Document:

Lease Between Beijing Oriental Plaza Co and Beijing Global Solutions Tech Inc

 Exhibit 10.40 

Dated the 12th day of October, 2010 
 Beijing Oriental Plaza Co., Ltd. 

 

 

 and 
 Beijing Lionbridge Global Solutions Technologies, Inc. 

 

 

 TENANCY AGREEMENT 
 in respect of 
 Units 1, 2, 8B, 9, 10, 11 on Level 9, Office Tower C1, 

& 
 Units 3, 5,
6 on Level 3, Office Tower W1 
 The Towers, Oriental Plaza, 

No.1 East Chang An Avenue, 
 Dong Cheng District, Beijing, 100738, China 

  
 1 

 THIS TENANCY AGREEMENT made the 12th day of October, Two Thousand and Ten 

BETWEEN the party named and described as the Landlord in Part 1 of the Schedule hereto (“Landlord” which expression shall where
the context admits include its successors and assignees) of the one part and the party named and described as Tenant in Part 1 of the Schedule hereto (“Tenant”) of the other part. 

Whereas: 
 1. On 15 December 2004, the
Landlord and the Tenant (the “Parties”) entered into the tenancy agreement (“TA1”) in respect of Units 1, 8B, 9, 10, 11 on Level 9, Office Tower C1, The Towers, Oriental Plaza (“Premises 1”) for a
term from 1 March 2005 to 29 February 2008. 
 2. On 8 August 2007, the Parties entered into another tenancy agreement
(“TA01170”) in respect of Premises 1 for a term from 1 March 2008 to 28 February 2011 and of Units 1, 2, 3, 4, 5, 6 and 12 on Level 3, Office Tower W1, The Towers, Oriental Plaza (“Premises 2”) for a term
from 1 November 2007 to 30 November 2010. 
 3. On 20 September 2007, the Parties and 

 entered into a first supplemental agreement (“TA01170S1”) and a second supplemental agreement (“TA01170S2”) to divide Unit 1 into Units 1A and 1B. The Tenant took up the tenancy of
Units 1A and 12 on Level 3, Office Tower W1, The Towers, Oriental Plaza and

 took up the tenancy of Units 1B, 2, 3, 4, 5 and, 6 on Level 3, Office Tower W1, The Towers, Oriental Plaza from the Landlord directly. 
 4. On 1 January 2009, the Parties and

 entered into a third supplemental agreement (“TA01170S3”) to terminate TA01170S1 and TA01170S2. Units 1A and 1B have been reverted to become Unit 1. Under this third supplemental agreement, the Tenant
took up the tenancy of Units 3, 5, 6 and 12 on Level 3, Office Tower W1, The Towers, Oriental Plaza and

 took up the tenancy of Units 1, 2 and 4 on Level 3, Office Tower W1, The Towers, Oriental Plaza from the Landlord directly commencing from 1 January 2009. 
 5. In addition, the Parties entered into yet another tenancy agreement (“TA01222”) on 11 October 2007, the Tenant took up the tenancy of Unit 2 on Level 9, Office Tower C1, The
Towers, Oriental Plaza (“Premises 3”) for a term from 1 March 2008 to 28 February 2011. 
 The Tenant applied to
renew Premises 1 and Premises 3 and Units 3, 5 and 6 on Level 3, Office Tower W1, The Towers, Oriental Plaza, and deliver up Unit 12 on Level 3, Office Tower W1, The Towers, Oriental Plaza to the Landlord on the Expiry Date as per TA01170.

 Whereby the Parties agreed the renewal of Premises 1 and Premises 3 and Units 3, 5 and 6 on Level 3, Office Tower W1, The Towers, Oriental
Plaza as follows: 

 1. The Landlord shall let and the Tenant shall take All Those premises (“Premises”) in the building
(“Building”) set out in Part 2 of the Schedule hereto which forms part of the development known as ORIENTAL PLAZA

 (“Development”) situate at No.1 East Chang An Avenue, Dong Cheng District, Beijing, the People’s Republic of China Together with all those fixtures fittings furniture or any other articles or
things provided by the Landlord as set out in the Appendix Four hereto (“Fixtures and Fittings”) for the term set out in Part 3 of the Schedule hereto (“Term”) YIELDING AND PAYING therefor throughout the Term the
rent (“Rent”) and management fees (“Management Fees”) set out in Part 4 of the Schedule hereto Subject to the terms and conditions hereinafter contained. 

 2. The Schedule hereto together with the Standard Conditions of the Tenancy Agreement (“Standard
Conditions”) set out in Appendix One hereto as varied and/or modified by the Special Conditions (“Special Conditions”) specified in Appendix Two hereto and any other Appendices expressly annexed hereto shall form part of
this Tenancy Agreement and shall be incorporated into this Tenancy Agreement. 
 SCHEDULE ABOVE REFERRED TO

 This Schedule sets out the details and particulars of this Tenancy Agreement and unless the context otherwise requires the terms
specified in this Schedule shall have the meanings therein ascribed to them. 
 Part 1 – the Parties 

 

			
	Landlord:	  	
Beijing Oriental Plaza Co., Ltd

  
 2 

			
	Address:	  	No. 1, East Chang An Avenue, Dong Cheng District, Beijing, the People’s Republic of China (P.C. No.:100738)
		
	Tenant:	  	

		
	Address:	  	Unit 9 on Level 9, Office Tower C1, The Towers, Oriental Plaza, No. 1, East Chang An Avenue, Dong Cheng District, Beijing, the People’s Republic of
China

 Part 2 – the Premises 
  

			
	Premises I:	  	Units 1, 2, 8B, 9, 10, 11 on Level 9 of the Building (as shown for identification purposes only coloured Red on the plan(s) annexed hereto as Appendix Three)
		
	Premises II:	  	Units 3, 5, 6 on Level 3 of the Building (as shown for identification purposes only coloured Red on the plan(s) annexed hereto as Appendix Three)
		
	Building:	  	Office Tower C1 of the Towers at Oriental Plaza and Office Tower W1 of the Towers at Oriental Plaza
		
	Gross Floor Area:	  	Premises I: Approx. 1,621 square metres (the gross floor area is for reference only and it includes the usable area of the Premises and a pro-rata share of the enclosing
structural elements and the mechanical and electrical installation areas and common facilities for the day-to-day operation of the Building)
		
		  	Premises II: Approx. 533 square metres (the gross floor area is for reference only and it includes the usable area of the Premises and a pro-rata share of the enclosing
structural elements and the mechanical and electrical installation areas and common facilities for the day-to-day operation of the Building)

 Part 3 – the Term 
  

			
	Premises I:	  	
	Term:	  	33 months (inclusive of the Commencement Date and the Expiry Date)
		
	Commencement Date:	  	1 March 2011
		
	Expiry Date:	  	30 November 2013
		
	Premises II:	  	
	Term:	  	36 months (inclusive of the Commencement Date and the Expiry Date)
		
	Commencement Date:	  	1 December 2010
		
	Expiry Date:	  	30 November 2013

 Part 4 – the Rent and the
Management Fees 
  

			
	Premises I:	  	
	Rent:	  	Renminbi 235,045.00 per calendar month, payable according to the terms hereof
		
	Management Fees:	  	Renminbi 56,735.00 per calendar month, payable according to the terms hereof
		
	Premises II:	  	
		
	Rent:	  	Renminbi 77,285.00 per calendar month, payable according to the terms hereof
		
	Management Fees:	  	Renminbi 18,655.00 per calendar month, payable according to the terms hereof

 Part 5 – the Deposit and Advance Payment 
  

 

			
	Premises I:	  	
	Deposit:	  	An amount in Renminbi 875,340.00 by way of cash deposit
		
	Advance Payment:	  	Renminbi 291,780.00 payable for the Rent and Management Fees from 1 March 2011 to 31 March 2011
		
	Premises II:	  	
	Deposit:	  	An amount in Renminbi 287,820.00 by way of cash deposit

  
 3 

			
	Advance Payment:	  	Renminbi 95,940.00 payable for the Rent and Management Fees from 1 December 2010 to 31 December 2010

  
 4 

			
	Landlord:	  	Beijing Oriental Plaza Co., Ltd. (company chop)
	General Manager:	  	Tom Cheung
		  	                             
                                         
   (signature)
	Office Address:	  	Level 12, Tower C2, The Towers, Oriental Plaza,
		  	No. 1 East Chang An Avenue, Dongcheng District, Beijing, China
	Telephone:	  	8518 8888
	Fax:	  	8518 6021

  

					
	Tenant:	  	

	  	(company chop)
	  	  	
	Legal Representative:	  	                           
                                         
     (signature)
	Office Address:	  	Unit 9 on Level 9, Office Tower C1, The Towers, Oriental Plaza, No. 1, East Chang An Avenue, Dong Cheng District, Beijing, the People’s Republic of
China
	Telephone:	  	                           
                                         
                                    
	Fax:	  	                           
                                         
                                    
	Postal Code:	  	                           
                                         
                                    

Appendices 
  

			
	1. Appendix One:	  	Standard Conditions
	2. Appendix Two:	  	Special Conditions
	3. Appendix Three:	  	Colored Floor Plan(s) of the Premises
	4. Appendix Four:	  	Fixtures and Fittings

  
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 APPENDIX ONE ABOVE REFERRED TO – STANDARD CONDITIONS 

Clause 1 – Rent and Management Fees etc. 
 The Tenant to the intent that the obligations hereunder shall continue throughout the Term hereby undertakes and agrees with the Landlord as follows: 

 1.1 (Rent and Management Fees) To pay the Rent the Management Fees and the handling charge of the cheques
remittance or bank transfer on or before the first day of each and every calendar month (hereinafter the “Due Date”) (in the event that the first day in that calendar month is a statutory rest day or festival holiday, the Due Date shall be
the last working day in the preceding calendar month) and in the manner provided in the Schedule hereto in advance clear of all deduction, set-off or withholding by way of cheques payable on demand drawn in favor of “Beijing Oriental Plaza
Co., Ltd.” or “

” or by remittance or bank transfer to the bank account designated by the Landlord in writing from time to time. The first and last payments shall be made proportionately (if applicable) according to the number
of days included in the first and last months of the Term. The Management Fees shall include without limitation all contributions towards the costs of the Landlord and/or the property manager of the Building (“the Property Manager”)
for and in providing central air-conditioning and heating, maintaining environmental hygiene of the Building including garbage disposal (excluding business or trade wastes of the Tenant), installing and maintaining common facilities, providing
water, electricity and communication services for use in the common areas, taking out public liabilities insurance, fire insurance and such other insurance necessary against risks for managing the common areas of the Building, remuneration and other
benefits for security guards and other property management personnel (including consultation fees payable to professionals where necessary) and administration cost (including the remuneration of the Property Manager) and any other building services
provided by the Landlord and/or the Property Manager. The Landlord shall be entitled to prepare or revise the budget for the Management Fees periodically. The Tenant shall be notified in writing of any readjustment of the Management Fees, if any,
and the effective date of such readjustment shall be specified in such notice. 

 1.2 (Advance Payment) Upon signing this Tenancy Agreement, the Tenant shall pay to the Landlord an advance
payment in the sum set out in the Schedule hereto which is equivalent to the aggregate of (i) one (1) month’s Rent and Management Fees; and (ii) if the commencement date of the rental payment during the Term does not fall on the
first date of a calendar month, the amount of Rent and the Management Fees calculated on a pro-rata basis in accordance with the number of days from the said commencement date to the last date of that calendar month under this Tenancy Agreement.

