cars and other vehicles to go pass and repass over
                           and along the roads and pavements shown colored brown
                           on the plan.

                  2.2.2.   The exclusive right to use the seven car parking
                           spaces shown edged green on the Plan or such other
                           space or spaces designated by the Landlord for he
                           sole purpose of parking upon each space one motor car
                           only.

                  2.2.3.   The right at all reasonable times on not less than
                           seven days' written notice (except in the case of
                           emergency) to enter and remain with or without
                           workmen plant and materials for the shortest possible
                           period upon the adjoining land shown edged orange on
                           the Plan ("the Development") for the purpose of
                           making connections to and whenever necessary cleaning
                           repairing maintaining altering replacing renewing
                           relaying or inspecting the Conducting Media serving
                           the Property which ca riot reasonably be carried out
                           without such access the Tenant or person exercising
                           sue i right causing the minimum inconvenience and
                           making good forthwith all damage o that part of the
                           Development any property or chattels thereon thereby
                           occasioned.

                  2.2.4.   The right at all reasonable times on not less than
                           seven days' written notice (except in the case of
                           emergency) to enter and remain for as short period as
                           possible with or without workmen and plant machinery
                           and scaffolding upon t .e Development for the purpose
                           of rebuilding constructing repairing maintaining
                           altering cleansing and inspecting any building now or
                           hereafter to be erected upon the Property which work

                                      -2-
<PAGE>
[GRAPHIC OMITTED]

                                      -3-
<PAGE>
                           cannot otherwise be undertaken at reasonable cost
                           PROVIDED THAT the Tenant or person or persons
                           exercising such rights shall (i) consult the Landlord
                           and the relevant occupier of the relevant part of the
                           Development and agree the most expeditious and
                           economic means of carrying out such work (such
                           respective agreements not to be unreasonably withheld
                           refused or delayed) and (ii) cause as little
                           inconvenience annoyance or disturbance as possible
                           and make good forthwith all damage to that part of
                           the Development entered upon or any property or
                           chattels thereon thereby occasioned.

                  2.2.5.   The free and uninterrupted passage and running of
                           water and soil electricity and other services to and
                           from the Property through the Conducting Media laid
                           in on over or under the Development

         2.3      The following are excepted and reserved in favor of the
                  Landlord and the tenants owners and occupiers of the
                  Development and their respective servants agents and invitees.

                  2.3.1.   Easements rights and privileges over along and
                           through the Property corresponding with those set
                           forth in sub-clauses 2.2.3, 2.2.4 and 2.2.5.

                  2.3.2.   Full right with or without workmen and others
                           authorized by the Landlord with necessary appliances
                           and materials at all reasonable times on notice
                           (except in the case of emergency) to enter upon the
                           Property for the purpose of viewing the state and
                           condition thereof.

                  2.3.3.   The free and uninterrupted passage and running of
                           water air soil gas and electricity telephone power
                           and other services through the Conducting Media or
                           any of them now or at any time within the Perpetuity
                           Period laid in on over or under the Property or any
                           part thereof to or from any other part of the
                           Development together with the right to enter on to
                           the Property for the purpose of connecting to
                           repairing replacing renewing relaying enlarging
                           cleansing and maintaining the Conducting Media or any
                           of them and during such period as any such works are
                           being carried out temporarily disconnecting any of
                           the Conducting Media for as short a time as possible
                           subject to the person or persons exercising such
                           right making good all damage to the Property caused
                           by such entry except insofar as such entry may be
                           necessitated by any default of the Tenant.

3.       RENT

         The Tenant covenants with the Landlord to pay the Rent without any
deduction or set-off by equal quarterly payments in advance on the usual quarter
days and if required in writing by the Landlord the Tenant must make these
payments by banker's order or direct transfer to any bank and account in the
United Kingdom that the Landlord may nominate.

                                      -4-
<PAGE>
4.       RENT REVIEW

         4.1      Definitions In this Lease:

                  4.1.1.   "Review Date" means any one of the Review Dates and
                           "relevant Review Date" means the Review Date on which
                           the Review Period in question begins

                  4.1.2.   "Review Period" means either the period beginning on
                           a Review Date and ending on the day before the next
                           Review Date or the period beginning on the last
                           Review Date and ending on the expiry of the Term

                  4.1.3.   "Assumptions" are the following assumptions at the
                           relevant Review Date:

                           4.1.3.1. that no work has been carried out on the
                                    Property by the Tenant anyone deriving title
                                    under the Tenant or their predecessors in
                                    title during the Term which has diminished
                                    the rental value of the Property

                           4.1.3.2. that if the Property has been destroyed or
                                    damaged it has been fully restored

                           4.1.3.3. that the covenants contained in this Lease
                                    on the part of the Landlord and the Tenant
                                    have been complied with

                           4.1.3.4. that the Property is available to let by a
                                    willing landlord to a willing tenant by one
                                    lease without a premium from either party
                                    and with vacant possession

                           4.1.3.5. that the lease by which the Property will be
                                    let (" hypothetical lease") contains the
                                    same terms as this Lease except the amount
                                    of the Initial Rent and any rent-free period
                                    allowed to the Tenant

                           4.1.3.6. that the duration of the hypothetical lease
                                    is the period of the Term then unexpired or
                                    twelve years (whichever is the longer)
                                    beginning on the relevant Review Date and
                                    that the rent is payable from then

                           4.1.3.7. that the hypothetical lease contains the
                                    provisions for rent review included in this
                                    Lease and provides for the rent to be
                                    reviewed at the same intervals as those in
                                    this Lease

                           4.1.3.8. that the hypothetical lease provides that
                                    the Tenant must decorate the Property at the
                                    same intervals as those in this Lease

                                      -5-
<PAGE>
                           4.1.3.9. that VAT at the rate then prevailing will be
                                    payable on the rent reserved by the
                                    hypothetical lease if (and only if) VAT is
                                    payable at the relevant Review Date on the
                                    Rent payable under this Lease (but this
                                    Assumption will apply only if at the
                                    relevant Review Date whether or not VAT is
                                    payable on rent depends upon an act or
                                    omission of the Landlord)

                           4.1.3.10. that the Property has previously been
                                    fitted out and equipped by and at the
                                    expense of the incoming tenant (or its
                                    undertenants) so that it is capable of being
                                    used by the incoming tenant (or
                                    undertenants) from the beginning of the
                                    hypothetical lease for all purposes required
                                    by the incoming tenant or undertenants that
                                    would be permitted under this Lease (but on
                                    the basis that the fitting-out and equipping
                                    that have in fact been carried out by the
                                    Tenant are disregarded under clause 4.1.4.3)

                  4.1.4.   that the incoming tenant proposes either to occupy
                           the whole of the Property or that undertenants are
                           available for any parts that the tenant does not
                           intend to occupy who are willing and able to enter
                           into under leases on terms acceptable to the tenant
                           and at the open market rent and that:

                           -        consent has been obtained from the superior
                                    landlord for the underlettings

                           -        the underleases will begin on the relevant
                                    Review Date and the open market rent will be
                                    payable from that date

                  4.1.5.   "Disregards" are the following matters at the
                           relevant Review Date that must be disregarded:

                           4.1.5.1. any effect on rent of the fact that the
                                    Tenant anyone deriving title under the
                                    Tenant or their predecessors in title have
                                    been in occupation of the Property

                           4.1.5.2. any goodwill attached to the Property by the
                                    carrying on at the Property of the business
                                    of the Tenant or anyone deriving title under
                                    the Tenant or by the predecessors in that
                                    business

                           4.1.5.3. any increase in rental value of the Property
                                    attributable at the relevant Review Date to
                                    any improvement to the Property carried out:

                           -        during the Term or during the period
                                    immediately before the beginning of the Term

                                      -6-
<PAGE>
                           -        by the Tenant anyone deriving title under
                                    the Tenant or their predecessors in title
                                    with the consent of the Landlord (where
                                    required) or carried out by the Landlord at
                                    the expense of the Tenant

                           -        not in pursuance of an obligation to the
                                    Landlord and in disregarding this no
                                    allowance will be made for loss of use
                                    during any notional period while the
                                    improvement is being carried out

         4.2      Review

                  4.2.1.   For each Review Period the Rent will be the greater
                           of:

                           4.2.1.1. the Rent payable immediately before the
                                    relevant Review Date or if payment of Rent
                                    has been suspended the Rent which would have
                                    been payable had there been no suspension

                           4.2.1.2. the revised rent ascertained in accordance
                                    with this clause

                  4.2.2.   The revised rent will be the rent at which the
                           Property might reasonably be expected to be let in
                           the open market at the relevant Review Date making
                           the Assumptions and disregarding the Disregards

                  4.2.3.   The revised rent for any Review Period may be agreed
                           in writing at any time between the parties or in the
                           absence of agreement will be determined (but not
                           earlier than the relevant Review Date) by an
                           arbitrator 4.2.4. The arbitration will be conducted
                           in accordance with the Arbitration Acts 1950 and 1979

                  4.2.5.   The arbitrator will be appointed by agreement between
                           the parties or (in the absence of agreement)
                           nominated by the then President of the Royal
                           Institution of Chartered Surveyors (or his nominee)
                           on the application of either party made not earlier
                           than six months before the relevant Review Date

                  4.2.6.   If the arbitrator declines to act becomes incapable
                           of acting or dies either party may apply to the
                           President to make another nomination

                  4.2.7.   The Tenant must allow the arbitrator access to the
                           Property to do anything which the arbitrator
                           considers necessary to carry out his function

                  4.2.8.   If one party pays all the arbitrator's fees and
                           disbursements it may recover any part of them which
                           the arbitrator awards against the other party in the
                           case of the Landlord as rent in arrears and in the
                           case of the Tenant by deduction from rent

                                      -7-
<PAGE>
                  4.2.9.   When the revised rent has been determined in
                           accordance with this clause memoranda will be signed
                           by or on behalf of the parties and annexed to this
                           Lease and its counterpart and the parties will bear
                           their own costs of doing this

         4.3      Arrangements pending revised rent

                  4.3.1.   If the revised rent payable during any Review Period
                           has not been ascertained by the relevant Review Date
                           the then current Rent will continue to be payable on
                           account of the Rent for that Review Period

                  4.3.2.   If the revised rent is ascertained on or before the
                           relevant Review Date and that date is not a quarter
                           day the Tenant must on that Review Date pay to the
                           Landlord the difference between the Rent due for that
                           quarter and the Rent already paid for it

                  4.3.3.     If the revised rent payable during any Review
                             Period has not been ascertained by the relevant
                             Review Date then on the date upon which it is
                             agreed or upon which the arbitrator's award is
                             received by either party the Tenant must pay to the
                             Landlord:

                           4.3.3.1. any shortfall between the Rent which would
                                    have been paid if the revised rent had been
                                    ascertained by the relevant Review Date and
                                    the payments made on account and

                           4.3.3.2. interest at the base lending rate on the
                                    shortfall between the amount that would have
                                    been paid if the revised rent had been
                                    ascertained by the relevant Review Date and
                                    the payments made on account for the period
                                    beginning on the day upon which each
                                    instalment was due and ending on the day on
                                    which payment of the shortfall is made

         4.4      Rent increase prevented

                  4.4.1.   If at any Review Date the review of the rent or the
                           recovery of any increase is prohibited or limited by
                           statute the Landlord may within six months of the
                           removal of that restriction (time being of the
                           essence) give to the Tenant notice invoking this
                           clause

                  4.4.2.   On the service of a notice under this clause the date
                           upon which the notice is served will be treated as a
                           Review Date but this will not vary any subsequent
                           Review Date

                  4.4.3.   Any increase in rent resulting from such a review may
                           be recovered from the date upon which the notice is
                           served or (if later) the earliest date permitted by
                           law

                                      -8-
<PAGE>
5.       REPAIR CLEANING AND DECORATION

         The Tenant covenants with the Landlord:

         5.1      to repair the Property and keep it in repair but the Tenant
                  need not do so where the disrepair is caused by a risk against
                  which the Landlord has covenanted in this Lease to insure or
                  by any additional risk against which the Landlord has insured
                  except where the insurance money is irrecoverable through an
                  act or omission of the Tenant or any person deriving title
                  under the Tenant

         5.2      to replace any of the fixtures or Plant that become beyond
                  repair during the Term

         5.3      to clean the Property and keep it clean and tidy

         5.4      to clean both sides of the windows and window frames in the
                  Property at least once a month

         5.5      to keep any part of the Property not built upon adequately
                  surfaced in good condition

         5.6      to keep all landscaped areas within the Property free from
                  weeds and properly cultivated

         5.7      not to cause any area abutting the Property to be untidy

         5.8      in each of the Exterior Decorating Years and in the last year
                  of the Term to redecorate the exterior of the Building and to
                  clean the external concrete stone brickwork and blockwork and
                  all other external surfaces and in each of the Interior
                  Decorating Years and in the last year of the Term to
                  redecorate the interior of the Building in both instances in a
                  good and workmanlike way and with appropriate materials of
                  good quality to the reasonable satisfaction of the Landlord

         5.9      to obtain the Landlord's approval (such approval not to be
                  unreasonably withheld) of any change in the colours on each
                  redecoration of both the exterior and the interior of the
                  Building

         5.10     where the use of Conducting Media boundary structures or other
                  things is common to the Property and other premises to be
                  responsible for and to indemnify the Landlord against all sums
                  due from and to undertake all work that is the responsibility
                  of the owner lessee or occupier of the Property in relation to
                  those things

6.       ALTERATIONS

         The Tenant covenants with the Landlord:

                                      -9-
<PAGE>
         6.1      not to erect any new building or structure on the Property or
                  unite the Property with any adjoining property

         6.2      not to make any addition or alteration to the exterior of the
                  Building or to any load-bearing part of the Building or its
                  roof or foundations

         6.3      not to make any addition or alteration to the Property that is
                  not prohibited by the absolute prohibitions set out in the
                  preceding clauses unless:

                  6.3.1.   the consent of the Landlord has been obtained such
                           consent not to be unreasonably withheld but in
                           considering an application for consent the Landlord
                           may take into account the effect that the addition or
                           alteration may have on Adjoining Premises

                  6.3.2.   all necessary consents from any competent authority
                           have been obtained

                  6.3.3.   the Landlord has been supplied with drawings and
                           where appropriate a specification in duplicate
                           prepared by an architect or member of some other
                           appropriate profession who must supervise the work to
                           completion

                  6.3.4.   the proper fees of the Landlord any superior landlord
                           or mortgagee and their respective professional
                           advisers have been paid in relation to the
                           application for consent

                  6.3.5.   such covenants as the Landlord may reasonably require
                           about the carrying out of the additions and
                           alterations have been entered into with the Landlord

                  6.3.6.   in the case of substantial work and where the
                           Landlord requires adequate security has been provided
                           in the form of a deposit of money or a bond as
                           assurance to the Landlord that any work permitted by
                           the Landlord is completed

         6.4      at the expiry of the Term and if requested by the Landlord to
                  remove any demountable partitions and any addition or
                  alteration made to the Property and to make good any part of
                  the Property damaged by the removal

         6.5      not to make any alteration or addition to the electrical
                  installation at the Property except in accordance with
                  standards prescribed by the Institution of Electrical
                  Engineers and the supply authority or to connect any apparatus
                  to the installation that might endanger or overload it

         6.6      not to connect with any Conducting Media which serve the
                  Property unless it has obtained the approval of the relevant
                  authority and the Landlord (the Landlord's approval not to be
                  unreasonably withheld)

         6.7      not to commit any waste at the Property unless it is permitted
                  by virtue of a consent under clauses 6.3 and 6.6

                                      -10-
<PAGE>
         6.8      before installing any internal demountable partitions at the
                  Property to obtain the approval of the Landlord to the use of
                  that type of partitioning and the subsequent installation
                  repositioning or removal of internal demountable partitions of
                  a type approved by the Landlord will not be a breach of clause
                  6.2

7.       USE

         The Tenant covenants with the Landlord:

         7.1      not to use the Property except for the Permitted Use and (for
                  example) not to use the Property or any part of it as
                  residential accommodation or to keep any animal on it

         7.2      not to do any act or allow to remain upon the Property any
                  substance or article which may constitute a nuisance or which
                  may cause inconvenience disturbance injury or annoyance to the
                  Landlord or the occupiers of the Adjoining Premises or any
                  nearby premises or cause damage to the Property the Adjoining
                  Premises or other nearby premises

         7.3      not to use the Property for any dangerous noisy or offensive
                  occupation or for any illegal or immoral purpose

         7.4      to use any part of the Property not built upon only for the
                  purposes specified on the Plan and not to keep there any
                  materials equipment plant bins crates boxes or any skip or
                  other receptacle for refuse or any caravan or temporary
                  building

         7.5      not to discharge into any Conducting Media within or that
                  serve the Property any substance that may obstruct them or
                  cause damage or danger or any noxious poisonous or radioactive
                  matter or anything likely to pollute or contaminate

         7.6      not to overload the Building

         7.7      not to leave the Property continuously unoccupied for more
                  than a month without notifying the Landlord and providing such
                  security arrangements as the Landlord and the insurers require

         7.8      not to play or use at the Property any instrument apparatus or
                  equipment that produces sound audible outside it

         7.9      to ensure that there is no release from the Property into any
                  environmental medium of any substance that is capable of
                  causing harm to the health of man or other living organisms or
                  to land surface or ground water or ecology systems

         7.10     not to carry out on the Property any activity or keep on the
                  Property any substance or article for which any authorization
                  license permit consent or other approval is needed from a
                  government department or local regulatory public or other
                  authority ("Official Approval") without having:

                                      -11-
<PAGE>
                  -        obtained the Landlord's consent

                  -        produced to the Landlord a copy of every application
                           for Official Approval

                  -        obtained the Official Approval

                  -        produced to the Landlord a copy of the Official
                           Approval

         7.11     to comply with every Official Approval including any
                  conditions to which it is subject

8.       PLANNING

         The Tenant covenants with the Landlord:

         8.1      not to commit any breach of planning control and to comply
                  with the Planning Acts in relation to the Property

         8.2      not to make an application for planning permission in relation
                  to the Property or to serve any notices in respect of an
                  application without the approval of the Landlord such approval
                  not to be unreasonably withheld

         8.3      having obtained the Landlord's approval under the preceding
                  clause to apply for all planning permissions and to serve all
                  notices required for carrying out any operation or change of
                  use on the Property which may constitute development (as
                  defined in the Planning Acts) and to pay all fees and any
                  other sums due in relation to every application