 1.3 (Occupation Taxes) To pay and discharge all taxes charges impositions and other outgoings of an annual or recurring nature
now or hereafter to be imposed and charged by all lawful authorities upon the Premises or upon the tenant or occupier thereof under the relevant laws and regulations and to produce to the Landlord such receipts or other evidence of any of the
payments aforesaid as the Landlord may from time to time reasonably require. 
 1.4 (Charges) To discharge all outgoings or
charges for telephone services, internet services, telecommunication services, electricity, water (if applicable), telephone lines and other services consumed in the Premises and all necessary connection fees and deposits (if any) for such services.
The amount of rates and fees of such services stated in the invoices provided by the Landlord and/or the Property Manager shall be conclusive. 
 Clause 2 – Tenant’s Obligations 
 The Tenant to the intent that
obligations hereunder shall continue throughout the Term hereby undertakes and agrees with the Landlord as follows: 
 2.1 (Compliance
with regulations by-laws rules) To observe and comply with and to indemnify the Landlord against the breach of any legislation law regulation by-law rule and requirement stipulated by the government or other competent authorities from time
to time relating to the use and occupation of the Premises or to any act deed or thing done suffered or omitted therein or thereon by the Tenant or any of its employee agent contractor invitee customer or visitor without prejudice to the foregoing
to obtain such licence approval or permit required by the government or other competent authorities in connection with the Tenant’s use or occupation of the Premises prior to the commencement of the Tenant’s business and to maintain the
same in force during the Term and to notify the Landlord forthwith in writing of any notice received from the government or any relevant authority concerning or in respect of the Premises or any obligation under this Clause. 

2.2 (Obligation to take possession of property) To take possession of the Premises upon the Commencement Date by following all steps and
procedures required by the Landlord, failing which possession shall be deemed to have been taken and the Term shall be deemed to have commenced on the Commencement Date without prejudice to other rights and remedies of the Landlord provided herein.

 2.3 (Internal Fitting-out Works) To pay the fitting-out deposit as specified in the Management Regulations and to fit out the

  
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Premises at the Tenant’s own cost and expenses in accordance with such plans and specifications as shall have been first approved in writing by the Landlord (such approval not to be
unreasonably withheld), in a good and proper workmanlike manner and in all respects in a style and manner appropriate to a first class office building and so to maintain the same throughout the Term in good repair and condition. Delays in the
submission or resubmission of fitting-out plans and specifications shall not in any event affect the commencement of the Term and the payment of the Rent the Management Fees and other amounts payable by the Tenant. The Tenant shall not cause suffer
or permit any amendment or variation to be made to the approved fitting-out plans and specifications or to the interior design or layout of the Premises without the prior approval in writing of the Landlord (such approval not to be unreasonably
withheld) and in the event of such approval being requested for it shall be a condition precedent to the granting thereof that the Tenant shall pay to the Landlord all special deposit(s) reserved in the Management Regulations hereinafter described.
If the Tenant shall alter or permit the alteration of the approved fitting-out plans and specifications or the interior decoration or layout of the Premises, the Tenant shall provide the Landlord with a satisfactory “Opinion on Inspection and
Acceptance of Construction Project Fire Prevention” issued by the Beijing Municipal Public Security Bureau Fire Department in respect of all proposed variations or modifications, failing which the Tenant shall be deemed to be in breach of
Clause 7.1 hereof. For the avoidance of doubt, it is hereby expressly agreed that: 
  

	(i)	the Landlord’s approval to the Tenant’s fitting-out plans and specifications as above shall not exonerate the Tenant from its obligation to seek, at its own
costs, the appropriate approval(s) from all relevant competent government authorities to the fitting-out plans and specifications that the Landlord has approved before commencing the fitting-out works; and 

 

	(ii)	the Landlord shall not be responsible for any consequence resulting from the Tenant’s non-compliance with any requirement prescribed by the said relevant competent
government authorities. 

 2.4 (Repair obligations) To keep all the interior non-structural parts of the Premises
including flooring and interior plaster or other finishes or rendering to walls floors and ceilings the Landlord’s fixtures and fittings therein and all additions thereto including but not limited to all doors windows electrical installations
wiring ducting and piping therein in good clean tenantable and proper repair and condition and properly preserved and painted. 
 2.5
(Injury and damage to property, indemnity and insurance) During the term of this Agreement, the Tenant shall be responsible for, and shall indemnify the aggrieved party who suffered from personal injury or death and/or property loss
directly due to any damage of the Premises or any part thereof, or fire, explosion, water damage or smoke emission occurs at the Premises, or any act, default or negligence of the Tenant or its employee, agent, contractor, authorized person,
invitee, customer or visitor. The Tenant shall also be legally liable to indemnify the Landlord against any claims demands actions and legal proceedings whatsoever made upon the Landlord by any person (including a third party). 

The Tenant is required to effect insurance cover over the Premises for the whole period of the Term specified herein with a reputable insurance company
on public liabilities which shall include, but not limited to, damage to the Premises or any part thereof or fire, explosion, water damage or smoke emission occurs at the Premises, or any personal injury or death and/or property loss or damage
caused by any act, default or negligence of the Tenant or its employee, agent, contractor, authorized person, invitee, customer or visitor, with an insured amount not less than Renminbi 8,000,000.00 yuan (per claim) or such reasonable insured amount
which may be stipulated by the Landlord from time to time and the insurance policy shall contain a provision to the effect that the insurance cover thereby effected and the terms and conditions thereof shall not be cancelled, modified or restricted,
and the coverage or insured amount shall not be reduced or the deductible amount shall not be increased unless the Landlord’s prior written consent is obtained. The insurance policy taken out by the Tenant shall include but not limited to
provisions in respect of the following: 
  

	1.	fire, explosion, smoke emission and water damage liabilities; 

  

	2.	cross liabilities; 

  

	3.	contractual obligations; 

  

	4.	Tenant’s obligations; 

  

	5.	personal injuries; and 

  

	6.	the Premises’ modification, expansion, repairs and maintenance. 

 The Tenant shall, prior to the date of taking possession of the Premises, provide to the Landlord a copy of the cover note of such policy and the receipt for the paid premium or a letter of confirmation
from the insurer, so as to prove that it has already taken out adequate insurance cover pursuant to the above requirements. The Tenant shall also within two months from the date of taking possession of the Premises provide to the Landlord a copy of
the above insurance policy for record. In the event that the above policy expires during the Term of the lease of the Premises, the Tenant shall renew the insurance policy without delay and shall within one month from the expiry date of the
preceding insurance policy provide to the Landlord a copy of the renewed policy together with the receipt for the paid premium or a letter of confirmation from the insurer for record. 

  
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 2.6 (Replacement of windows or curtain wall) To pay and reimburse the Landlord the costs of
replacing all broken or damaged windows, glass or curtain wall resulting from the act or neglect of the Tenant its employee agent contractor invitee customer or visitor. 
 2.7 (Entry by Landlord) To permit the Landlord and its authorized persons at all reasonable times upon notice to enter and view the state of repair of the Premises to take inventories of the
fixtures and fittings therein and to carry out any necessary works repairs or maintenance to the Premises or the Building provided that in the event of an emergency the Landlord its employees or agents may enter without notice and forcibly if need
be and for this purpose, the Tenant shall inform the Landlord of the presence and nature of any security system installed by the Tenant in the Premises. 
 2.8 (Notice of repair) On receipt of any notice from the Landlord or its authorized representative specifying any repairs which are required to be carried out and which are the
responsibility of the Tenant hereunder forthwith to put in hand and execute the same without delay. Failure by the Tenant so to do will entitle the Landlord or its employees or agents to enter upon the Premises and forcibly if need be to carry out
any such works or repairs at the expense of the Tenant. 
 2.9 (Inform Landlord of damage) To give notice in writing to the
Landlord of any personal injury occurred in and any damage that may be suffered to the Premises and of any accident to or defects in the water pipes electrical wiring or fittings fixtures or other facilities provided by the Landlord. 

2.10 (Directory boards) To pay the Landlord immediately upon demand the cost of affixing repairing altering or replacing as necessary the
Tenant’s name in lettering or characters to the directory boards provided by the Landlord. 
 2.11 (Viewing Advertising and
Reletting) To permit at all reasonable times upon prior notice during the three calendar months immediately preceding the expiration of the Term prospective tenants or licensees to inspect the Premises and part thereof. 

2.12 (Management Regulations) To observe and perform and comply with any of the provisions contained in the Management Regulations as may
from time to time be adopted by the Landlord pursuant to Clause 9.1 hereof. 
 2.13 (Deeming acts and defaults) To be responsible
to the Landlord for any breach non-observance non-performance of the terms conditions agreements or stipulations by and the acts neglects omissions and defaults of all employees agents contractors invitees customers or visitors of the Tenant which
shall be deemed to be the breach non-observance non-performance of the terms conditions agreements or stipulations by and the acts neglects omissions and defaults of the Tenant itself. 
 2.14 (Delivery of Premises and handover) Upon expiry or termination of this Tenancy Agreement for whatsoever reasons, the Tenant shall in accordance with this Clause reinstate the Premises
to its original condition as a bare shell as at the time when the Premises are delivered to the Tenant that is, the Tenant shall dismantle any fixtures fittings or additions or alterations made by the Tenant to the Premises after taking possession
so as to reinstate the Premises to its original condition as a bare shell, including but without limitation, reinstating the open sprinkler system at the ceiling, smoke detectors, removing and returning all fan coils, air conditioning thermostat,
lamp plate, outgoing vent, incoming vent, ceiling and accessory materials (the quantity of which is to be checked at the scene in accordance with the standard mechanical and electrical installation list of the district in which the Premises situate,
the Tenant shall make up all the shortfall or compensate for the damages or deterioration of the materials and the Tenant agrees to the deduction of the amount of damages from the Deposit by the Landlord according to the Landlord’s quotation)
and shall deliver the Premises to the Landlord together with all the fixtures, installation and additional facilities. The returned Premises together with all fixtures, fittings and ceiling accessory materials therein and thereto shall be in a
complete, good, clean, tenantable and properly repaired condition. The Tenant shall not be entitled to claim any compensation or damages from the Landlord in respect of any fixtures fittings or additions made by the Tenant to the Premises. Upon the
expiry of this Tenancy Agreement or its sooner determination, the Tenant shall remove its personal belongings, fixtures, fittings and additions and be responsible for the removal costs and transportation costs. Should there be any damage caused to
the Premises and the fixtures, fittings and additions which ought to be returned to the Landlord during the course of such removal, the Tenant shall remedy such damage in a proper and proficient manner to the satisfaction of the Landlord. Should the
Tenant be unable to fulfill the aforesaid obligation(s) in accordance with the Landlord’s requirement(s), the Tenant agrees to pay a sum of RMB 800.00 per square meter to the Landlord as removal and transportation costs, irrespective of
whether the Landlord deals with such works itself or hires contractor to perform the same instead. The Tenant shall surrender to the Landlord all keys giving access to all parts of the Premises and permit the Landlord to remove, at the Tenant’s
expenses, all letters and characters in relation to the Tenant from the directory boards and from all the doors, walls or windows of the Premises and to make good any damage caused by such removal. If the Tenant fails to reinstate the Premises
(except where both parties agree to have the internal fittings, decoration or attachments retained) and to deliver up vacant possession of the Premises on the expiry or sooner determination of the Term of this tenancy according to the provisions of
this Clause, the Tenant shall pay to the Landlord an overstay payment (which is equivalent to twice the amount of the daily Rent and Management Fee of the Premises) each day during the period of overstay by the Tenant (“Overstay”). The
acceptance of such overstay payment by the Landlord shall not be deemed to operate as a consent given by the Landlord for the Tenant’s Overstay and the Landlord shall be entitled to object to such Overstay by the Tenant. Further,
notwithstanding the payment by the Tenant of such overstay payment, upon expiration or sooner determinations of the Term, where there are still articles fixtures or fittings remained or abandoned in or at the Premises, the Landlord is entitled to
disconnect 

  
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the supply of electricity, air-condition, water, telephone, internet and / or other services and supplies to the Premises without prior notice and to take possession of the Premises. The Tenant
hereby agrees to relinquish its ownership of such articles and agrees that the Landlord is entitled to freely dispose of the same including but not limited to the disposal, realization etc of such articles. Any gain realized therefrom (if any) shall
belong to the Landlord and any costs incurred (if any) shall be borne by the Tenant and the Landlord shall not be accountable to the Tenant or any other person(s) for any loss or damage arising from such disposal in any manner. Further, the Landlord
is entitled to refuse entry into the Premises by the Tenant or its employee, agent, contractor, authorized person, invitee, customer or visitor upon the expiration or sooner determination of the Term (notwithstanding the Tenant’s payment of the
Overstay payment) and the Tenant shall be liable for all risks and consequences arising out therefrom. 
 2.15 (Electronic Installations,
circuits, piping and ducting)  
  

	(i)	For those electronic installations, circuit, piping or ducting including but not limited to electric cables, telephone lines and internet lines, pipes for condensing
water (if applicable) taps and water pipes for domestic water (if applicable), drain pipes (if applicable) from the connection points of the Landlord to the Premises of the Tenant may be installed by the Tenant provided written consent is given by
the Landlord and the expenses for installation works shall be borne by the Tenant. The ownership of such installations, circuits, piping and ducting as installed by the Tenant shall belong to the Tenant and the Tenant shall be solely responsible for
their repair and maintenance. If the Tenant has carried out the aforesaid installation works, the Landlord may request the Tenant to pay usage fee or occupation fee for such privately installed electronic installations, circuits, piping and ducting
and the Landlord may enter into an agreement with the Tenant in this connection. Upon termination of this Agreement (including early termination for whatsoever reasons), the Tenant shall at its own costs dismantle the said electric installations,
circuits, piping and ducting installed and reinstate the affected areas to their original state and condition. In the event that the Building or other equipment or facilities of the Building or any premises of other tenants or the Premises and any
fixtures, facilities, installation and additional equipment to be returned to the Landlord are damaged during the course of installation, repair, maintenance and dismantling, the Tenant shall make compensation on a full indemnity basis. The
provisions of Clause 2.14 in Appendix One of this Agreement shall apply to the aforesaid electronic installation, circuits, piping and ducting installed by the Tenant. 

 

	(ii)	To repair and replace any electrical installation wiring ducting or piping installed by the Tenant if the same becomes dangerous or unsafe or if so reasonably required
by the Landlord or by the relevant utilities company and the Tenant shall retain the Landlord’s one of the recognised contractors for the electrical work of the fire-service system (including thermometric sensor and smoke detection system) and
the wiring works from the meter room to the Tenant’s main switch. The Tenant shall permit the Landlord or its agents to test the fire-service, air-conditioning and wiring ducting or piping installed by the Tenant in the Premises at any
reasonable time upon request being made. 

 2.16 (Cleaning and cleaning contractors) To keep the Premises including,
where the Tenant occupies the entire floor(s), the lift lobby(ies) on the floor(s) of the Building occupied by the Tenant at all times in a clean and sanitary state and condition. 
 2.17 (Cleaning of drains) To pay to the Landlord on demand all costs incurred by the Landlord in clearing repairing or replacing any of the drains pipes or sanitary or plumbing apparatus
choked or stopped up owing to the careless or improper use or neglect by the Tenant or any employee agent contractor invitee guest or visitor of the Tenant and to indemnify the Landlord against any costs claims or damages caused thereby or arising
therefrom. 
 2.18 (Precautions against bad weather) To take all reasonable precautions to protect the Premises against damage by
storm heavy rainfall heavy snowfall or the like and in particular to ensure that all exterior doors and windows are securely fastened upon the threat of such adverse weather conditions. 
 2.19 (Outside windows and doors) To keep all outside windows and doors closed and in the event of there being any loss or damage to the heating system, water pipes or other loss or damage in
respect of the Premises arising out of a breach of this Clause, the Tenant shall forthwith repair or remedy the same at its own costs to a good condition failing which the Landlord, its employees or agents shall have the right to enter the Premises,
and to break into the Premises if necessary, for the purpose of effecting the relevant repair work and all the relevant costs incurred therefor shall be borne by the Tenant who shall also be liable for all losses and damages arising from the said
breach by the Tenant, including but not limited to losses and damages sustained by the Landlord, the Tenant or any other third party(ies). If the Tenant shall fail to comply with the Landlord’s request to close any open door(s) or window(s),
the Landlord shall have the right, but not obliged, to send a representative to close the same but the exercise of the aforesaid right by the Landlord shall not relieve the Tenant from its liability under this Clause. 

2.20 (Service entrances and lifts) To load and unload goods only at such times and through such service entrances and by such service lifts
as shall be designated by the Landlord for this purpose from time to time. 
 2.21 (Refuse and garbage removal) To be responsible
for the removal of garbage and refuse from the Premises and to dispose of such garbage and refuse only in those areas in the Building as shall be designated by the Landlord from time to time. 
 2.22 (Conducting of business) To conduct such business of the Tenant which will not prejudice the goodwill and reputation of the Building as a first class office building. 

  
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 2.23 (Indemnity against breach) To indemnify and keep the Landlord fully indemnified from and
against all actions claims losses damages expenses and legal costs which the Landlord may suffer or incur as a result of or arising from any of the Tenant’s breach non-observance or non-performance of any term condition agreement or stipulation
contained in this Tenancy Agreement or arising out of any works carried out by the Tenant at any time during the Term to the Premises or arising out of anything attached to or projecting from the Premises affixed and/or installed by the Tenant now
or during the Term or arising from any act neglect or default of the Tenant. 
 2.24 (Wavier of Pre-emptive Right) The Landlord
hereby informs the Tenant that the Landlord may sell or mortgage the Premises or the Building thereof and the Tenant hereby acknowledges that the Tenant is aware of the same. The Tenant agrees to waive or renounce its pre-emptive right to purchase
the Premises. 
 Clause 3 – Landlord’s Obligations 

The Landlord agrees with the Tenant as follows: 

3.1 (Quiet enjoyment) Subject to the payment by the Tenant of the Rent, the Management Fees and other payments hereby agreed to be paid at
the time and in the manner herein provided and the observance and performance of the terms conditions agreements and stipulations contained in this Tenancy Agreement to be observed and performed by the Tenant, the Tenant shall be allowed to
peacefully hold and enjoy the Premises during the Term without any interruption by the Landlord or any person lawfully claiming through the Landlord provided that the Tenant acknowledges that the Landlord or the Property Manager shall have the right
to carry out renovation alteration and/or repair works within, outside and/or above the Building and that fitting-out works may be carried out by the Landlord and/or other tenants of the Building. 

3.2 (Roof and main structure) To keep the main structural parts of the Building in a proper state of repair. 

3.3 (Decoration) To carry out all necessary decoration to the common areas of the Building as and when the Landlord shall deem necessary.

 3.4 (Cleaning) To keep the common areas, public toilets and other parts of the Building for common use clean and in proper
condition. 
 3.5 (Common Facilities) To maintain the lifts, escalators, fire and security services equipment,
air-conditioningsystem, and other common facilities of the Building in proper working order. 
 3.6 (Directory boards) To provide
standard directory boards in the lobby of the Building and on the relevant floor(s) and to allot space thereon for the Tenant’s name to be affixed thereon in such uniform lettering or characters as shall be designated by the Landlord.

 3.7 (Air-conditioning) To provide air-conditioning services to the Premises daily from Monday to Friday from 7:30 a.m. until
8:00 p.m. (other than the public holidays) or within such hours as shall from time to time be specified by the Landlord. No air-conditioning services will be provided on Saturdays, Sundays and public holidays. If the Tenant shall require
air-conditioning services outside the hours specified by the Landlord as aforesaid the Landlord may provide the same to the Tenant on receiving reasonable prior notice from the Tenant. The charges for such additional air-conditioning services shall
be determined by the Landlord and notified to the Tenant from time to time. The Tenant shall forthwith pay the charges thereof on receipt of the demand note in respect of such additional air-conditioning services. 

Clause 4 – Restrictions and Prohibitions 
 The Tenant hereby agrees with the Landlord as follows: 
 4.1 (Installation and
alteration) Not without the prior written consent of the Landlord (such consent not to be unreasonably withheld) to erect install or alter any fixtures fittings partitioning or other erection or installation in the Premises or any part
thereof or to make or permit or suffer to be made any installations in or additions to the electrical wiring piping ducting and any other installations or to install or permit or suffer to be installed any equipment apparatus or machinery which
imposes a weight on any part of the flooring in excess of that for which it is designed or which requires any additional electrical wiring piping or ducting or which consumes electricity not metered through the Tenant’s separate meter. The
Landlord shall be entitled to prescribe the maximum weight and permitted location of safes and other heavy equipment and to require that the same stand on supports of such dimensions and material to distribute the weight as the Landlord may deem
necessary. In carrying out any approved work hereunder the Tenant and its employees’ agents, contractors and workmen shall cooperate fully with the Landlord and all the employees agents contractors and workmen of the Landlord and with other
tenants or contractors carrying out any work in the Building. The Tenant its employees agents contractors and workmen shall obey and comply with all instructions and directions 

  
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which may be given by the Landlord or its representative in connection with the carrying out of such work. 
 4.2 (Criteria for commencing business) Not to use or occupy the Premises for the commencement of or operation of business (whether temporarily or otherwise) unless and until the Tenant
(i) has obtained all necessary unconditional completion/approval certificate(s) duly issued by the competent authorities in respect of all works and installation to the Premises which is/are legally required for commencing business or operation
of business at or in the Premises; and (ii) has deposited with the Landlord at all times during the Term the relevant valid completion/approval certificate(s); failing which the Landlord may at its discretion refuse to provide the necessary
facilities and services to the Premises including the electricity supply and air-conditioning services. 
 4.3 (Signs) Not to
affix or display or permit or suffer to be affixed or displayed within or outside the Premises any signboard sign decoration advertising matter or other device whether illuminated or not which may be visible from outside the Premises. The Landlord
shall have the right to remove the same at the cost and expense of the Tenant Provided that: 
  

	(i)	the Tenant shall be entitled to have its name displayed in English and Chinese in lettering and/or characters designated by the Landlord on the directory boards in the
lobby and the relevant floor(s) of the Building-;, such lettering and characters and any additions or alterations thereto will be affixed thereon by the Landlord at the Tenant’s expense; and 

 

	(ii)	the Tenant shall be entitled at its own expense to affix its name on its main entrance door in lettering and/or characters of dimensions approved by the Landlord.

 Save as provided in (i) and (ii) above, the Tenant shall not do or permit or suffer any act which may alter or
otherwise adversely affect the external appearance of the Premises or the Building. 
 4.4 (User) Not to use or permit or suffer
the Premises to be used for any purpose other than as an office under the name of the Tenant only. 
 4.5 (Illegal or immoral use)
Not to use or permit or suffer the Premises to be used for any illegal immoral or improper purpose. 
 4.6 (No touting) Not to
permit any touting or soliciting for business or the distributing of any pamphlets notice or advertising matter outside the Premises or anywhere within or near the Building by any of the Tenant’s employees or agents. 

4.7 (Auction and Exhibition) Not to hold or permit or suffer to be held in the Premises any exhibition auction or other sale of things or
properties of similar nature. 
 4.8 (Sleeping or domestic use) Not to use or permit or suffer the Premises or any part thereof to
be used as sleeping quarters. 
 4.9 (Manufacture or storage of goods) Not to use or permit or suffer the Premises to be used for
the production or manufacture of goods or merchandise nor for the storage of goods and merchandise other than samples and exhibits in small quantities reasonably required in connection with the Tenant’s business in the Premises. 