         8.4      even if the Landlord has given its approval and granted
                  whatever other consents are needed under this Lease not to
                  carry out any operation or change of use on the Property
                  until:

                  8.4.1.   all necessary notices under the Planning Acts have
                           been served and copies produced to the Landlord

                  8.4.2.   all necessary permissions under the Planning Acts
                           have been obtained and produced to the Landlord and

                  8.4.3.   the Landlord has acknowledged that every necessary
                           planning permission is acceptable to it (such
                           acknowledgement not to be unreasonably withheld)
                           although the Landlord may refuse to acknowledge its
                           acceptance of a planning permission on the grounds
                           that any condition contained in it or anything
                           omitted from it or the period referred to in it would
                           be (or would be likely to be) prejudicial to the
                           Landlord's interest in the Property [or the interest
                           of the Landlord or (where appropriate) a company
                           within the Landlord's Group in Adjoining Premises]
                           whether during or after the expiry of the Term

                                      -12-
<PAGE>
         8.5      unless the Landlord otherwise directs to complete before the
                  expiry of the Term:

                  8.5.1.   any works specified as having to be carried out by a
                           date after the expiry of the Term in a planning
                           permission or in an agreement with the planning or
                           any other authority entered into as a condition to
                           obtaining planning permission

                  8.5.2.   any development begun on the Property

         8.6      in any case where a planning permission is granted subject to
                  conditions and if the Landlord reasonably requires to provide
                  security for the compliance with those conditions and not to
                  implement the planning permission until security has been
                  provided

9.       ALIENATION

         9.1      Definitions In this Lease:

                  9.1.1.   "Application" means an application from the Tenant
                           for the Landlord's consent to the Proposed Assignment

                  9.1.2.     "Authorized Guarantee Agreement" means a deed in
                             the form set out in Schedule 1 with such amendments
                             (if any) as the Landlord reasonably requires and
                             being an authorized guarantee agreement as defined
                             in the 1995 Act, Section 16

                  9.1.3.   "Current Tenant" means the person in whom the Term is
                           vested at the date of the Application

                  9.1.4.   "Proposed Assignee" means the person stated in the
                           Application to whom the Current Tenant wishes to
                           assign this Lease

                  9.1.5.   "Proposed Assignment" means a proposed assignment of
                           the Property by the Current Tenant to the Proposed
                           Assignee for which the Landlord's consent is
                           requested in the Application

                  9.1.6.   "Proposed Guarantor" means the person or persons (if
                           any) who must not be or include the Current Tenant
                           stated in the Application who it is proposed will
                           guarantee to the Landlord the obligations of the
                           Proposed Assignee

         9.2      General covenants

                  The Tenant covenants with the Landlord:

                  9.2.1.   except to the extent permitted under the subsequent
                           provisions of this clause not to:

                                      -13-
<PAGE>
                           -        part with possession of the Property or any
                                    part of it

                           -        permit another to occupy the Property or any
                                    part of it

                           -        share the occupation of the Property or any
                                    part of it

                           -        hold the Property or any part of it on trust
                                    for another

                           but the Tenant may allow a company that is a member
                           of the same group as the Tenant (within the meaning
                           of the 1954 Act, section 42) to occupy the whole or
                           part of the Property for so long as both companies
                           remain members of the same group and otherwise than
                           in a manner that transfers or creates a legal estate

                  9.2.2.   not to assign underlet or charge part only of the
                           Property

                  9.2.3.   not to assign the whole of the Property without the
                           consent of the Landlord (such consent not to be
                           unreasonably withheld) provided that the Landlord
                           shall be entitled (for the purposes of section 1 9
                           (1A) of the Landlord and Tenant Act 1927):

                           9.2.3.1. to withhold its consent in any of the
                                    circumstances set out in clause 9.3.1 and

                           9.2.3.2. to impose all or any of the matters set out
                                    in clause 9.3.2 as a condition of its
                                    consent and the provisos to this clause
                                    9.2.3 shall operate without prejudice to the
                                    right of the Landlord to withhold such
                                    consent on any other ground or grounds where
                                    such withholding of consent would be
                                    reasonable or to impose any further
                                    condition or conditions upon the grant of
                                    consent where the imposition of such consent
                                    or consents would be reasonable

                  9.2.4.   not to underlet the whole of the Property without the
                           consent of the Landlord such consent not to be
                           unreasonably withheld where the Tenant has complied
                           with the provisions of clause 9.5

                  9.2.5.   not to charge the whole of the Property without the
                           consent of the Landlord such consent not to be
                           unreasonably withheld

         9.3      Circumstances and conditions

                  9.3.1.   The circumstances referred to in clause 9.2.3.1 are:

                           9.3.1.1. Where in the reasonable opinion of the
                                    Landlord the Proposed Assignee is not of
                                    sufficient financial standing to enable it
                                    to

                                      -14-
<PAGE>
                                    comply with the Tenant's covenants and
                                    conditions contained in this Lease
                                    throughout the Term

                           9.3.1.2. Where the Proposed Assignee is an associated
                                    company of the Current Tenant

                           9.3.1.3. Where in the reasonable opinion of the
                                    Landlord the value of the Landlord's
                                    interest in the Property would be diminished
                                    o~ otherwise adversely affected by the
                                    Proposed Assignment on the assumption
                                    (whether or not a fact) that the Landlord
                                    wished to sell its interest the day
                                    following completion of the Proposed
                                    Assignment of this Lease to the Proposed
                                    Assignee;

                           9.3.1.4. Where the Proposed Assignee enjoys
                                    diplomatic or state immunity [but this
                                    circumstance shall not apply where the
                                    Proposed Assignee is the Government of the
                                    United Kingdom of Great Britain and Northern
                                    Ireland or any department thereof]

                           9.3.1.5. Where the Proposed Assignee is not resident
                                    in a jurisdiction where reciprocal
                                    enforcement of judgments exists

                  9.3.2.   The conditions referred to in clause 9.2.3.2 are:

                           9.3.2.1. The execution and delivery to the Landlord
                                    prior to completion of the Proposed
                                    Assignment of an Authorized Guarantee
                                    Agreement

                           9.3.2.2. The payment to the Landlord of all rents and
                                    other sums which have fallen due under this
                                    Lease prior to the date of the Proposed
                                    Assignment

                           9.3.2.3. The provision of any requisite consent of
                                    any superior landlord or mortgagee and
                                    confirmation that any lawfully imposed
                                    condition of such consent has been satisfied

                           9.3.2.4. On a Proposed Assignment to a limited
                                    company the execution and delivery to the
                                    landlord by the Proposed Guarantor prior to
                                    the Proposed Assignment of a deed of
                                    covenant guaranteeing the performance of the
                                    Proposed Assignee in such form as the
                                    Landlord reasonably requires

                           9.3.2.5. The execution and delivery to the Landlord
                                    prior to the Proposed Assignment of a rent
                                    deposit deed for such sum as the Landlord
                                    may reasonably determine in such form as the
                                    Landlord may reasonably require together
                                    with the payment

                                      -15-
<PAGE>
                                    by way of cleared funds of the sum specified
                                    in the rent deposit deed

                           9.3.2.6. The Application is accompanied by:

                           -        certified copies of the Proposed Assignee's
                                    or Proposed Guarantor's audited accounts for
                                    each of the three financial years
                                    immediately preceding the date of the
                                    Application

                           -        references from:

                                    --       the Proposed Assignee's or Proposed
                                             Guarantor's bankers confirming that
                                             the Proposed Assignee or Proposed
                                             Guarantor is considered good for
                                             the rents payable under this Lease
                                             and

                                    --       if the Proposed Assignee or
                                             Proposed Guarantor is a lessee of
                                             other premises at least one of its
                                             lessors confirming that the
                                             Proposed Assignee or Proposed
                                             Guarantor has been a satisfactory
                                             lessee

                           -        and an undertaking from Solicitors acting
                                    for the Current Tenant or for the Proposed
                                    Assignee or Proposed Guarantor to pay all
                                    costs disbursements and any VAT thereon
                                    which may be properly incurred by the
                                    Landlord in considering the Application
                                    whether or not consent is granted and in
                                    granting consent (if it is granted)

                           9.3.2.7. If at any time prior to the Proposed
                                    Assignment taking place the circumstances
                                    (or any of them) specified in clause 9.3.1
                                    apply the Landlord may revoke its consent to
                                    the Proposed Assignment by written notice to
                                    the Tenant

         9.4      Determinations

                  9.4.1.   Any question of whether or not any of the
                           circumstances set out in clause 9.3.1 apply in
                           relation to the Proposed Assignment or as to whether
                           any of the conditions referred to in clause 9.3.2
                           should be imposed shall be determined by the Landlord
                           and if the Landlord determines that any of the
                           circumstances apply or that any of the conditions
                           should be imposed the Landlord must give written
                           notice to that effect to the Tenant and such
                           notification will be binding on the Tenant unless
                           within 14 days of the service of the notice the
                           Tenant serves on the Landlord a counternotice
                           ("Counternotice") requiring the Landlord's
                           determination to be reviewed by a third party in
                           accordance with clause 9.4.2

                  9.4.2.   If a Counternotice is served the Landlord's
                           determination shall be reviewed by an independent
                           third party acting as an expert and not as an

                                      -16-
<PAGE>
                           arbitrator who shall be agreed or appointed in
                           accordance with clause 9.4.3 and whose decision shall
                           be conclusive and binding

                  9.4.3.   The third party must be a Chartered Surveyor with not
                           less than ten years' post qualification experience
                           appointed by agreement between the Landlord and the
                           Tenant or in the absence of such agreement nominated
                           at the request of either of them by the President for
                           the time being of The Royal Institution of Chartered
                           Surveyors (or his duly appointed deputy or anyone
                           authorized by him to make appointments on his behalf)

                  9.4.4.   The fees payable to the President or any such third
                           party shall be borne and paid by the Landlord and the
                           Tenant in such shares and in such manner as the third
                           party shall determine and failing any such decision
                           in equal shares (and if one party shall pay all the
                           fees it shall be entitled to recover from the other
                           any appropriate share which is due)

         9.5      Underletting

                  9.5.1.   Any consent of the Landlord to an underletting of the
                           whole of the Property will be subject to conditions
                           that:

                           9.5.1.1. the undertenant enters into a deed with the
                                    Landlord in which the undertenant covenants
                                    that during the period when the undertenant
                                    is bound by the tenant covenants contained
                                    in the underlease together with any
                                    additional period during which the
                                    undertenant is bound by an authorized
                                    guarantee agreement the undertenant will
                                    observe and perform the provisions of this
                                    Lease (excluding the covenant as to the
                                    payment of rent) and the provisions of the
                                    underlease

                           9.5.1.2. the underlease is granted without a fine or
                                    premium at a rent no lower than the then
                                    open market rent approved by the Landlord
                                    (such approval not to be unreasonably
                                    withheld)

                           9.5.1.3. the rent is payable in advance on the same
                                    days as rent is payable under this Lease

                           9.5.1.4. the underlease contains provisions approved
                                    by the Landlord (such approval not to be
                                    unreasonably withheld):

                           -        for the upwards-only review of the rent on
                                    the basis set out in clause 4 or in such
                                    other form as the Landlord reasonably
                                    requires or approves

                           -        for the rent to be reviewed either on the
                                    Review Dates or on such other dates approved
                                    by the Landlord by which the rent is
                                    reviewed no less frequently

                                      -17-
<PAGE>
                           -        prohibiting the undertenant from doing or
                                    allowing any act or thing in relation to the
                                    Property inconsistent with or in breach of
                                    the provisions of this Lease

                           -        for re-entry by the underlandlord on breach
                                    of any covenant by the undertenant

                           -        imposing an absolute prohibition against all
                                    dealings with the Property other than an
                                    assignment or charge of the whole

                           -        prohibiting any assignment of the whole of
                                    the Property without the consent of the
                                    Landlord under this Lease and except on the
                                    basis set out in clauses 9.1 -- 9.5 of this
                                    Lease such provisions being incorporated
                                    into the underlease

                           -        prohibiting any charge of the whole of the
                                    Property without the consent of the Landlord
                                    under this Lease

                           -        prohibiting the undertenant from parting
                                    with possession or permitting another to
                                    share or occupy or hold on trust for another
                                    the Property or any part of it

                           -        imposing in relation to any permitted
                                    assignment the same obligations for
                                    registration with the Landlord as are in
                                    this Lease in relation to dispositions by
                                    the Tenant

                           -        excluding the provisions of the 1954 Act,
                                    sections 24 -- 28 from the letting created
                                    by the underlease 86

                  9.5.2.   The Tenant covenants with the Landlord:

                           9.5.2.1. to enforce the performance by every
                                    undertenant of the provisions of the
                                    underlease and not at any time to waive any
                                    breach of the covenants or conditions on the
                                    part of any undertenant or assignee of any
                                    underlease nor (without the consent of the
                                    Landlord such consent not to be unreasonably
                                    withheld) to vary the terms of any
                                    underlease

                           9.5.2.2. not to agree any reviewed rent with the
                                    undertenant without the approval of the
                                    Landlord such approval not to be
                                    unreasonably withheld

                           9.5.2.3. not to agree any appointment of a person as
                                    the third party determining the revised rent
                                    without the approval of the Landlord such
                                    approval not to be unreasonably withheld

                                      -18-
<PAGE>
                           9.5.2.4. to incorporate as part of its
                                    representations to that third party
                                    representations required by the Landlord

                           9.5.2.5. to give the Landlord details of every rent
                                    review within twenty-eight days of its
                                    outcome

                           9.5.2.6. not to grant the underlease or permit the
                                    undertenant to occupy the Property unless an
                                    order has been obtained under the 1954 Act,
                                    section 38(4)

                           9.5.2.7. not to accept the surrender of or forfeit or
                                    otherwise determine any underlease without
                                    the consent of the Landlord

         9.6      Insolvency of covenantors

                  The Tenant covenants with the Landlord:

                  9.6.1.   to give notice to the Landlord within 14 days if any
                           person who has entered into covenants with the
                           Landlord under the provisions of this clause (where
                           that person has not been released from these
                           obligations) becomes Insolvent (as defined in clause
                           13.2) or dies

                  9.6.2.   if requested by the Landlord following the service of
                           a notice under clause 9.6.1 to procure that within 14
                           days of the request some other person reasonably
                           acceptable to the Landlord enters into covenants with
                           the Landlord in substantially the same form

         9.7      Notice to the Landlord of alienation

                  Within twenty-one days of any assignment charge underlease or
                  any transmission or other devolution relating to the Property
                  the Tenant covenants with the Landlord to produce for
                  registration with the Landlord's solicitor a certified copy of
                  any relevant document and to pay the Landlord's solicitor's
                  reasonable charge for registration of at least L25

10.      TENANT'S OTHER COVENANTS

         The Tenant covenants with the Landlord:

         10.1     Outgoings

                  10.1.1.  to pay and to indemnify the Landlord against:

                           10.1.1.1. all service charges rates taxes assessments
                                    impositions duties levies charges and
                                    outgoings of any type which now or during
                                    the Term are charged assessed or imposed on
                                    the Property or on its owner lessor lessee
                                    or occupier but excluding any tax

                                      -19-
<PAGE>
                                    imposed on the Landlord in respect of the
                                    receipt of Rent or any other payment made by
                                    the Tenant under this Lease or on any
                                    disposition or dealing with or the ownership
                                    of the reversion of this Lease ("Outgoings")

                           10.1.1.2. the proportion properly attributable to the
                                    Property (to be determined in the absence of
                                    agreement between the parties by the
                                    Landlord's surveyor) of all Outgoings which
                                    now or during the Term are charged assessed
                                    or imposed on the Property and other
                                    premises or on the owner lessor lessee or
                                    occupier of the Property and other premises

                  10.1.2.  if the Landlord loses rating relief because it has
                           been allowed to the Tenant or any undertenant during
                           the Term to make good that loss to the Landlord

         10.2     Supplies

                  10.2.1.  where a separate supply is provided to the Property
                           to pay the supplier and to indemnify the Landlord
                           against all charges for water electricity gas
                           telephone and other supplies consumed on the Property
                           and to pay all equipment rents

                  10.2.2.  where supply charges are made in relation to the
                           Property and other premises (or upon the owner or
                           occupier of the Property and other premises) to pay
                           the suppliers and to indemnify the Landlord against
                           the proportion of the charges properly attributable
                           to the Property (or the owner or occupier of the
                           Property) to be determined in the absence of
                           agreement by the Landlord's surveyor

         10.3     VAT

                  10.3.1.  to pay and indemnify the Landlord against any VAT
                           that may be chargeable on the Rent or any other
                           payment made by the Tenant under this Lease in
                           addition to the Rent or other payment (VAT being
                           recoverable as if it were rent where it is charged on
                           Rent or on a payment that is either reserved as
                           additional rent or that this Lease provides is
                           recoverable as if it were rent)

                  10.3.2.  whenever the Tenant has agreed in this Lease to
                           reimburse the Landlord for a payment made by the
                           Landlord to reimburse the Landlord in addition for
                           any VAT paid by the Landlord on that payment unless
                           the VAT is recovered by the Landlord

                                      -20-
<PAGE>
         10.4     Access of Landlord and notice to repair

                  10.4.1.  to permit the Landlord and all persons authorized by
                           the Landlord at reasonable times and on reasonable
                           notice (except in an emergency) to enter the
                           Property:

                           10.4.1.1. to establish if the provisions of this
                                    Lease have been observed

                           10.4.1.2. to carry out work relating to any jointly
                                    used facility

                           10.4.1.3. to carry out any work to Adjoining Premises
                                    that cannot reasonably be carried out
                                    without access to the Property

                           10.4.1.4. to take schedules and inventories

                           10.4.1.5. to exercise any right granted or reserved
                                    to the Landlord by this Lease

                           10.4.1.6. for any purpose connected with the
                                    insurance of the Property the review of the
                                    Rent or the renewal of this Lease

                           10.4.1.7. to view (and to open up floors and other
                                    parts of the Property where that is
                                    reasonable) the condition of the Property
                                    and any work being carried out at the
                                    Property

                           10.4.1.8. to give the Tenant (or leave on the
                                    Property) a notice:

                           -        specifying any breach of covenant by the
                                    Tenant

                           -        specifying any work carried out in breach of
                                    the provisions of this Lease

                           -        requiring the Tenant immediately to remedy
                                    the breach and to reinstate the Property
                                    including the making good of any opening-up

                                             but any opening-up must be made
                                             good by or at the cost of the
                                             Landlord where it reveals no
                                             breaches by the Tenant of the
                                             provisions of this Lease