4.10 (Combustible or dangerous goods) Not to keep or store or permit or suffer to be kept or stored in the Premises any arms ammunition
gun-powder salt-petre kerosene or other explosive or combustible substance or hazardous or unlawful goods and not at any time during the Term to allow the Premises or any part thereof to be used in any way entailing a fine forfeiture or penalty
against the Landlord under any laws for the time being in force in the People’s Republic of China. 
 4.11 (Obstruction to
Passages) Not to encumber or obstruct or permit or suffer to be encumbered or obstructed with any boxes packaging rubbish or other articles or obstructions of any kind or nature any of the entrances exits staircases landing passages
escalators lifts lobbies or other part or parts of the Building in common use and the Landlord shall may without prior notice to remove and dispose of any such boxes packaging rubbish or other articles or obstructions as it sees fit without
incurring any liability therefore and all costs and expenses incurred shall be borne by the Tenant. 
 4.12 (Articles in common
area) Not to lay install affix or attach any wiring cables or other articles or things at in or upon any of the entrances exits staircases landings passages lobbies or other parts of the Building in common use without having first obtained
the Landlord’s prior written consent. 
 4.13 (Sub-letting assigning) Not to assign underlet or otherwise part with the
possession of or transfer the Premises or any part thereof or any interests therein nor permit or suffer any arrangement or transaction whereby any person who is not a party to this Tenancy Agreement obtains the use possession occupation or
enjoyment of the Premises or any part thereof irrespective of whether any rental or other consideration is given therefore. For the avoidance of doubts, it is expressly agreed by the Tenant that this Tenancy Agreement shall be personal to the
Tenant. 
 4.14 (Breach of insurance policy) Not to do or permit or suffer to be done any act deed matter or thing whatsoever
whereby the insurance policies on the Building and/or the Premises against loss or damage by fire and/or other insurable perils and/or claims by third parties for the time being in force may be rendered void or voidable or whereby the rate of
premium or premia 

  
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thereon may be increased Provided that if as the result of any act deed matter or thing done permitted or suffered to be done by the Tenant the premium on any such policy of insurance shall be
increased the Landlord shall be entitled without prejudice to any other remedy hereunder to recover from the Tenant the amount of any such increase. Furthermore, the Tenant shall provide relevant documents or render assistance to the insurance
company upon its request. 
 4.15 (Air-conditioning) Not to install air-conditioning facilities in addition to such facilities as
are provided by the Landlord. 
 4.16 (Parking) Not to park in obstruct or otherwise use nor permit any employee agent customer
invitee or visitor of the Tenant to park in obstruct or otherwise use those areas of the Building allocated to the parking or movement of or access for vehicles or designated as loading/unloading areas otherwise than in compliance with the
Management Regulations in Clause 9 hereof. 
 4.17 (Use of building name) Not without the prior written consent of the Landlord to
use or permit to be used the name/logo or any part of the name/logo of the Landlord or of the Building or any picture representation or likeness of the whole or any part of such name/logo or of the Building or of the Premises in connection with the
business or operations of the Tenant or for any purpose whatsoever other than to indicate the address and place of business of the Tenant only. 

4.18 (Damages to walls and ceiling etc.) Not without the prior written consent of the Landlord to cut maim injure drill into mark or deface
or permit or suffer to be cut maimed injured drilled into marked or defaced any doors windows walls beams structural members or any part of the fabric of the Premises or any of the plumbing or sanitary or air-conditioning apparatus or installations
therein, nor without such consent of the Landlord to do any other thing which may damage or penetrate the existing floor screed or slab. 
 4.19
(Damage to common areas) Not to damage injure or deface any part of the common areas of the Building including without limitation the decorative features the staircases lifts escalators any trees plants or shrubs therein or thereabout.

 4.20 (Nuisance or annoyance) Not to do or permit or suffer to be done any act or thing which may be or become a nuisance or
annoyance to the Landlord or to the tenants or occupiers of other premises in the Building. 
 4.21 (Noise) Not to cause produce
or permit or suffer to be produced at any time in the Premises any disturbing or irritating noise or any music sound or noise (including sound produced by broadcasting or any apparatus or equipment capable of producing reproducing receiving or
recording sound) which may be audible outside the Premises. 
 4.22 (Toilet facilities) Not to use or permit or suffer to be used
the toilet facilities provided by the Landlord in the Premises or in the common areas of the Building for any purpose other than that for which they are intended and not to throw or permit or suffer to be thrown therein any foreign substance or
object incompatible with their intended use and the Tenant shall pay to the Landlord on demand the whole expense of any breakage blockage or damage resulting from any breach of this Clause. 
 4.23 (Animals pets and infestation) Not to keep or permit or suffer to be kept any animals or pets inside the Premises and the Tenant shall at its expense take all such steps and precautions
as shall be required by the Landlord to prevent the Premises or any part thereof from becoming infested by pests or vermin. 
 4.24
(Preparation of food and prevention of odours) Not to cook or prepare or permit or suffer to be cooked or prepared any food in the Premises or to cause or permit any offensive or unusual odors to be produced upon or emanated from the
Premises. 
 4.25 (Aerials) Not to erect any aerial or antennae on the roof or walls of the Building nor the ceiling or walls of
the Premises and not to interfere with remove dismantle or alter those common aerials or antennae (if any) provided by the Landlord. 
 Clause 5 – Exclusions 
 Unless caused through the gross negligence of the
Landlord its employees or agents, the Landlord shall not be liable to the Tenant occupier or any other person whomsoever: 
 5.1 (Lifts
escalators air-conditioning etc.) In respect of any loss of life or loss or damage or injury to person or property sustained by the Tenant occupier or any such other person caused by or through or in any way owing to any defect in or
breakdown of any of the lifts escalators fire and security services equipment air-conditioning system telecommunication services system or any other facilities of and in the Premises or the Building; or 

5.2 (Electricity/water supply) In respect of any loss of life or loss or damage or injury to person or property sustained by the Tenant
occupier or any such other person caused by or through or in any way owing to any failure malfunction explosion or suspension of the electricity or water supply to the Building or the Premises; or 

  
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 5.3 (Fire and overflow of water and vermin) In respect of any loss of life or loss or damage
or injury to person or property sustained by the Tenant occupier or any such other person caused by or through or in any way owing to fire or the escape of fumes smoke odours or any substance or thing or the overflow or leakage of water from
anywhere within the Building or the influx of rain water or storm water into the Building or the Premises or the activity of rats or other vermin in the Building; or 
 5.4 (Security) For the security or safekeeping of the Premises or any persons or contents therein and in particular but without prejudice to the generality of the foregoing the provision (if
any) by the Landlord or the Property Manager of watchmen and caretakers or any mechanical or electrical systems of alarm of whatever nature shall not create any obligation on the part of the Landlord or the Property Manager as to the security of the
Premises or any contents therein and the responsibility for the safety of the Premises and the contents thereof shall at all times rest with the Tenant; or 
 5.5 (Non-enforcement of the Management Regulations) In respect of any loss of life or loss or damage or injury however caused by or arising from any non-enforcement of the Management
Regulations under Clause 9 or non-observance thereof by any party; 
 No Rent or the Management Fees payable by the Tenant hereunder or any part
thereof shall be abated or cease to be payable on account of any of the foregoing circumstances. 
 Clause 6 –
Abatement of Rent 
 If the Premises or any part thereof shall be destroyed or so damaged by fire bad weather Act of God force majeure
or other cause not attributable directly or indirectly to any act or default of the Tenant as to render the Premises unfit for use and occupation the Rent hereby agreed to be paid or a part thereof proportionate to the nature and extent of the
damage sustained shall cease to be payable until the Premises shall have been restored or reinstated Provided Always that the Landlord shall be under no obligation to repair or reinstate the Premises if in its opinion it is not reasonably economical
or practicable so to do and Provided Further that if the whole or substantially the whole of the Premises which have been destroyed or rendered unfit for use and occupation shall not have been repaired and reinstated within six months of the
occurrence of the destruction or damage either party hereto shall be entitled at any time before the same are so repaired and reinstated to terminate this Agreement by notice in writing to the other but without prejudice to the rights and remedies
of either party against the other in respect of any antecedent claim or breach of the agreements terms and conditions herein contained or of the Landlord in respect of the Rent the Management Fees and other charges payable hereunder prior to the
coming into effect of such termination. 
 Clause 7 – Default 

It is hereby further expressly agreed and declared as follows: 
 7.1 (Default) Entirely without prejudice to the provisions of Clause 8.1, if (i) the Rent, the Management Fees and/or other amounts payable by the Tenant under this Tenancy Agreement or
any part thereof (including but not limited to the other overdue charge and so on) shall be unpaid for fourteen (14) days after the same shall have become payable (whether the Tenant has been demanded to pay or not); or (ii) there has been
any breach non-observance or non-performance by the Tenant of any of the terms agreements stipulations or conditions hereof; or (iii) any of the assets or properties of the Tenant has been seized or confiscated or levied by the People’s
Court or any competent authority; or (iv) the Tenant shall become bankrupt or being a corporation shall go into liquidation; or (v) any petition shall be filed for the bankruptcy or winding up of the Tenant; or (vi) the Tenant shall
otherwise become insolvent (including but not limited to situations where amounts payable by the Tenant under the relevant tenancy agreements in respect of other premises of the Towers shall not have been fully paid for fourteen (14) days after
the relevant due dates) or make any composition or arrangement with its creditors or shall suffer any execution to be levied on the Premises (each such case a “Default”), THEN the Landlord may EITHER disconnect all electricity,
air-conditioning, water, telephone, internet, other utility services and/or supplies to the Premises on giving a three (3) days’ prior written notice to the Tenant of the Landlord’s intention to do so. If such Default(s) has/have not
been remedied within seven (7) days after such written notice has been served by the Landlord to the Tenant, the Landlord shall be entitled to exercise the following rights (“Remedial Rights”): 

 

	(i)	to enter or re-enter on the Premises or any part to repossess the entire Premises; 

 

	(ii)	to terminate this Tenancy Agreement absolutely but without prejudice to any right of action by the Landlord in respect of any outstanding breach or non-observance or
non-performance by the Tenant of any of the agreements stipulations and conditions herein contained; 

  

	(iii)	not to return the Deposit and other deposits paid by the Tenant as part of the damages for the Tenant’s breach without prejudice to the Landlord’s right of
deduction in accordance with Clauses 7.6 and 8 and the Landlord’s right to claim for further damages and compensation; and 

  
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	(iv)	to do all lawful things and/or to take all lawful actions which the Landlord considers necessary or desirable to remedy the Default(s). 

All relevant costs and expenses incurred by the Landlord in connection with the disconnection and the subsequent re-connection of the electricity,
air-conditioning, water, telephone, internet and/or, other utility services and/or supplies to the Premises shall be borne and paid by the Tenant and shall be recoverable from the Tenant as a debt or be deductible by the Landlord from the Deposit
paid by the Tenant in accordance with Clause 8 hereof. 
 7.2 (Default on the Deposit and Advance Payment) If the Tenant fails to
pay the full amount of the Deposit and Advance Payment specified in Part 5 of the Schedule to this Tenancy Agreement on or before signing this Tenancy Agreement and in such manner specified in the Tenancy Agreement, the Landlord shall be entitled to
exercise the following rights without any advance notice and the Tenant is not allowed to raise any objection or claim against the landlord: 
  

	(i)	disconnect all electricity, air-conditioning, water, telephone, internet and/or, other utility services and/or supplies to the Premises (if applicable);

  

	(ii)	to enter or re-enter on the Premises or any part thereof to repossess the entire Premises (if applicable); 

 

	(iii)	to terminate this Tenancy Agreement absolutely but without prejudice to any right of action by the Landlord in respect of any outstanding breach or non-observance or
non-performance by the Tenant of any of the agreements stipulations and conditions herein contained; 

  

	(iv)	not to return the Advance Payment (if any) and Deposit (if any) and other deposits (if any) paid by the Tenant as part of the damages for the Tenant’s breach
without prejudice to the Landlord’s right of deduction in accordance with Clauses 7.6 and 8 and the Landlord’s right to claim for further damages and compensation; and 

 

	(v)	to do all lawful things and/or to take all lawful actions which the Landlord considers necessary or desirable to remedy the Default(s). 

All relevant costs and expenses incurred by the Landlord in connection with the disconnection and the subsequent re-connection of the electricity,
air-conditioning, water, telephone, internet and/or, other utility services and/or supplies to the Premises shall be borne and paid by the Tenant and shall be recoverable from the Tenant as a debt or be deductible by the Landlord from the Deposit
paid by the Tenant in accordance with Clause 8 hereof. 
 7.3 (Acceptance of Rent and Management Fees) Acceptance of Rent and/or
Management Fees and/or other amounts by the Landlord shall not be deemed to operate as a waiver by the Landlord of any right to proceed against the Tenant in respect of any breach non-observance or non-performance by the Tenant of any of the
agreements stipulations and conditions herein contained and on the Tenant’s part to be observed and performed. 
 7.4 (Payment
Order) Any Rent payable in respect of the Premises shall be and be deemed to be in arrears if not paid in advance at the times and in the manner hereinbefore provided for payment thereof. In such a case, the Landlord may apply for Payment
Order issued by the People’s Court in accordance with Article 191 of the “PRC Civil Procedure Law” and all costs and expenses thus incurred shall be borne by the Tenant. 
 7.5 (Overdue Charge) Without prejudice to the Landlord’s other rights and remedies in respect of such default, if the Rent, the Management Fees or any other charges payable by the
Tenant under this Tenancy Agreement or any part thereof shall not be paid in the manner and at the time specified in Clause 1 hereof, then the Landlord is entitled to an Overdue Charge on any sum payable by the Tenant hereunder not paid on the due
date at the rate of 0.1% on the due but unpaid amount per day calculated on a daily basis from the due date up to the day before the date of actual payment (both days inclusive). 
 7.6 (Undertaking) Save and except in the event of force majeure during the agreed Term, the Tenant shall under no circumstances terminate this Tenancy Agreement prior to the expiration of
the Term. If this Tenancy Agreement is terminated prematurely or cannot be performed due to causes of the Tenant, the Landlord shall not be required to return to the Tenant the Deposit and other deposits (if any) already paid. Further, the Tenant
shall also be required to pay all the rentals that should be payable during the un-performed term of the Tenancy Agreement (i.e. the aggregate sum of the Deposit paid by the Tenant and the rentals should be payable during the un-performed term shall
be regarded as damages for breach of contract payable by the Tenant to the Landlord due to the Tenant’s early termination or being unable to perform. In case the loss to the Landlord caused by such termination exceeds the damages that should be
payable during the un-performed term of the Tenancy Agreement, the Tenant shall be liable to indemnify the Landlord for such exceeding loss. The Landlord shall have the right to offer the Premises to other tenants so as to minimize the loss that may
arise from the Tenant’s breach of contract. 
 7.7 (Exercise of right) A written notice served by the Landlord on the Tenant
in manner herein mentioned to the effect that the Landlord thereby exercises the power of re-entry and determination of the Tenancy Agreement herein contained shall be a full and 

  
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sufficient exercise of such power without actual entry on the part of the Landlord. Upon dispatch of the written notice of re-entry, the Premises shall be deemed to have been repossessed by the
Landlord and the Tenant shall be deemed evicted. Thereafter, the Landlord shall be entitled to dispose of the Premises and any items or chattels left on the Premises in such manner as it thinks fit without incurring any liability to the Tenant
therefore. 
 Clause 8 - Deposit 
 8.1 (The Deposit) The Tenant shall on the signing hereof deposit with the Landlord the Deposit in Renminbi specified in the Schedule to this Tenancy Agreement. The Deposit shall be retained
by the Landlord throughout the Term free of any interest and in the event of any breach or non-observance or non-performance by the Tenant of any of the agreements stipulations or conditions aforesaid which fall within the stipulations or conditions
of Clause 7.1 or Clause 7.2 or Clause 7.6 of this Tenancy Agreement, the Landlord shall be entitled not to return the Deposit to the Tenant pursuant to the relevant terms of the aforesaid Clauses relating to the Deposit. Notwithstanding the
foregoing, the Landlord shall be entitled at its option to deduct immediately after the occurrence of any breach non-observance or non-performance of any agreement stipulation or condition of this Tenancy Agreement from the Deposit the amount of any
monetary loss incurred by the Landlord as a consequence of such breach non-observance or non-performance with or without prior notice to the Tenant. The exercise of such right by the Landlord shall be at its own absolute discretion. In the event of
deduction being made by the Landlord from the Deposit, the Tenant shall, as a condition precedent to the continuation of the tenancy, deposit with the Landlord the amount so deducted within 7 days after the receipt of the written notice of the
Landlord demanding the same and if the Tenant shall fail to do so, the Landlord shall forthwith be entitled to exercise all of its Remedial Rights. 
 8.2 (Repayment of the Deposit) Subject as aforesaid in Clause 8.1, the Deposit shall be refunded to the Tenant by the Landlord without interest within thirty (30) days after
(a) the expiration of this Tenancy Agreement and the delivery of vacant possession to the Landlord in accordance with Clause 2.14 above; (b) the settlement of the last outstanding claim by the Landlord against the Tenant in respect of any
breach non-observance or non-performance of any of the agreements stipulations or conditions herein contained and on the part of the Tenant to be observed and performed; (c) the relevant telephone telecommunication authorities have cleared the
Tenant’s telephone telecommunication accounts and the Landlord has cleared the Tenant’s electricity accounts; and (d) the Landlord has deducted the electricity charges, telephone charges and other amounts payable by the Tenant (if
any) (the “Amount Payable”) up to the expiry or early termination of this Tenancy from the original security deposit; whichever is the latest. The Deposit shall be refunded to the Tenant without interest in the same amount as it was paid
to the Landlord, subject, however, to the Landlord’s right to make deduction, withholding or set off according to the terms of this Tenancy Agreement. 
 Clause 9 - Management Regulations 
 9.1 (Introduction of Management
Regulations) The Landlord reserves the right from time to time and by notice in writing to the Tenant to make introduce amend adopt or abolish such management rules and regulations (“Management Regulations”) as it may consider
necessary for the control of the use of parking spaces, fitting-out works entry and exit of the Building, operation management and maintenance of the Building and/or the Development as a first class development and for the compliance of the relevant
laws regulations or requirements imposed by the competent authorities. 
 9.2 (Conflict) Such Management Regulations shall be
supplementary to the terms and conditions contained in this Tenancy Agreement and shall not in any way deprive the terms and conditions herein of their effects. In the event of conflict between such Management Regulations and the terms and
conditions of this Tenancy Agreement, the terms and conditions of this Tenancy Agreement shall prevail. 
 Clause 10 –
Interpretation and Miscellaneous 
 10.1 (Headings and indices) The headings and indices (if any) are intended for
guidance only and do not form part of this Tenancy Agreement nor shall any of the provisions of this Tenancy Agreement be construed or interpreted by reference thereto or in any way affected or limited thereby. 

10.2 (Condonation not a waiver) No condoning excusing or overlooking by the Landlord of any default breach or non-observance or
non-performance by the Tenant at any time or from time to time of any of the Tenant’s obligations herein contained shall operate as a waiver of the Landlord’s rights hereunder in respect of any continuing or subsequent default breach or
non-observance or non-performance or so as to defeat or affect in any way the rights and remedies of the Landlord hereunder in respect of any such continuing or subsequent default or breach and no waiver by the Landlord shall be inferred from or
implied by anything done or omitted by the landlord unless expressed in writing and signed by the Landlord. Any consent given by the 

  
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Landlord shall operate as a consent only for the particular matter to which it relates and in no way shall it be considered as a waiver or release of any of the provisions hereof nor shall it be
construed as dispensing with the necessity of obtaining the specific written consent of the Landlord in the future, unless expressly so provided. 
 10.3 (Landlord’s rights regarding common areas and common facilities) The Landlord reserves the right to remove cancel relocate or otherwise change or carry out any alteration or
addition or other works to the common areas and common facilities of the Building and such other part or parts of the Building (other than the Premises) and to restrict the access or rights of way thereof from time to time and in such manner as the
Landlord may in its absolute discretion deem fit without the same constituting an actual or constructive eviction of the Tenant and without incurring any liability whatsoever to the Tenant therefore. 

10.4 (Service of notices) Any notice required to be served hereunder shall be in writing and shall be sufficiently served on the Tenant if
addressed to the Tenant and sent by prepaid post to or delivered by hand at the Premises or the Tenant’s last known place of business or residence in Beijing China and shall be sufficiently served on the Landlord if addressed to the Landlord
and sent by prepaid post to or delivered by hand at the address given in this Tenancy Agreement or any other address which the Landlord may notify to the Tenant from time to time. 
 10.5 (Exclusion of warranties) This Tenancy Agreement sets out the full agreement reached between the parties and supersedes all prior representations, agreements, covenants or warranties.
No other representations or warranties have been made or given relating to the Landlord or the Tenant or the Building or the Premises and if any such representation or warranty has been made given or implied the same is hereby waived. 

10.6 (Name of Building) The Landlord reserves the right to name the Development and/or the Building with any such name or style as it in
its sole discretion may determine and at any time and from time to time to change alter substitute or abandon any such name without any compensation to the Tenant nor incurring any liability to the Tenant and no Rent or Management Fees or other fees
payable by the Tenant hereunder or any part thereof shall be abated or cease to be payable Provided that the Landlord shall give the Tenant notice of its intention so to do. 
 10.7 (Business License) Prior to the signing of this Tenancy Agreement, the Tenant shall produce to the Landlord for inspection a copy of business license issued by the Government of the
People’s Republic of China in the case where the Tenant is incorporated and registered in the People’s Republic of China, and the Tenant shall produce to the Landlord for inspection a copy of the registration certificate issued by the
relevant competent authorities in case where the Tenant is incorporated and registered outside the People’s Republic of China, Hong Kong, Macau or Taiwan, also the by-laws or the memorandum and articles of association of the Tenant and a
certified copy of the board minutes of the Tenant authorizing the Tenant’s representative to execute this Tenancy Agreement (if any). Without prejudice to the foregoing, the Tenant represents and warrants to the Landlord that it has all
requisite power and authority to execute and deliver this Tenancy Agreement and to perform its obligations hereunder, and that the person signing this Tenancy Agreement on behalf of the Tenant has been duly authorized to do so by all necessary
corporate or other action of the Tenant and produce to the Landlord of such relevant Power of Attorney. During the term of this Tenancy Agreement, the Tenant shall provide to the Landlord from time to time an updated copy of the business license or
registration certificate should there be any changes thereto. 
 10.8 (Condition of Premises) Subject to the execution of this
Tenancy Agreement and compliance with and performance of the terms and conditions under this Tenancy Agreement by the Tenant, the Premises shall be delivered to the Tenant on an “as is” basis as at the date on which possession thereof is
to be delivered to the Tenant by the Landlord. The Tenant shall, in accordance with this Tenancy Agreement, accept the Premises so delivered as tenantable and in compliance with the “Code for Inspection and Acceptance of Fire Prevention”.

 10.9 (Costs and Expenses) Unless the laws and regulations of the People’s Republic of China provide to the contrary in
which event such contrary provisions shall apply, all expenses including stamp duty for and incidental to the creation of this Tenancy Agreement shall be borne equally by the Landlord and the Tenant. Each party shall bear its own legal costs, if
any. 
 10.10 (Governing Law and Jurisdiction) This Tenancy Agreement shall be governed by and construed in accordance with the
laws of the People’s Republic of China. Should any dispute arise under this Tenancy Agreement and resolution thereof cannot be reached through consultation between the Landlord and the Tenant, then either party may submit the dispute to a
competent People’s Court in Beijing Municipality. 
 10.11 (Execution and Language) This Tenancy Agreement shall be executed
in Chinese version in triplicate. The English translation of this Tenancy Agreement, if so provided by the Landlord, is for the Tenant’s reference only. The Landlord does not warrant or represent that the contents of the English translation and
the meaning conveyed by its wordings are the same as the Chinese version. In case of conflict and inconsistency, the Chinese version shall prevail. 
 10.12 (Confidentiality clause) The Tenant hereby declare and warrant that the Tenant shall at any time be obliged to keep confidential all the information obtained including but not limited
to the terms of this Tenancy Agreement, other agreements, statements, the contents of any discussions or negotiations between the parties prior to the signing of this Tenancy Agreement or 

  
 16 

 
the Landlord’s trade secret acquired due to the leasing of the Premises, and shall take such actions including but not limited to taking effective measures to prevent the aforesaid contents
or trade secrets from being disclosed to any third party (other than the disclosure to the Tenant’s legal adviser or employees or agents in connection with the signing and execution of this Tenancy Agreement; and other than disclosure by the
Landlord in compliance with the judicial or administrative orders legally made by state organs, governmental institutions, courts or social organizations) and refraining from using the aforesaid contents or trade secrets in any form, failing which
the Tenant shall be deemed to be in breach of Clause 7.1 hereof, the Landlord shall be entitled to exercise all the Remedial Rights according to such clause. 

  
 17 

 APPENDIX TWO ABOVE REFERRED TO – SPECIAL CONDITIONS 

Unless otherwise expressly agreed, if there is any inconsistency between the terms of any part of this Tenancy Agreement and those of the Special
Conditions, the terms of the Special Conditions shall prevail. 