                  10.4.2.  immediately to repair clean and decorate the Property
                           or to carry out other work as required by the notice

                  10.4.3.  to allow the Landlord and all persons authorized by
                           the Landlord to enter the Property to carry out the
                           work that is needed to comply with the notice and to
                           pay to the Landlord the cost of doing so within
                           fourteen days of a written demand if:

                                      -21-
<PAGE>
                           10.4.3.1. within thirty days of service of the notice
                                    the Tenant has not both begun and then
                                    continued the work referred to in the notice
                                    or

                           10.4.3.2. the Tenant fails to complete the work
                                    within sixty days of service of the notice
                                    or

                           10.4.3.3. in the Landlord's reasonable opinion the
                                    Tenant is unlikely to complete the work
                                    within sixty days of the service of the
                                    notice

         10.5     Aerials signs and advertisements

                  10.5.1.  not to erect any pole mast dish or wire on the
                           Property

                  10.5.2.  if requested by the Landlord to display a sign
                           showing the Tenant's trading name of a size and kind
                           approved by the Landlord (such approval not to be
                           unreasonably withheld) at a point specified in
                           writing by the Landlord

                  10.5.3.  not to display any other sign which is visible from
                           outside the Property

         10.6     Statutes notices and orders

                  10.6.1.  to comply with every statute and any notice or order
                           from a government department or local public
                           regulatory or other authority or court that relates
                           to the Property activities carried out on the
                           Property or any substance or article on the Property
                           and whether applicable to the Tenant or the owner
                           lessor lessee or occupier of the Property

                  10.6.2.  to produce immediately to the Landlord a copy of any
                           notice or order that is served on the Property or the
                           Tenant and that relates to the matters referred to in
                           the preceding clause

                  10.6.3.  at the request of the Landlord to make or join with
                           the Landlord in making any reasonable representations
                           that the Landlord considers appropriate or otherwise
                           contesting any proposal of a government department or
                           local regulatory or other authority that relates to
                           or includes the Property

                  10.6.4.  without prejudice to the generality of the above:-

                           10.6.4.1. to comply at the Tenant's expense with the
                                    Construction (Design and Management)
                                    Regulations 1994 (" CDM Regulations") and to
                                    be the only client (as defined in the CDM
                                    Regulations) and to fulfil in relation to
                                    all and any works all the obligations of the
                                    client as set out in or reasonably to be
                                    inferred from the CDM Regulations and to
                                    make a declaration

                                      -22-
<PAGE>
                                    to that effect to the Health and Safety
                                    Executive in accordance with the Approved
                                    Code of Practice publicized from time to
                                    time by the Health and Safety Commission in
                                    relation to the CDM Regulations and the
                                    provisions of clause 12.2.9 shall apply to
                                    these obligations and

                           10.6.4.2. at the end of the Term forthwith to deliver
                                    to the Landlord any and all health and
                                    safety files relating to the Property in
                                    accordance with the CDM Regulations

         10.7     Equipment

                  10.7.1.  not to install or use on the Property any equipment
                           which causes noise or vibration detectable outside or
                           damage to the Property

                  10.7.2.  to keep all equipment on the Property properly
                           maintained to renew all parts when recommended or
                           necessary and to ensure that the equipment is
                           properly operated

         10.8     Defective premises

                  10.8.1.  to give notice immediately to the Landlord of any
                           defect in the Property which might give rise to a
                           liability or duty on the Landlord

                  10.8.2.  to display all notices which the Landlord may
                           reasonably require

         10.9     Encroachments

                  10.9.1.  not to stop up darken or obstruct any windows in the
                           Building

                  10.9.2.  to take all reasonable steps to prevent any
                           encroachment or easement being made or acquired over
                           the Property and to give notice to the Landlord
                           immediately if any is attempted

         10.10    Evidence of compliance

                  if required to produce to the Landlord such evidence as the
                  Landlord may reasonably require to satisfy itself that the
                  provisions of this Lease have been complied with

         10.11    Indemnity

                  to be responsible for and to keep the Landlord indemnified
                  against all Losses resulting directly or indirectly from any
                  breach by the Tenant of the provisions of this Lease

                                      -23-
<PAGE>
         10.12    Keyholders

                  to ensure that at all times both the Landlord and the local
                  police are aware of the name home address and home telephone
                  number of at least two keyholders of the Property

         10.13    Interest

                  10.13.1. to pay interest at a yearly rate of 4% above the base
                           lending rate from time to time on any Rent or other
                           sum payable under this Lease that is not paid on its
                           due date

                  10.13.2.   to pay this interest from the due date to the date
                             of payment (both before and after any judgment)
                             calculated on a daily basis (the interest to be
                             compounded with rests on the usual quarter days)
                             but nothing in this clause entitles the Tenant to
                             withhold or delay any payment or affects the rights
                             of the Landlord in relation to non-payment

         10.14    Landlord's costs

                  10.14.1. to pay to the Landlord on an indemnity basis all fees
                           charges costs and other expenses incurred by the
                           Landlord in relation to:

                           10.14.1.1. every application made by the Tenant for
                                    consent whether it is granted refused
                                    offered subject to any qualification or
                                    withdrawn

                           10.14.1.2. the preparation and service of a notice
                                    under the Law of Property Act 1925 section
                                    146 or incurred in taking or contemplating
                                    proceedings under sections 146 and 147 of
                                    that Act even if forfeiture is avoided
                                    otherwise than by a court order

                           10.14.1.3. the recovery of Rent or other sums due
                                    from the Tenant

                           10.14.1.4. enforcing or requiring the Tenant to
                                    remedy a breach of the provisions of this
                                    Lease

                           10.14.1.5. any steps taken in connection with the
                                    preparation and service of a schedule of
                                    dilapidations during or after the expiry of
                                    the Term

                             10.14.1.6.  the negotiation and grant of this Lease

                  10.14.2. where the Landlord could recover the cost of
                           professional advice or services under the preceding
                           clause if they were undertaken by a third party but
                           these services or that advice are provided by the
                           Landlord or by a company within the Landlord's Group
                           to pay to the Landlord (or that

                                      -24-
<PAGE>
                           company) a reasonable sum (plus VAT if payable) for
                           such advice and services but not more than the amount
                           payable by the Tenant if that advice or service had
                           been provided by a third party

         10.15    Sale of reversion

                  to permit at reasonable times upon reasonable notice agents or
                  prospective buyers of any interest superior to this Lease to
                  view the Property provided they are authorized by the Landlord
                  or its agent and to permit the Landlord or any superior
                  landlord to fix on the property a notice or board indicating
                  that an interest superior to this Lease is available for sale

         10.16    Re-letting

                  where the Tenant or the occupier of the Property will have no
                  right to renew this Lease under the 1954 Act or has lost that
                  right to permit the Landlord or its agent at any time during
                  the last twelve months of the Term to fix on the Property a
                  notice or board indicating that the Property will be available
                  for letting and during that period to permit persons with the
                  authority of the Landlord or its agent to view the Property

         10.17    Yield up

                  at the expiry of the Term:

                  10.17.1. to yield up the Property with vacant possession
                           decorated and repaired in accordance with and in the
                           condition required by the provisions of this Lease
                           10.17.2 to give up all keys of the Property to the
                           Landlord

                  10.17.2. to remove the Tenant's fixtures and fittings (if
                           requested by the Landlord) and all signs erected by
                           the Tenant on or near the Property and to make good
                           immediately any damage caused by the removal

         10.18    Consent to Landlord's release

                  not to unreasonably withhold consent to a request made by the
                  Landlord under the 1995 Act, Section 8 for a release from the
                  landlord covenants of this Lease

11.      LANDLORD'S COVENANTS

         The Landlord covenants with the Tenant:

         11.1     Quiet enjoyment

                  to permit the Tenant to hold the Property peaceably and
                  without any interruption by the Landlord or any person
                  claiming under or in trust for the Landlord

                                      -25-
<PAGE>
         11.2     Exercising rights

                  in exercising the rights involving entry to the Property to
                  cause (and to ensure that those exercising the rights on its
                  behalf cause) as little damage as is reasonably practicable to
                  the Property

12.      INSURANCE

         12.1     Landlord's covenants

                  The Landlord covenants with the Tenant:

                  12.1.1.  to insure the Property against damage caused by fire
                           lightning explosion aircraft (or other aerial device)
                           or articles failing from them riot civil commotion
                           malicious persons acts of terrorism earthquake storm
                           tempest flood bursting and overflowing of water pipes
                           tanks and other apparatus impact by mechanically
                           propelled vehicles and any other risks that the
                           Landlord may decide although:

                           12.1.1.1. the obligation to insure against any
                                    particular risk is subject to insurance for
                                    that risk being ordinarily available from a
                                    reputable insurer for the Property and

                           12.1.1.2. this insurance will be subject to any
                                    exclusions conditions and excesses that the
                                    insurer requires

                  12.1.2.  to effect this insurance with a reputable insurance
                           company or with reputable underwriters and through
                           any agency that the Landlord may from time to time
                           decide

                  12.1.3.  that this insurance will be for the full cost of
                           reinstatement including (for example):

                           -        temporarily making the Property safe and
                                    protecting any adjoining structures

                           -        debris removal demolition and site clearance

                           -        obtaining planning and all other statutory
                                    and other consents

                           -        architects' surveyors' and other fees
                                    incurred by the Landlord in relation to the
                                    reinstatement