 1. (Guarantee) In consideration of the Landlord’s agreeing to enter into separate tenancy agreements
with

 (hereinafter the “Other Tenant” for the purpose of this Clause 1 of the Special Conditions) with respect to Units 1,2,4 on Level 3 ,Office Tower W1 at the request of the Tenant based on the
“Co-Tenancy Right” of the Special Conditions, the Tenant hereby guarantees the due observance and performance of the obligations of the Other Tenant under its tenancy agreement subject to and upon the following terms and provisions:

  

	 	(a)	the Tenant hereby agrees to accept and return Units 1,2,3,4,5,6 on Level 3 ,Office Tower W1 as a whole on “delivery” basis. The use of the Fixtures and
Fittings listed out in Appendix 4 to this Tenancy Agreement shall be shared by the Tenant and the Other Tenant. The Tenant and the Other Tenant shall separate or partition the Premises for the purpose of each of its own independent business
operations. The Tenant and the Other Tenant shall jointly and severally assume or undertake all the liabilities and responsibilities in connection with any losses damages and claims arising out of any improper separation or partitioning of the
Premises and provided the Landlord shall not be liable whatsoever for any of the said losses damages or claims. The Tenant and the Other Tenant further, jointly and severally, warrant that they shall indemnify the Landlord in full against any such
losses, damages or claims, including without limitation, any legal costs incurred therefrom; 

  

	 	(b)	the Tenant hereby agrees that all outgoings such as electricity fee, water fee and cooling water fee for air-conditioning and so on incurred in respect of Units
1,2,3,4,5,6 on Level 3 ,Office Tower W1, shall be borne by the Tenant and the Other Tenant respectively on the basis of the proportion of their respective leased floor area over the total floor area leased to both of them; 

 

	 	(c)	the Tenant shall irrevocably guarantee and assume all responsibility (as defined under the Security Law of the PRC) in relation to any or all indebtedness owed by and
all obligations of the Other Tenant from time to time under their respective tenancy agreements and any claims in relation to the said responsibility shall be paid to the Landlord in full within 14 days, or such longer period as the Landlord and the
Tenant may mutually agree in writing, of a written demand from the Landlord. If the Tenant fails to pay the Landlord in accordance with this clause, the Tenant shall be deemed to be in breach of Clause 7.1 of this tenancy agreement and the Landlord
shall be entitled to exercise the Remedial Rights thereunder against the Premises in its entirety; 

  

	 	(d)	if the Other Tenant commits a breach of Clause 7.1 or Clause 7.2 under the relevant tenancy agreement with the Landlord and the Landlord has the right to terminate the
relevant tenancy agreement prior to the expiration of the tenancy term or the Other Tenant terminates the relevant tenancy agreement prior to the expiration of the tenancy term save and except in the event of force majeure, the Tenant shall then
resume its responsibility under the said tenancy agreement in place of the Other Tenant and, including without limitation, pay the Landlord all of the rent in respect of the entire unexpired term of the relevant tenancy agreement upon the
Landlord’s demand; 

  

	 	(e)	the Landlord shall not be required to first make a demand or obtain judgment against the Other Tenant before exercising its rights under this Clause 1 of the
Special Conditions; 

  

	 	(f)	the Tenant shall absolutely bear the costs, including but not limited to legal costs (plus disbursements) and court fees, for making any valid and reasonable demand
under this Clause 1 of the Special Conditions or otherwise for enforcing the Landlord’s right hereunder; and 

  

	 	(g)	the laws of the PRC shall be the governing law of the guarantee under this Clause 1 of the Special Conditions and the parties agree to submit to the courts in
Beijing of the PRC in the event of any unresolved dispute in respect of this guarantee. 

 2. (Rent Free Period)
Subject to the Tenant’s due observance and performance of the terms and conditions of this Tenancy Agreement, the Landlord agrees to grant to the Tenant Rent Free Period (Except the Rent, the Tenant shall pay the Management Fees and all other
amounts payable by the Tenant pursuant to the provisions herein) as follows: 
 Premises I: 

from 1 June 2011 to 22 June 2011 (both days inclusive); and 

from 1 June 2012 to 30 June 2012 (both days inclusive); and 

from 1 June 2013 to 30 June 2013 (both days inclusive) 
 Premises II 

  
 18 

 from 1 June 2011 to 30 June 2011 (both days inclusive); and 

from 1 June 2012 to 30 June 2012 (both days inclusive); and 

from 1 June 2013 to 30 June 2013 (both days inclusive) 
 Should this Tenancy Agreement be terminated before its expiration or be discharged due to the Tenant’s breach of contract, the Tenant shall pay the Landlord the full amount of Rent that has been
exempted during the Rent Free Period pursuant to Part 4 of the Schedule. 

  
 19Lease and License Agreement, Lake View Dev, and Lionbridge Tech PL

 Exhibit 10.41 
 LEAVE AND LICENSE AGREEMENT 
 THIS LEAVE AND LICENSE
AGREEMENT (hereinafter referred to as “Agreement”) is made and entered into at Mumbai on this
20th day of December, 2010 by and between 

M/S. LAKE VIEW DEVELOPERS, a Partnership Firm duly registered under the provisions of the Indian Partnership Act 1932, and having their Principal
and Registered Office at 514, Dalamal Towers, Nariman Point, Mumbai – 400 021, hereinafter referred to as the “LICENSOR” (which expression shall unless it be repugnant to the context or the meaning thereof be deemed to
mean and include the existing and future partners of the said Firm, their survivors, heirs, executors, administrators and their successors and assigns) of the ONE PART; 
 AND 
 M/S. LIONBRIDGE TECHNOLOGIES (P) LTD., a Company
incorporated and registered under the provisions of the Companies Act, 1956, and having its Registered office at
6th Floor, Spectra, Hiranandani Business Park, Powai,
Mumbai – 400076 hereinafter referred to as the “LICENSEE” (which expression shall unless it be repugnant to the context or meaning thereof be deemed to mean and include its successor/s and permitted assigns) of the OTHER
PART: 
 The term “Licensor” and the “Licensee” are hereinafter for the sake of brevity and convenience individually
referred to as the Party and collectively as Parties. 
 WHEREAS the Licensor is the owner of and/or otherwise well
and sufficiently entitled to a commercial premises bearing No. 101 and 102 admeasuring about 19,283 built up area on the 1st floor being fully furnished and a commercial premises admeasuring about 64,833 sq. ft. (built up) on the
5th and 6th floor being bare shell of the building known as
“SPECTRA”, admeasuring in aggregate 84,116 square feet of built up area having 75% of efficiency, situated at Hiranandani Gardens, Powai, Mumbai – 400 076 and lying and being on land bearing CTS Nos.15A, 15/B, 15/C, 15/D, 15/E
and 15/F of Village Powai, within the Mumbai Suburban District (herein referred to as the “LICENSED PREMISES”). 
 AND
WHEREAS at the request of the Licensee, the Licensor has agreed to give to the Licensee the said Premises on leave and license basis on the terms and conditions hereinafter stated. 
 NOW IT IS HEREBY AGREED BY AND BETWEEN THE PARITES HERETO AS FOLLOWS: 
  

	1.	 The Licensor hereby grants to the Licensee, Leave and License to occupy and use the Licensed Premises admeasuring in aggregate 84,116 square feet of
built up area on the 1st floor being fully furnished,
5th and 6th floor being bare shell of the building known as “SPECTRA”
situated and lying and being at Hiranandani Gardens, Powai, Mumbai 400 076 and more particularly described in the Schedule hereunder written, lying and being on land bearing CTS Nos.15A, 15/B, 15/C, 15/D, 15/E and 15/F of Village Powai, within the
Mumbai Suburban District and which is shown verged in red on the floor plan thereof hereto annexed as Annexure “A” for a total period of 36 (Thirty-six) months commencing from
1st January 2011 (“Commencement
Date”) up to 31st December 2013
(“Expiry Date”) (hereinafter together referred to as the “License Period”) which can be renewed at the option of the Licensee for an additional period of up to 24 (Twenty-four) months as per the commercial terms
referred in Annexure-1 attached herewith. The entire License Period of 36 months shall be a lock in period, during which neither party shall be allowed to terminate the Agreement (except for non-compliance, non-performance of any of the
term/s and condition/s of the Agreement by the Licensee, the Licensor can terminate the Agreement). The aforesaid premises is to be used as an Office purpose for IT/ITES usage and the Car parking spaces are to be used for parking vehicles of the
staffs/ employees of the Licensee . The said office premises along with the Car parking spaces are hereinafter, for the sake of brevity and convenience, collectively referred to as “the LICENSED PREMISES”. The Parties hereto further
agree that the Licensee shall be entitled to make improvements into the Licensed Premises bearing no. 101 & 102 on the first floor as per the Licensee’s requirement. However, either the Licensee shall have to leave all such
improvements except for all modular and movable fixtures and furniture belonging to the Licensee while vacating and handing over the Licensed Premises to the Licensor at the time of termination and/or early determination of these present or the
Licensee shall take over the existing fixtures and furniture from the Licensor on a later date against the mutually agreed consideration to be paid by the Licensee to the Licensor. 

  
 1 

	2.	During the subsistence of the License, the Licensor shall provide to the Licensee one covered car parking space per 1,000 square feet or fraction thereof at no
additional cost. The Licensor shall designate the space for car parking in the basement of the building. Presently, the licensor has allotted to the licensee 60 covered car parks at the stilt level and 18 open car parks at the podium level
aggregating to a total of 78 car parks. In case the Licensee requires additional car parking space then it shall be provided by the Licensor at an additional cost of Rs. 5,000/- (Rupees Five Thousand Only) per car park per month plus service tax as
applicable, subject to availability for the same. 

  

	3.	Further, the Licensor have also provided and shall continue to provide throughout the License Period, to the Licensee, an area on the terrace of the licensed premises
for installing the air conditioning plant of the Licensee and have also provided covered air handling unit space on the terrace, with air conditioning shaft from the terrace to the licensed premises at no additional cost. 

 

	4.	It is agreed between the parties that the licensed premises shall be used for office purpose for the IT/ITES operations only by the Licensee and its staff members
and/or by its subsidiary, affiliates, parent, partner, client and vendor companies and by no other person/s. 

  

	5.	 In consideration of the Licensor permitting the Licensee to use and occupy the licensed premises, the Licensee shall pay to the Licensor on or before
10th day of every month (“due date”) a lump-sum amount of Rs. 72,32,797/-. (Rupees Seventy-two Lakh Thirty-two Thousand Seven Hundred and Ninety-seven Only) plus service tax as a license fee,
which is inclusive of the general maintenance charges and outgoings, for the chargeable area and can be paid to the Licensor, after the Tax Deducted at Source, under the provisions of the Income Tax Act, the illustrative table
thereof showing the increase into the license fee inclusive of the general maintenance charges and outgoings is attached herewith and marked as Annexure-1. The Parties hereto agree that the License fee shall be paid in advance
on or before 10th of every month failing which an interest
of 18% (Eighteen percent) per annum shall be charged to the Licensee till the realization of the same by the Licensor. The Licensor agrees that the license fee will be payable by the Licensee from the commencement date till the expiry of the
licensed period, as per what is mentioned herein. The Licensor agrees that no additional charges will be levied towards any maintenance and outgoings which costs have been built in to the License fee. 

 

	6.	The Licensor shall pay the present Property / Municipal taxes estimated @ Rs. 3.08/- sq. ft., at the date hereof, in respect of the Licensed Premises. However, all
increases and/or additional property taxes etc, over and above the current rates shall be paid by the Licensee. The Licensor shall provide documentary evidence of any such increase and the Licensee has agreed to make payment of such increased taxes
on monthly advance basis along with the payment of the License fee, subject to same remedy/terms as the License fee. 

  

	7.	 The Licensee have deposited with the Licensor a sum of Rs.4,20,00,000/- (Rupees Four Crore Twenty Lakh Only) as Refundable, interest free Security
Deposit (hereinafter referred to as “Security Deposit”) which is paid before the execution of this Agreement. The said Security Deposit shall not carry any interest. The Licensee further agree to pay to the Licensor, the
differential/additional interest free security deposit, equal to 6 months of the License fee for the period commencing from the 37th month of the License Period, which amount will be paid by the Licensee to the Licensor, before the commencement of
35th months of the License Period (time being the essence
of the agreement). And the Licensee agree to maintain with the Licensor, such Interest free, refundable Security deposit equal to 6 months’ license fee till the termination / early determination of the license created hereunder and/or till the
period the Licensee hands over the licensed premises to the Licensor. 

  

	8.	The Licensee shall pay electricity charges for consumption of electricity in the licensed premises within the prescribed period as shown in the bill of respective month
as per square meter installed for the purpose by the Licensor. The Licensor shall pay to the concerned authorities the requisite deposit for supply of electricity as may be required from time to time during the term of this Agreement. If any bills
for electricity are issued after the expiry or earlier determination of this Agreement, for the period during which the Licensee was in occupation of the licensed premises, then the Licensee shall pay such bills forthwith. 

 

	9.	 It is expressly agreed that by reason of the demand or payment of the electricity or the use of the Licensor’s fittings in the licensed premises,
the Licensee shall not be deemed to have any right in, over and upon the licensed premises other than as 

  
 2 

	 	 
Licensee in respect of the licensed premises as the Licensor has given to the Licensee the licensed premises with aforesaid facilities strictly on leave and license basis.

  

	10.	The Licensee shall not induct any person in the licensed premises as the License is granted only to the Licensee for its own use. The Licensee is neither entitled to
transfer the benefit of this Agreement to any person nor permit any other person to occupy the licensed premises or any part thereof save and except its affiliates and group companies, etc as provided under clause 14(g) of these presents.

  

	11.	The possession and control of the licensed premises shall always remain exclusively with the Licensor and only the Licensee is permitted to use the licensed premises
under this Agreement. Nothing herein contained shall be construed as creating any right, interest, easement, tenancy or sub-tenancy in favour of the Licensee in, over or upon the licensed premises other than the permission given to the Licensee to
use the licensed premises. The Licensee shall not be deemed to be in exclusive occupation of the licensed premises and the Licensor and their authorized representative/s shall at all reasonable times and upon giving an advance notice in writing to
the Licensee, have free and unobstructed access to the licensed premises to inspect the same. It is the express, real and true intention of the parties hereto that this Agreement shall be a mere license and there is no intention on either part to
create a tenancy of the licensed premises in favour of the Licensee and the Licensee has expressly assured and represented to the Licensor that the Licensee has no intention of claiming and will not at any time claim tenancy rights in the licensed
premises and that the Licensee will quit, vacate and hand over quiet, vacant and peaceful possession of the licensed premises on the expiration of this Agreement or its earlier determination and that it is on the faith of the express assurances
given and representation made by the Licensee and believing the same to be true that the Licensor has in good faith entered into this Leave and License Agreement with the Licensee. 

 

	12.	The Licensee shall quit, vacate and remove itself, its belonging including its furniture, together with its staff members, employees, agents, servants and all person/s
claiming through it the use of the licensed premises, on expiry of the license under this Agreement or sooner determination hereof, as the case may be, time being the essence of this Agreement. At such time the Licensee shall deliver back to the
Licensor the licensed premises in the same condition in which the same have been handed over by the Licensor to the Licensee (normal wear and tear excepted), on the execution of these presents. The Licensee shall remove all persons using the
licensed premises and all their belongings, furniture, articles and things from the licensed premises. On such expiry or sooner determination of the license, the Licensee and its servants, agents and other persons using the licensed premises shall
be trespassers and on their failure to vacate the licensed premises, the Licensor shall be entitled to remove them and also to prevent them from entering the licensed premises. 

 

	13.	The Licensee hereby agrees and undertakes with the Licensor as follows: 

  

	 	(a)	It shall not store in the licensed premises any combustible or hazardous material at any time hereafter. 

 

	 	(b)	It shall not use the licensed premises in any manner which may cause nuisance or annoyance to the owners/occupiers of the premises in the said building.

  

	 	(c)	It shall keep the licensed premises in good and tenantable order and condition (reasonable wear and tear excepted). 

 

	 	(d)	It shall, on termination and/or sooner determination of the license granted herein, hand over to the Licensor, the possession of the said premises in the same order and
condition as it was when the Licensee is put in possession of the licensed premises but subject to what is stated hereinafter. 

  

	 	(e)	It shall be entitled: 

  

	 	(i)	To carry out the work of renovation and re-decoration of the interior of the said premises and carry out such alterations as may be required by the Licensee for making
the licensed premises as its office premises; 

  

	 	(ii)	To install air conditioners in the said premises and to carry out work for that purpose, as also gas connections and all other amenities as may be required and for that
purpose to fix the necessary pipes, fittings and fixtures in the said premises and/or otherwise in the said building as may be necessary; 

 These sub-clauses (i) and (ii) will be treated as the Licensor’s consent in wiring as contemplated by the law. 

 

	 	(f)	It shall be entitled to bring its own furniture, fixtures or fittings in the licensed premises and shall remove the same peacefully on expiration of license by efflux
of time or sooner determination thereof, as the case may be. 

  

	 	(g)	 Not to sub-let or give on leave and license basis or on any other basis, the said premises or any part/portion thereof nor

  
 3 

	 	 
the Licensee will permit any one else to use and/or occupy the said premises or any part or portion thereof, except it shall have the permission to assign and/or sub-license /under license basis
the said premises or any part or portion thereof, to any company into or with which the Licensee is merged or consolidated or to any company which shall be affiliate, subsidiary, parent, acquirer or successor of the Licensee without being required
to obtain the consent of the Licensor subject to the condition that the Licensee shall be responsible for the due and proper compliances of all the terms and conditions here of and that the Licensee shall pay all additional taxes and all other
liabilities and obligations arising due to such assign and/or sub- license /under license basis of the License by the Licensee as herein provided. 

  

	14.	The Licensee shall observe, abide by and/or otherwise comply with the rules, regulations of Brihanmumbai Municipal Corporation (“BMC”) and for the time being
in force and the bye-laws of the proposed Corporate Body or Society or Condominium of the owners of office units in the said building as and when formed and in so far as and to the extent they are required to be observed, performed and complied with
by the Licensee as occupant of the licensed premises and/or relating to the use thereof. It shall not do or suffer to be done anything whereby the Licensor’s right to the licensed premises is prejudiced, forfeited or extinguished.

  

	15.	The Licensee shall keep all the articles, furniture, fixtures or valuables (if it so keeps) in the licensed premises and parking the cars at its own risks and the
Licensee shall not hold the Licensor responsible or liable for any theft, burglary or housebreaking, damage, destruction or loss. The Licensor have provided guards and security in the common areas of the building and its surrounding areas within the
compound of the building. 

  

	16.	During the validity of this agreement and till the date the Licensee handovers the Licensed Premises in the same status and condition as it is mentioned in this
Agreement, the Licensee shall, at its own costs and expenses, keep insured all its persons, employees, contractors, guests, servants, visitors and all others using the Licensed Premises and when within the said building in which the Licensed
Premises is situated including all furniture, fixtures, fittings, articles, chattels, etc. lying in the Licensed Premises installed by and belonging to the licensee, against all kinds of losses, damages etc., including injury and/or loss of life due
to any reason/s whatsoever, whether by fire and/or due to any other risks, whether caused within the Licensed Premises and/or in the building in which the Licensed Premises is situated. 

 

	17.	The Licensor shall not be liable to compensate the Licensee for any damage and/or loss which the Licensee and/or its staff members may suffer by reason of any rain,
storm, tempest, earthquake, fire, any act and/or incident occurring in the licensed premises resulting into loss of life and/or bodily injury to any person from any cause whatever, and/or destruction of any property of the Licensee in the licensed
premises, except that the Licensor shall compensate the Licensee for any damage or loss caused on account of negligent, illegal or unsafe practices followed or failure by the Licensor to fulfill its obligations hereunder or any behaviour contrary to
the legal and/or customary business practices followed by the Licensor. 

  

	18.	In the event of the licensed premises or any part thereof is destroyed or damaged or rendered unusable or inappropriate by fire, storm, flood, tempest, earthquake,
enemies, war, riot, civil commotion, strike, lockout, labour unrest, political unrest, actions of decree of governmental authorities whether by regulation, administrative action or otherwise, acts of terrorism or in the event that any irresistible
force or in general, any act beyond the control of the Licensee such as change in business condition or act of God make the occupation of the office unfeasible, then in that event the Licensee shall give written notice to immediately terminate the
License Agreement and the Licensor shall immediately refund to the Licensee the balance of the security deposit and any advance rent paid by the Licensee to the Licensor for the unexpired period of the license and the Licensee will hand over the
vacant charge of the License premises as per what is mentioned in this agreement. 

  

	19.	The Licensor hereby represent and declare that: 

  

	 	(a)	It is absolutely entitled to the licensed premises. 

  

	 	(b)	It has not created any charge or encumbrance of whatsoever nature on the said licensed premises nor has it created any tenancy or leave and license or any right in
favour of any one in respect of the licensed premises nor shall they create or purport to create any such charge or encumbrance hereafter. 

  

	 	(c)	It has not entered into any Agreement for Sale of the licensed premises in favour of any person or party and it agrees not to sell, transfer, or assign the
Licensor’s ownership rights in respect of the licensed premises to any person or party. 

  

	 	(d)	It has not committed breach of any of the rules and regulations. 

  

	 	(e)	 It agrees to observe and perform all the terms and conditions and stipulations of all documents under which the

  
 4 

	 	 
Licensor derive title to the premises. 

  

	 	(f)	It agrees to permit the Licensee to use and occupy the licensed premises without any hindrance or obstruction of any nature whatsoever 24x7 on all days as long as the
Licensee pays the license fee as hereinabove provided and observes and performs all the terms, conditions and covenants contained. 

  

	 	(g)	It agrees to permit the Licensee to install further furniture and fixtures in the licensed premises in order to suit its purpose. 

 

	 	(h)	It agrees to permit the Licensee to carry out all the requisite renovations to the licensed premises provided the Licensee complies with the conditions laid down by the
Licensor and to indemnify the Licensor and keep the Licensor indemnified from and against any breach. 

  

	 	(i)	It agrees to insure and keep insured the said premises except in case where the insurance has been taken out by the body or association of the building.

  

	 	(j)	It agrees for upkeep of elevators, lobby, garage, building exteriors, painting and to maintain the licensed premises and the structure of the building safe, usable and
suitable for the Licensee to conduct business. 

  

	20.	In the event the Licensor sells and/or transfers its right, title or interest in the said premises as a whole or in part or parts thereof to any person, then such sale
or transfer shall not deprive the Licensee of the license given under these presents and the Licensee shall be entitled to use the said premises on the same terms and conditions as are contained herein. The Licensor shall cause the prospective owner
or landlord to enter an agreement with the Licensee confirming the terms herein agreed including refund of the security deposit for the balance period of the license as per this agreement and the prospective owner shall be replaced as Licensor
instead and in place of the present Licensor. 

  

	21.	In the event that the licensed premises are rendered unusable for any reason mentioned in the above clause, the Licensee shall be exempt from paying the license fees
for such period until it has been restored to full use of the licensed premises. The Licensor hereby agrees that, if the licensed premises are rendered unusable, they will exert every effort and spare no expense to restore the premises to its
original condition. If the licensed premises are rendered unusable for a period that exceeds 30 days, the Licensee shall be entitled to terminate this Agreement by giving one day notice in writing to the Licensor and the Licensor shall forthwith
refund the security deposit. 

  

	22.	It is expressly agreed that the Licensee shall be bound to vacate the licensed premises on the expiry of the License Period or on sooner determination thereof as the
case may be, time being the essence of this Agreement, in accordance with the terms herein. 

  

	23.	Upon expiry of the license, under this Agreement or earlier termination of the license by revocation or cancellation of the same, the Licensor shall have the right to
prevent the Licensee from entering the licensed premises and/or from remaining on the licensed premises and/or from using the fittings of the Licensor. The Licensee shall also remove itself, its servants and agents and belongings from the licensed
premises. 

  

	24.	Upon expiration or earlier determination of this Agreement the Licensor agrees to immediately pay back the balance of the interest free security deposit to the Licensee
subject to what is mentioned in this agreement. 