                           -        complying with the requirements of any
                                    statute or of any local public regulatory or
                                    other authority

                                      -26-
<PAGE>
                           -        any VAT that may be payable on or in respect
                                    of any of these costs and fees

                  12.1.4.  to produce to the Tenant on demand reasonable
                           evidence of the terms of the policy and of payment of
                           the last premium

                  12.1.5.  to notify the Tenant of any change in the risks
                           covered by the policy

                  12.1.6.  to procure that the interest of the Tenant is noted
                           or endorsed on the policy whenever this is permitted
                           under the policy

         12.2     Tenant's covenants

                  The Tenant covenants with the Landlord:

                  12.2.1.  to pay as rent to the Landlord within fourteen days
                           of a demand and (if so demanded) in advance of the
                           date of renewal sums equal to:

                           12.2.1.1. the premiums paid or to be paid by the
                                    Landlord for insuring the Property in
                                    accordance with its obligations in this
                                    Lease including any increased premiums
                                    required as a result of the Tenant's use of
                                    the Property or anything brought onto the
                                    Property

                           12.2.1.2. the premiums paid or to be paid by the
                                    Landlord for insuring for three years loss
                                    of rent under this Lease

                           12.2.1.3. the premiums paid or to be paid by the
                                    Landlord for any third party liability
                                    (including public and property owner's and
                                    employer's liability) in respect of the
                                    Property against which the Landlord may at
                                    any time insure

                           12.2.1.4. any part of the premiums referred to above
                                    which the Landlord is entitled to retain by
                                    way of commission

                  12.2.2.  where in the case of any of the items referred to in
                           the preceding clauses the Landlord's policy includes
                           the Property and other premises to pay as rent to the
                           Landlord on demand and (if so demanded) in advance of
                           the date of renewal the proportion of the premiums
                           properly attributable to the Property to be
                           determined (in the absence of agreement) by the
                           Landlord's surveyor

                  12.2.3.  to pay the sums referred to in clauses 12.2.1 and
                           12.2.2 for the period beginning on the Insurance
                           Commencement Date and ending on the day immediately
                           before the next renewal date on the grant of this
                           Lease or if later on the Insurance Commencement Date
                           or when demanded

                                      -27-
<PAGE>
                  12.2.4.    to give notice to the Landlord of any matters
                             (whether existing or that arise during the Term)
                             that a prudent insurer might treat as material in
                             deciding whether or on what terms to insure or to
                             continue to insure the Property

                  12.2.5.  to comply with all the requirements and
                           recommendations of the insurer and the fire officer

                  12.2.6.  not to do or omit anything that could cause the
                           insurance effected under clause 12.1 to become void
                           or voidable wholly or in part

                  12.2.7.  not to do or omit anything that could cause any
                           additional or increased premiums to become payable
                           unless the Tenant has previously obtained the
                           approvals of the Landlord and the insurer (the
                           Landlord's approval not to be unreasonably withheld)

                  12.2.8.  not to have on the Property anything which is
                           explosive or specially combustible without having
                           obtained the approval of the insurer and the Landlord
                           (the Landlord's approval not to be unreasonably
                           withheld) and then to comply with any conditions to
                           which either approval is made subject

                  12.2.9.  to keep the Property supplied with the equipment for
                           the detection and fighting of fire and with the fire
                           alarm equipment that is reasonably required by the
                           Landlord or that the insurer or fire officer requires
                           and to maintain this equipment in working order and
                           to the satisfaction of the insurer or fire officer
                           and to the reasonable satisfaction of the Landlord
                           and at least once every six months to have this
                           equipment inspected by a competent person

                  12.2.10. not to obstruct the access to any fire equipment or
                           the means of escape from the Property or to lock any
                           fire door while the Property is occupied

                  12.2.11. to give notice to the Landlord immediately any event
                           happens against which the Landlord may have insured
                           under this Lease

                  12.2.12. if the Tenant is entitled to the benefit of any
                           insurance in relation to the Property to apply all
                           money in making good the loss for which it is
                           received

                  12.2.13. to do nothing to prejudice any claim made by the
                           Landlord or to prevent or impede any reinstatement
                           being carried out by the Landlord under clause
                           12.4.1.4

                  12.2.14. to pay to the Landlord on demand the amount of any
                           excesses which may be deducted or deductible by the
                           insurers on any claim made by the Landlord under
                           clause 12.4.1.1.

                                      -28-
<PAGE>
         12.3     Suspension of Rent

                  12.3.1.  "Insured Damage" means that the Property is destroyed
                           or damaged by any risk against which the Landlord has
                           covenanted in this Lease to insure or by any
                           additional risk against which the Landlord has
                           insured and payment of the insurance money is not
                           refused wholly or in part as the result of an act or
                           omission of the Tenant or any person deriving title
                           under the Tenant

                  12.3.2.  Whenever Insured Damage occurs and the Property or
                           any part of it is unfit for use the Rent (or a fair
                           proportion of it according to the nature and extent
                           of the damage) will not be payable until the Property
                           is (or the affected parts are) again fit for use or
                           until three years from the damage whichever is the
                           shorter and the proportion and the period will be
                           determined (in the absence of agreement) by the
                           Landlord's surveyor

                  12.3.3.  When the preceding clause applies for part of a
                           quarter and the Rent for that quarter has already
                           been paid in advance the Landlord must refund to the
                           Tenant the proportion of the Rent (apportioned on a
                           daily basis) attributable to the period during which
                           the preceding clause applied

         12.4     Reinstatement

                  12.4.1.  Whenever Insured Damage occurs the Landlord covenants
                           with the Tenant:

                           12.4.1.1. immediately to notify the insurer of the
                                    damage and to claim all sums due under the
                                    insurance policy

                           12.4.1.2. to use all reasonable endeavors to procure
                                    the payment by the insurer of all sums
                                    properly due under the policy at the time
                                    and in the manner required by the policy

                           12.4.1.3. to apply for and use all reasonable
                                    endeavors to obtain all planning permissions
                                    building regulation consents and other
                                    consents and licenses that are required to
                                    enable the Landlord to reinstate ("the
                                    Permissions")

                           12.4.1.4. to apply all insurance money received
                                    (except sums for loss of rent) in
                                    reinstating the Property as soon as the
                                    Permissions have been obtained or
                                    immediately where no Permissions are
                                    required

                  12.4.2.  The Landlord need not reinstate while prevented by
                           any of the following:

                           12.4.2.1. failure by the Landlord to obtain the
                                    Permissions despite using all reasonable
                                    endeavors

                                      -29-
<PAGE>
                           12.4.2.2. the grant of any of the Permissions subject
                                    to a lawful condition with which it would be
                                    unreasonable to expect the Landlord to
                                    comply or the planning or highway
                                    authority's insistence that as a
                                    pre-condition to obtaining any of the
                                    Permissions the Landlord must enter into an
                                    agreement with the planning or highway
                                    authority that would contain a term with
                                    which it would be unreasonable to expect
                                    the Landlord to comply

                           12.4.2.3. some defect in the site upon which the
                                    reinstatement is to take place so that it
                                    could not be undertaken or undertaken only
                                    at excessive cost

                           12.4.2.4. war act of God government action strike
                                    lock-out or any other similar circumstances
                                    beyond the control of the Landlord

         12.5     Termination

                  12.5.1.  Whenever Insured Damage occurs and the Property or
                           any part of it is still unfit for use three years
                           after the date upon which it first became unfit
                           either party may for so long as the Property or part
                           remains unfit serve on the other a notice referring
                           to this clause whereupon this Lease will immediately
                           come to an end

                  12.5.2.  Termination under the preceding clause will not
                           affect any rights that either party may have against
                           the other (including for example any that the Tenant
                           may have for breach by the Landlord of clause 12.4.1)
                           and all insurance money received in respect of the
                           Property will belong to the Landlord.

13.      FORFEITURE

         13.1     A "Forfeiting Event" is any of the following:

                  13.1.1.  any Rent or sum regarded as rent for the purposes of
                           this Lease is outstanding for twenty-one days after
                           becoming due whether formally demanded or not

                  13.1.2.  a breach by the Tenant of any of the provisions of
                           this Lease

                  13.1.3.  the Tenant has any distress or execution levied on
                           its goods

                  13.1.4.  the Tenant is Insolvent

         13.2     "Insolvent" for the purposes of this Lease means:

                  13.2.1.  in relation to a company any of the following:

                                      -30-
<PAGE>
                           -        it is deemed unable to pay its debts as
                                    defined in the Insolvency Act 1986 (referred
                                    to in this clause as "the Act") section 123

                           -        a proposal is made for a voluntary
                                    arrangement under Part I of the Act -

                           -        a petition is presented for an
                                    administration order under Part II of the
                                    Act or

                           -        a receiver, administrative receiver or
                                    manager is appointed [under (for example)
                                    Part III of the Act or the Law of Property
                                    Act section 101]

                           -        it goes into liquidation as defined in
                                    section 247(2) of the Act (other than a
                                    voluntary winding up solely for the purpose
                                    of amalgamation or reconstruction of a
                                    solvent company)

                           -        a provisional liquidator is appointed under
                                    section 135 of the Act

                           -        a proposal is made for a scheme of
                                    arrangement under the Companies Act 1985
                                    section 425

                  13.2.2.    in relation to an individual any of the following:

                           -        an application is made for an interim order
                                    or a proposal is made for a voluntary
                                    arrangement under Part VIII of the Act

                           -        a bankruptcy petition is presented to the
                                    court or his circumstances are such that a
                                    bankruptcy petition could be presented under
                                    Part IX of the Act

                           -        he enters into a deed of arrangement

                           -        a receiver of the income of the Property is
                                    appointed under the Law of Property Act
                                    section 101

         13.3     Whenever a Forfeiting Event exists the Landlord may enter the
                  Property (or any part of it) at any time even if a previous
                  right of re-entry has been waived and then the Term will end
                  but without affecting any rights that either party may have
                  against the other including (for example) the breach under
                  which the re-entry is made

                                      -31-
<PAGE>
14.      MISCELLANEOUS

         14.1     Representations

                  The Tenant acknowledges that it has not entered into this
                  Lease in reliance on any representation made by or on behalf
                  of the Landlord

         14.2     Exclusion of use warranty

                  Nothing in this Lease or in any consent granted by the
                  Landlord implies that the Property may be used for any
                  particular purpose

         14.3     Disputes with adjoining owners

                  If any dispute arises between the Tenant and the occupiers of
                  Adjoining Premises about any right in connection with the use
                  of the Property and of any Adjoining Premises or about any
                  boundary structures separating the Property from the Adjoining
                  Premises it will be determined by the Landlord's surveyor

         14.4     Covenants relating to Adjoining Premises

                  Nothing contained in or implied by this Lease will give the
                  Tenant the benefit of or the right to enforce (or to prevent
                  the release or modification of) any covenant or condition
                  entered into by any tenant of any Adjoining Premises

         14.5     Effect of waiver

                  Each of the Tenant's covenants will remain in force even if
                  the Landlord has waived or temporarily released that covenant
                  or waived or released a similar covenant in a lease of
                  Adjoining Premises

         14.6     Rights and easements

                  14.6.1.  The operation of the Law of Property Act 1925 section
                           62 is excluded from this letting and the only rights
                           granted to the Tenant are those expressly set out in
                           this Lease

                  14.6.2.  The Tenant will not during the Term acquire or become
                           entitled to any easement over any Adjoining Premises

                  14.6.3.  Any easement exercised over any Adjoining Premises
                           will be regarded as being exercised by virtue of a
                           determinable license from the Landlord

         14.7     Extension of Term

                  If after the expiry of the Term there is a period of holding
                  over extension or continuance (whether by agreement or
                  operation of law): --

                                      -32-
<PAGE>
                  14.7.1.  the provisions of this Lease (including for example
                           clause 19) will apply to that period and the
                           expression "Term" will be construed accordingly and

                  14.7.2.  all obligations of a periodical nature will apply at
                           the same intervals as those specified in this Lease

         14.8     Perpetuity period

                  The perpetuity period applicable to this Lease is eighty years
                  beginning on the date of this Lease and whenever in this Lease
                  either party is granted a future interest it must vest within
                  that period and if it has not will be void for remoteness

         14.9     Compensation

                  Any statutory right of the Tenant to claim compensation from
                  the Landlord on vacating the Property is excluded from this
                  letting to the extent that the law allows

         14.10    Tenant's possessions

                  If after the Tenant has vacated the Property on the expiry of
                  the Term any of the Tenant's possessions remain on the
                  Property and the Tenant fails to remove them within seven days
                  after being requested in writing by the Landlord to do so or
                  if the Landlord is unable to make such a request to the Tenant
                  within fourteen days from the first attempt:

                  14.10.1. the Landlord may as the agent of the Tenant sell the
                           possessions and the Tenant indemnifies the Landlord
                           against any liability incurred by it to any third
                           party whose possessions have been sold by the
                           Landlord in the mistaken belief (which will be
                           presumed unless the contrary is proved) that the
                           possessions belonged to the Tenant

                  14.10.2. if the Landlord having made reasonable efforts is
                           unable to locate the Tenant the Landlord may keep the
                           proceeds of sale unless the Tenant claims them within
                           ninety days of vacating the Property

                  14.10.3. the Tenant will be responsible for and will indemnify
                           the Landlord against any damage caused to the
                           Property by the possessions and any Losses suffered
                           by the Landlord as a result of the presence of the
                           possessions on the Property after the Tenant has
                           vacated the Property on the expiry of the Term

         14.11    Landlord's surveyor

                  Whenever this Lease provides for questions to be referred to
                  or issues to be determined by the Landlord's surveyor:

                                      -33-
<PAGE>
                  14.11.1. the term "in the absence of agreement" means in the
                           absence of agreement between the Landlord and the
                           Tenant and does not require the agreement of the
                           Guarantor to have been sought

                  14.11.2. in making his determination he will be acting as an
                           expert and not as an arbitrator and the determination
                           will be final and conclusive

                  14.11.3. his fees and disbursements for making this
                           determination will be paid as he directs as being
                           fair and reasonable in the light of his determination
                           having regard to the nature of the dispute and the
                           views of the parties expressed to him prior to his
                           determination

                  14.11.4. he must be an Associate or Fellow of the Royal
                           Institution of Chartered Surveyors

                  14.11.5. he must not be an employee of the Landlord or a
                           company within the Landlord's Group or a partner or
                           employee of the managing agents

15.      NOTICES

         15.1     A notice under this Lease must be in writing and unless the
                  receiving party or its authorized agent acknowledges receipt
                  is valid if (and only if) it:

                  15.1.1.  is given by hand sent by registered post or recorded
                           delivery or sent by fax provided a confirmatory copy
                           is on the same day given by hand or sent by
                           registered post or recorded delivery and

                  15.1.2.  is served:

                  -        where the receiving party is a company incorporated
                           within Great Britain at its registered office or

                  -        where the receiving party is the Tenant and the
                           Tenant is not such a company at the Property or

                  -        where the receiving party is the Landlord or the
                           Guarantor and that party is not such a company at
                           that party's address shown in this Lease or at any
                           address specified in a notice given by that party to
                           the other parties

         15.2     Unless it is returned through the Post Office undelivered a
                  notice sent by registered post or recorded delivery is to be
                  treated as served on the third working day after posting
                  whenever and whether or not it is received

         15.3     A notice sent by fax is to be treated as served on the day
                  upon which it is sent or the next working day where the fax is
                  sent after 4 pm or on a day that is not a working day whenever
                  and whether or not it or the confirmatory copy is received
                  unless the confirmatory copy is returned through the Post
                  Office undelivered

                                      -34-
<PAGE>
         15.4     The term "working day" means a day when the UK clearing banks
                  are open for business in the City of London

         15.5     If the receiving party consists of more than one person a
                  notice to one of them is notice to all

         15.6     In this clause "party" includes the Guarantor

16.      INTERPRETATION

         In this Lease:

         16.1     "Adjoining Premises" means any nearby property in which the
                  Landlord (or where the Landlord is a company any company that
                  is a member of the Landlord's Group) has or acquires during
                  the Term a freehold or leasehold interest

         16.2     "Conducting Media" includes all drains channels sewers flues
                  conduits ducts pipes wires cables watercourses gutters
                  culverts soakaways and other similar transmission media and
                  installations and all fixings louvres cowls covers and other
                  ancillary apparatus and references to Conducting Media being
                  "in" or "on" include Conducting Media in on under over or
                  through

         16.3     "Landlord" includes the person from time to time entitled to
                  possession of the Property when this Lease comes to an end

         16.4     "Landlord's Group" means a group of companies of which the
                  Landlord is a member within the meaning of the 1954 Act
                  section 42(1)

         16.5     "this Lease" includes (except where the contrary is indicated)
                  any document supplemental or collateral to this document or
                  entered into in accordance with this document

         16.6     "Losses" includes all liabilities incurred by the Landlord all
                  damage and loss suffered by it and all damages awarded against
                  it all claims demands actions and proceedings made or brought
                  against it and all costs disbursements and expenses incurred
                  by it

         16.7     "1954 Act" means Part II of the Landlord and Tenant Act 1954
                  (to which clause 16.15.1 applies)

         16.8     "1995 Act" means the Landlord and Tenant (Covenants) Act 1995

         16.9     "Other Buildings" means any building or other structure now
                  erected on the Adjoining Premises or erected on the Adjoining
                  Premises during the Term

         16.10    "Plan" means the plan or plans annexed to this Lease

                                      -35-
<PAGE>
         16.11    "Planning Acts" means Town and Country Planning Act 1990
                  Planning (Listed Buildings and Conservation Areas) Act 1990
                  Planning (Consequential Provisions) Act 1990 Planning
                  (Hazardous Substances) Act 1990 Planning and Compensation Act
                  1991 and clause 16.15.1 applies

         16.12    "Plant" means all apparatus machinery and equipment installed
                  by the Landlord in the Property including (for example) lifts
                  lift shafts standby generators boilers items relating to
                  mechanical ventilation heating and cooling and closed circuit
                  television systems

         16.13    "Rent" means the Initial Rent or the rent agreed or determined
                  under clause 4

         16.14    "Tenant" means the Original Tenant until the Original Tenant
                  is released by the 1995 Act from the tenant's covenants
                  contained in this Lease and thereafter

                  16.14.1. the person from time to time is whom the tenant's
                           interest under this Lease is vested and

                  16.14.2. any person in whom the tenant's interest under this
                           Lease has been vested and who has not been released
                           by the 1994 Act

         16.15    "VAT" means value added tax and any tax of a similar nature
                  substituted for it or in addition to it

         16.16    references:

                  16.16.1. to a particular statute or part of it ("statutory
                           reference") include (except where the contrary is
                           indicated) any relevant derivative legislation and
                           refer to that statutory reference as it may have been
                           extended modified amended or re-enacted by the date
                           upon which its construction is relevant for the
                           purposes of this Lease and not as originally enacted
                           or as at the date of this Lease

                  16.16.2. generally to "statute" or "statutes" include
                           derivative legislation and any regulation or other
                           legislation of the European Community that is
                           directly applicable in the United Kingdom and include
                           existing statutes and those that come into effect
                           during the Term

                  16.16.3. to "parties" or "party" mean the Landlord and the
                           Tenant or either of them but in the absence of a
                           specific provision to the contrary do not include the
                           Guarantor

                  16.16.4. to the expiry of the Term or to the last year of the
                           Term are (subject to clause 14.7) to the end of the
                           Term and the last year of the Term however the Term
                           comes to an end whether by effluxion of time or in
                           any other way including (for example) determination
                           by forfeiture

                                      -36-
<PAGE>
                  16.16.5. to the base lending rate are to the base lending rate
                           of Barclays Bank plc or if that rate has been
                           abolished to the equivalent rate that has replaced it
                           or if none to the rate of interest most comparable
                           with the base lending rate determined in the absence
                           of agreement between the parties by the Landlord's
                           surveyor

         16.17    any consent of the Landlord must be in writing and signed by
                  or on its behalf if it is to be effective under this Lease

         16.18    where the consent of the Landlord is required it may be given
                  subject to any necessary further consent being obtained from a
                  superior landlord and nothing in this Lease implies that this
                  further consent may not be unreasonably withheld

         16.19    whenever the Landlord [or] the Tenant [or the Guarantor]
                  consists of more than one person any obligation of or to that
                  party is of or to those persons separately all together or in
                  any combination

         16.20    words importing one gender include all genders

         16.21    any covenant by the Tenant not to do any act or thing includes
                  an obligation not to allow that act or thing to be done

         16.22    the headings are for locating references in the text and are
                  not to be taken into account in interpretation

         WE CERTIFY that there is no Agreement for Lease to which this Lease
gives effect

                                   SCHEDULE 1

                            DATED ______________, 199

                                       and

       ------------------------------------------------------------------

                         AUTHORIZED GUARANTEE AGREEMENT
             Unit R17 Raleigh Court Priestly Way Crawley West Sussex

       ------------------------------------------------------------------

                            Lucas & Co 48 Heath Road
                                Twickenham Wl 4BY
                               Tel: 0181 892 8045
                               Fax: 0181 892 5777

                                      -37-
<PAGE>
                         AUTHORIZED GUARANTEE AGREEMENT

DATE:  The        day of           1997

PARTIES:

(1)      ("Landlord")

and

(2)      ("Tenant")

1.       DEFINITIONS AND RECITALS

         1.1      This Deed is supplemental to a lease [an underlease] ("the
                  Lease") dated the [**] and made between (1) [the Landlord] and
                  (2) [the Tenant] by which the property known as [**] ("the
                  Property") was demised for a term of[**] years from [and
                  including] the [**] (" the Term") subject to the payment of
                  the rent[s] reserved by and the performance of the provisions
                  of the Lease

         1.2      The reversion immediately expectant on the determination of
                  the Term [remains or is now] vested in the Landlord and the
                  unexpired residue of the Term [remains or is now] vested in
                  the Tenant

         1.3      The Lease contains provisions prohibiting the Tenant from
                  assigning the Property without the consent of the Landlord
                  such consent not to be unreasonably withheld in certain
                  circumstances and further provides that any consent will be
                  subject to a -condition that the Tenant enters into an
                  authorized guarantee agreement as defined in the Landlord and
                  Tenant (Covenants) Act 1995 ("the 1995 Act")

         1.4      The Landlord has agreed (at the request of the Tenant) to
                  grant a license to the Tenant to assign its estate and
                  interest in the property to of [**] ("Assignee") subject to
                  the Tenant and the Assignee entering into a formal license in
                  the form required by the Landlord and the Tenant entering into
                  this Authorized Guarantee Agreement

         1.5      All terms defined in the Lease have the same meanings when
                  used in this deed except where the contrary appears

2.       AUTHORIZED GUARANTEE AGREEMENT

         2.1      This Deed is an authorized guarantee agreement as defined in
                  the 1995 Act, section 16

         2.2      Nothing in this Deed imposes on the Tenant:
<PAGE>
                  -        any requirement to guarantee the performance under
                           the Lease of any person other than the Assignee or

                  -        any liability restriction or other requirement (of
                           whatever nature) in relation to any time after the
                           Assignee is released by the Act from its obligations
                           under the Lease

3.       TENANT'S COVENANTS

         The Tenant covenants with the Landlord and (without the need for any
express assignment) with all of its successors in title:

         3.1      if the Assignee does not pay the Rent or any other sum due
                  under the Lease on the date on which it is due to pay to the
                  Landlord on demand the Rent or other sum

         3.2      if the Assignee is in breach of any provision of the Lease to
                  remedy that breach on demand and to indemnify and keep
                  indemnified the Landlord against all Losses suffered by the
                  Landlord as a result (directly or indirectly) of that breach

         3.3      in addition to the obligations set out in clauses 3.1 and 3.2
                  and if the Lease is disclaimed by the Assignee's trustee in
                  bankruptcy or liquidator:

                  3.3.1.   to pay to the Landlord on demand an amount equal to
                           the Rent and other sums of a recurring nature that
                           would have been payable under the Lease for the
                           period beginning on the date of disclaimer and ending
                           on the earliest of:

                  -        the date upon which the Property is re-let

                  -        the expiry of the Term

                  -        the expiry of the period of [one year] beginning on
                           the date of the disclaimer or

                  3.3.2.   if requested by the Landlord within ninety days of
                           disclaimer to take from the Landlord a lease of the
                           Property from the date of disclaimer for the residue
                           of the Term at the Rent payable at the time of
                           disclaimer or (where a rent review is pending at the
                           time of disclaimer at the Rent that is subsequently
                           agreed or determined under clause 4 of the Lease to
                           have been payable at the time of disclaimer) and upon
                           the same terms as those contained in the Lease with
                           all provisions of a periodical nature (including for
                           example those relating to review of the Rent)
                           expressed to apply on the actual dates that would
                           have applied if the Lease had not been disclaimed and

                                      S-2
<PAGE>
                  3.3.3.   to pay the costs of the Landlord incurred in relation
                           to the disclaimer and where appropriate the grant of
                           the lease to the Tenant

4.       APPLICATION OF TENANT'S COVENANTS

         4.1      the Landlord grants any time or indulgence to the Assignee or
                  fails to enforce payment of the Rent or any other sum or the
                  performance of the terms of the Lease

         4.2      the Landlord refuses to accept the Rent tendered when the
                  Landlord was entitled (or would after the service of a notice
                  under the Law of Property Act 1925, section 146 be entitled)
                  to re-enter the Property

         4.3      the terms of the Lease are varied except where the variation
                  is a relevant variation as defined in the 1995 Act, section
                  18(4)

         4.4      a revised Rent has been agreed or determined under clause 4 of
                  the Lease [including any stepped rent phased rent or other
                  rental formula that may be agreed]

         4.5      the Assignee surrenders part of the Demised Premises and where
                  this happens the liability of the Tenant under the Lease
                  continues for the part of the Demised Premises not surrendered
                  after making any necessary apportionments under the Law of
                  Property Act 1925, section 140

         4.6      the Tenant would have been released by any other event

5.       DURATION OF THE TENANT'S COVENANT

         5.1      [The obligations of the Tenant set out in clause 3 above apply
                  for the period beginning on the date upon which the Property
                  is assigned to the Assignee and ending on the date upon which
                  the Assignee is released by the Act from its obligations under
                  the Lease]

         5.2      [The Landlord covenants with the Tenant that it will notify
                  the Tenant in writing within [**] days of the Assignee being
                  released by the 1995 Act from its obligations under the Lease]

6.       [RECOVERY OF PAYMENTS

         6.1      The Landlord covenants that before attempting to recover any
                  such payment as is described in clause 6.2 from the Tenant it
                  will serve on the Tenant a notice as if that payment was a
                  fixed charge under the 1995 Act

                                      S-3
<PAGE>
         6.2      The payment referred to in clause 6.1 is any amount payable in
                  respect of any breach of covenant by the Assignee which:

                  6.2.1.   has been finally determined by a court or in binding
                           arbitration; or

                  6.2.2.   has been agreed between the Landlord and the
                           Assignee]

         6.3      The notice in respect of the payments referred to in clause
                  6.2 shall be in the form prescribed by section 27 of the 1995
                  Act with such variations as may be appropriate to the
                  circumstances

         6.4      The Tenant shall not be liable for any of the payments
                  referred to in clause 6.2 unless within the period of six
                  months of the payment being determined or agreed the Landlord
                  serves on the Tenant a notice under this clause]

         SIGNED as a deed but not delivered until the date of this Agreement by

SIGNED as a deed but not      )
delivered until the date of   )
this Agreement by             )
                              )
acting by                     )
[___________________]         )

SIGNED as a deed but not      )
delivered until the date of   )
this Agreement by             )
                              )
acting by                     )
[___________________]         )

                                      S-4

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00038-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00038-of-00352.parquet"}]]