  

	25.	 It is expressly agreed that in the event the Licensee commits any breach, delay or default in performing any of the terms contained herein, including
the condition to pay license fee on its due date, the Licensor will give 30 (thirty) days notice in writing to the Licensee calling upon the Licensee to rectify the breach, delay or default and if the Licensee does not rectify such breach, delay or
default within the period of 30 (thirty) days of receipt of such written notice from the Licensor, then the Licensor will be entitled to terminate this Agreement whereupon the Licensee shall be bound to quit, vacate and hand over the peaceful charge
of the licensed premises to the Licensor at the end of a further period of 30(thirty) days from the expiration of the first period of 30 (thirty) days notice served by the Licensor on the Licensee, time being the essence, and on such termination the
Licensee and other person if using the licensed premises (as per what is mentioned in this Agreement) shall be trespassers and if the Licensee or any person claiming from, under, through them (as per what is mentioned in this Agreement) remains on
the licensed premises then and in that event the Licensor shall be entitled, without prejudice to its rights in law, to file proceedings for recovery of the licensed premises from the Licensee in accordance with the terms hereof. Likewise if the
Licensor commits any breach of its obligations hereunder, the Licensee shall give a notice of 30 (thirty) days to the Licensor and if the Licensor fails to remedy the breach, the Licensee may terminate this agreement forthwith by giving a further
notice of 30 (Thirty) days’ period as it may desire and the Licensor shall be liable to immediately refund the 

  
 5 

	 	 
security deposit, after deduction if any, to the Licensee on such termination. 

  

	26.	It is agreed by and between the parties hereto that on the expiration or earlier determination, for any reason whatsoever of this Leave and License Agreement, the
Licensor shall refund to the Licensee (without interest) the amount of security deposit then lying with the Licensor, after deduction therefrom the unpaid license fees, if any, and such amount as may be reasonable for any damage done or caused to
the licensed premises by the Licensee simultaneously with the Licensee removing its staff members and other persons and their articles from and vacating the licensed premises and giving quiet, vacant and peaceful possession thereof to the Licensor.
It is, however, agreed by the Licensee that in the event of the Licensee being unable to hand over the licensed premises back to the Licensor in the manner as mentioned herein the Licensor will only and only refund the balance of the security
deposit to the Licensee simultaneously against the receipt of the vacant and peaceful charge of the licensed premises as per what is mentioned herein. In such an event, the Licensee shall be liable to pay to the Licensor the applicable license fee,
additionally twice the daily license fees, then applicable, for the excess period of its occupation for which the Licensee uses the said licensed premises after expiry and/or termination and/or sooner determination of the license and the Licensor
will deduct such amounts from the Interest free security deposit, if the same being not paid by the Licensee to the Licensor in time, and refund the balance of the security deposit to the Licensee upon the Licensee vacating and handing over the
peaceful charge of the said premises. 

  

	27.	The balance of the Interest free security deposit shall be refunded by the Licensor to the Licensee simultaneously upon the Licensee vacating the licensed premises
after deducting/withholding approximate amount due and payable by the Licensee to the Licensor towards the license fees and other outgoings, in respect of the licensed premises and what is mentioned herein. In the event of the Licensor being
unable/unwilling to refund the Interest free security deposit or the balance thereof, as may be remaining due, as stated above, the Licensee will not vacate the licensed premises till the security deposit or balance thereof as may be remaining due
as stated above is refunded in full by the Licensor to the Licensee. In such an event, the Licensee shall not be required to pay to the Licensor the monthly license fees for the period of its occupation for which the Licensor was unwilling / unable
to refund the above security deposit to the Licensee. However, continued occupation of the licensed premises by the Licensee under such circumstances shall not be deemed to be an extension or renewal of the License and shall in no way reduce the
Licensor’s obligation to repay the security deposit in full. 

  

	28.	In alternate to what is mentioned in the above clause, in case the Licensor does not refund the said amount to the Licensee, the Licensee shall be entitled to refund of
balance of the interest free security deposit (less permissible deductions as mentioned above) of with interest thereon calculated at the rate of 12 (twelve) per cent per annum from the date on which the Licensee has vacated and has given possession
of the licensed premises to the Licensor until payment. 

  

	29.	The Licensee shall be allowed to prominently display its name plate and / or insignia at the main entrance signage directory i.e. at lobby (Ground Floor) and at the
respective common floor lobby as per the design and location approved by the Licensor. The size and the position of the signage shall be mutually discussed and agreed upon by and between the Parties hereto. The Licensee shall be responsible for the
due and proper compliances of all laws relating to such display and the Licensee shall be responsible for procuring of all such approvals, permissions, sanctions, etc. as may be required for the purposes at its own costs, risks and consequences and
for due and proper compliances of all the terms and conditions thereof and the Licensee further indemnifies and keep indemnified saved and harmless the Licensor and the Licensed Premises of, from and against all costs, charges, risks consequences,
damages, losses claims etc. in respect of such signage. It is clearly, unconditionally and irrevocably agreed and understood that in any event the licensee shall not be entitled to install any name board/ hording on the exterior of the aforesaid
commercial building. 

  

	30.	Notwithstanding anything to the contrary contained in this Agreement, it is agreed by and between the Parties hereto that all kinds of taxes (present and future)
including service tax and all other taxes, etc. (other than the current/present Property tax which has been discussed separately herein above and the Licensor’s income tax) applicable to the license fee, maintenance charges and all other
amounts, which are payable by the Licensee to the Licensor and/or to any third party in respect of the license herein created and/or in pursuance of this transaction herein contemplated, shall be borne and paid by the Licensee only. In
the event, after the execution of this Agreement, if any other tax is levied with respect to the License fee, and all other amounts payable under this Agreement then the same shall be separately paid by the Licensee. 

 

	31.	 In the event if Licensee avails any benefits pertaining to the IT/ITES operations and/or under the STPI/DoT rules and regulations then the Licensee
shall de-bond the Licensed Premises on the expiry of the License Period and shall handover the same in the same state and condition as it was at the time of commencement hereof (reasonable wear and tear excepted). The

  
 6 

	 	 
Licensee undertakes and declares that the Licensee shall indemnify the Licensor and the Licensed Premises for the same. On failure to de-bond the Premises at expiry /sooner determination
/termination of the License Period, the Licensee shall pay to the Licensor twice of the license fee, then applicable, till the date of de-bonding. The Parties agree that in case of any premature termination by the Licensor, such notice shall be
deemed to be de-bonding notice. 

  

	32.	The Said building is approved as an IT park and the operations permissible in the building shall be for the Software/IT/ITES companies. The Licensee undertakes and
declares that the Licensee is registered as an IT/ITES user company under the STPI / DIT rules and regulations and will provide the necessary documentation to qualify as approved user under the said rules and regulations of IT/ITES policy as per the
notifications and amendments thereon circulated time to time as and when required by the Licensor. The Licensee further undertakes that the Licensee shall duly perform and comply all the term/s, condition/s of all the approval/s, permission/s, NOC
obtained by the Licensee to conduct the IT / ITES operations from the Licensed Premises under the STPI / DIT rules and regulations. 

 The Licensee further declares that the Licensee shall be liable and responsible and shall keep indemnified to the Licensor for all the costs damage/s. losses, risks and consequences caused due to all its
acts, omission/s, commission/s and non-performance, non-compliances of the terms and/or condition/s of the rule and regulations of the STPI / DIT and shall indemnify the Licensor and the Licensed Premises for the same. 

 

	33.	The Licensee declares that even though it does not have the Paid up share capital of Rs. 1,00,00,000/- (Rupees One Crore Only) and/or above, it shall not be entitled to
claim any protection or any other right/s under Maharashtra Rent Control Act, 1999 (and/or any other statutory enactment thereto and/or any other acts, ruling, judgments etc. giving effect to the same), as it is the mere intention of both the
parties to this Agreement that this license is only a permissible personal right given by the Licensor to the Licensee for use of the said Licensed Premises for its own office purpose without creating any right, other than the usage under this Leave
and License Agreement, title or interest of any nature whatsoever in favour of the Licensee in respect of the said Licensed Premises. 

  

	34.	The Agreement for Leave and License is compulsorily required to be registered as per the provision of the Maharashtra Rent Control Act, 1999. The Licensor shall lodge
this Agreement for registration with the Sub-Registrar of Assurances at Mumbai and the Licensee shall admit the execution thereof within the prescribed period. The Licensee shall pay the stamp duty, the registration charges etc., payable on this
Agreement and that the Licensor shall not be liable or responsible for the same in any manner whatsoever. The registration of this Agreement is in compliance of the provisions of the said Act and shall not be construed as intention to create any
interest in the licensed premises in favour of the Licensee. 

  

	35.	Any notice required to be given hereunder shall be sufficiently served on the Licensor, if forwarded by Registered Post A.D. to the Licensor aforementioned address and
on the Licensee if forwarded by Registered Post A.D. to the Licensee’s aforementioned office in Mumbai and notice sent by post as aforesaid shall be deemed to be given at the time when in due course of post it would be delivered at the address
to which it is sent. 

  

	36.	The parties hereto acknowledge, declare and confirm that this Agreement represents the entire understanding between the parties hereto regarding the subject matter
hereof and no alterations, additions or modifications hereto shall be valid and binding unless the same are reduced to writing and signed by both the parties. 

 IN WITNESS WHEREOF the parties hereto have hereunto set and subscribed their respective hands and seals on the day and year first hereinabove written. 

SIGNED, SEALED AND DELIVERED BY 
 THE
WITHINNAMED LICENSOR 
 M/S. LAKE VIEW DEVELOPERS 
 BY HAND OF ITS PARTNER 
 KAMAL N. HIRANDANI 

IN THE PRESENCE OF 
  

	1.	MARRISH MISHTA 

  

	2.	SARITOSH RAO 

 MARRISH
GUPTA 

  
 7 

 SIGNED, SEALED AND DELIVERED BY 
 THE WITHINNAMED LICENSEE 
 LIONBRIDGE TECHNOLOGIES PVT. LTD. 

BY HAND OF 
 SARATH CHANDRA DIVELLA

 IN THE PRESENCE OF 
  

	1.	VENKATESH IYER 

  

	2.	NAGESH GADIYAR  

 Annexure -1 
  

							
	 Illustrative License Fee (inclusive of maintenance charges)Table for the License Period -

				
	 	  	 License Period
	  	 Monthly License Fee
payable to the
Licensor
 (in INR).
	  	 Annual License Fee
payable to the Licensor

(in INR).

	 LOCK-IN PERIOD
	  	 01/01/2011
 to
 31/12/2011
	  	Rs.72,32,797/- (Rupees Seventy-two Lakh Thirty-two Thousand Seven Hundred and Ninety-seven Only) per month plus service tax as applicable.	  	Rs.8,67,93,564/- (Rupees Eight Crore Sixty-seven Lakhs ninety-three Thousnd Five hundred and Sixty-four Only) per annum.
				
		  	 01/01/2012
 to
 31/12/2012
	  	Rs.75,94,437/- (Rupees Seventy-Five Lakh Ninety-four Thousand Four hundred and Thirty-seven Only) per month plus service tax as applicable.	  	Rs.9,11,33,244/- (Rupees Nine Crore Eleven Lakh Thirty-three Thousand Two Hundred and Fourty-four Only) per annum.
				
		  	 01/01/2013
 to
 31/12/2013
	  	Rs.79, 74,159/- (Rupees Seventy-Nine Lakh Seventy-four Thousand One Hundred and Fifty-nine Only) per month plus service tax as applicable.	  	Rs.9,56,89,908/- (Rupees Nine Crore fifty-six Lakh Eighty-nine Thousand Nine Hundred and Eight Only) per annum.
				
	 Optional Extension period
	  	 01/01/2014
 to
 31/12/2014
	  	Rs.90,75,804/- (Rupees Ninety Lakh Seventy-five Thousand Eight Hundred and Four Only) per month plus service tax as applicable.	  	Rs.10,89,09,648/- (Rupees Ten Crore Eighty-nine Lakh Nine Thousand Six hundred and Forty-eight Only) per annum.
				
		  	 01/01/2015
 to
 31/12/2015
	  	Rs.95,29,594/- (Rupees Ninety-Five Lakh Twenty-nine Thousand Five Hundred and Ninety-four Only) per month plus service tax as applicable.	  	Rs.11,43,55,128/- (Rupees Eleven Crore Forty-three Lakh Fifty-five Thousand One Hundred and Twenty-eight Only.

  
 8

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