Document:

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                                                                 EXHIBIT 10.27

                             DATED 21ST OCTOBER 1999

                              TEKTRONIX UK LIMITED

                                      AND

                          MANHATTAN ASSOCIATES LIMITED

                                      AND

                           MANHATTAN ASSOCIATES INC.

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

                                      LEASE
                                       OF
                       PART FIRST FLOOR BLOCK A THE ARENA
                        DOWNSHIRE WAY BRACKNELL BERKSHIRE

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

                                 GEOFFREY LEAVER
                             251 UPPER THIRD STREET
                              CENTRAL MILTON KEYNES
                                    MK9 I DR

                         REF:  REW.PW.TEKTRONIX.17784.40

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1.      PARTICULARS

<TABLE>
<S>      <C>                            <C>
(1)      Date                           21st October 1999

(2)      Landlord:                      TEKTRONIX UK LIMITED (Company number
                                        513537) whose registered office is at The Arena
                                        Downshire Way Bracknell Berkshire RG12 1PU

(3)      Tenant:                        MANHATTAN ASSOCIATES Limited (Company
                                        number 3562638) whose registered office is at The
                                        Arena Forum, Stockley Park, Uxbridge, Middlesex,
                                        UB11 lAA

(4)      Guarantor                      MANHATTAN ASSOCIATES INC. of 2300
                                        Windy Ridge Park Way, 7th Floor, Atlanta, Georgia
                                        30339, USA

(5)      Demised Premises               ALL THAT part of the first floor premises known
                                        as part of Block A The Arena Downshire Way
                                        Bracknell more particularly described in Part of
                                        the First Schedule

(6)      Building                       The Building known as Block A The Arena
                                        Downshire Way Bracknell Berkshire comprised
                                        within the Superior Lease

(7)      Contractual Term:              Commencing on the date hereof and continuing
                                        five years thereafter

(8)      Rent Commencement Date         18th January 2000
</TABLE>

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<TABLE>
<S>      <C>                            <C>
(9)      Basic Rent:                    (pound) 241,558.00 per annum exclusive of VAT thereon

(10)     Permitted Use:                 High Class offices

(11)     Estate                         Shall have the same meaning as afforded to it in the
                                        Superior Lease

(12)     The Prescribed Rate:           The yearly rate of four per cent per annum above
                                        the base lending rate for the time being of the
                                        Specified Bank PROVIDED THAT if such base
                                        lending rate shall cease to exist or otherwise be
                                        unascertainable there shall be substituted for such
                                        base lending rate such rate of interest as the
                                        Specified Bank shall state in writing to be the
                                        current market rate of interest charged in respect of
                                        short term loans of amounts of money similar to
                                        those outstanding due hereunder (in respect of
                                        which interest is payable) at minimum risk

(14)     Superior Lease                 Means the Lease short particulars of are contained
                                        in the Second Schedule hereto

(15)     Superior Landlord              Means the Landlord under the Superior Lease and
                                        its successors in title
</TABLE>

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2.       DEFINITIONS AND INTERPRETATION

(1)      In this Lease the following expressions have the following meaning:-

(a)      "the Landlord" includes its respective successors in title and the
         person from time to time entitled to the reversion immediately
         expectant on the termination of the Term

(b)      "the Tenant" includes the Tenant's successors in title and those
         deriving title under it

(c)      "the Insurance Rent" means the rent secondly reserved by this Lease

(d)      "the Term" means the Contractual Term

(e)      "the Perpetuity Period" means the period of Eighty years from the date
         hereof which shall be the perpetuity period applicable to this Lease

(f)      "the Insured Risks" means the risks against which the Demised Premises
         and the Building are insured under the Superior Lease

(g)      "the Landlord's Surveyor" means the properly qualified and suitably
         experienced Surveyor from time to time appointed by the Landlord for
         the purposes of this Lease

(h)      "the 1954 Act" means the Landlord and Tenant Act 1954

(i)      "the Planning Acts" means the Town and Country Planning Act 1990. The
         Planning (Listed Building and Conservation Areas) Act 1990 The Planning
         (Hazardous Substances) Act 1990 The Planning (Consequential Provisions)
         Act 1990 The Planning and Compensation Act 1991 and any further
         legislation of a similar nature and any statutory modification or
         re-enactment of such legislation

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         for the time being in force and any order regulation permission consent
         and direction made or issued under any such legislation

(j)      "the Specified Bank" means such one of the following banks National
         Westminster Bank Plc Barclays Bank Plc Lloyds Bank Plc and Midland Bank
         Plc or their respective successors in business as the Landlord shall
         stipulate (so that until further notice the Specified Bank shall be
         National Westminster Bank Plc)

(k)      "Value Added Tax" means Value Added Tax as provided for in the Value
         Added Tax Act 1994 and legislation (delegated or otherwise)
         supplemental thereto and any similar tax replacing supplementing or
         introduced in addition to the same

(1)      "Plan" means the plan annexed hereto

(m)      "Use Classes Order" means the Town and Country Planning (Use Classes)
         Order 1987 as originally enacted

(n)      "LTCA 1995" means the Landlord and Tenant (Covenants) Act 1995

(o)      "Authorised Guarantee Agreement" means an authorised guarantee
         agreement as defined in Section 16 of LTCA 1995

(2)      Where the Tenant for the time being is two or more persons obligations
         expressed or implied to be made or undertaken by such party are deemed
         to be made or undertaken by such persons jointly and severally

(3)      Words importing one gender include all other genders and words
         importing the singular include the plural and vice versa

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(4)      References to "the last year of the Term" include the last year of the
         Term if the Term shall determine otherwise than by effluxion of time
         and references to "the expiration of the Term" include such other
         determination of the Term

(5)      References to any right of the Landlord to have access to the Demised
         Premises shall be construed as extending to any superior landlord under
         a Superior Lease which includes the Demised Premises and to all persons
         authorised in writing by the Landlord (including agents professional
         advisers contractors workmen and others) which authority shall be
         produced to the Tenant before such access is made

(6)      Any covenant by the Tenant not to do an act or thing shall be deemed to
         include an obligation to use all reasonable endeavours not to permit or
         suffer such act or thing to be done

(7)      Any provisions in this Lease referring to the consent or approval of
         the Landlord shall be construed as also requiring the consent or
         approval of any superior landlord under a superior lease where such
         consent shall be required under any superior lease (which the Landlord
         shall use its reasonable endeavours to obtain at the cost of the
         Tenant) but nothing in this Lease shall be construed as implying that
         any obligation is imposed upon any such superior landlord not
         unreasonably to refuse any such consent or approval unless the superior
         lease so provides

(8)      Reference to "consent of the Landlord" or words to similar effect means
         a consent in writing signed by or on behalf of the Landlord and to "be
         approved"

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         and "authorised" or words to similar effect mean (as the case may be)
         approved or authorised in writing by or on behalf of the Landlord

(9)      Any references (including references in this Clause 2) to a specific
         statute include any statutory extension or modification amendment or
         re-enactment of such statute and any regulations or orders made under
         such statute and any general reference to "statute" or "statutes"
         includes any regulations or orders made under such statute or statutes

(10)     References in this Lease to any clause sub-clause or schedule without
         further designation shall be construed as a reference to the clause
         sub-clause or schedule to this Lease as numbered

(11)     The clause paragraph and schedule headings and the table of contents
         shall not be taken into account in the construction or interpretation
         of this Lease

(12)     Expressions defined or given meanings in the Particulars (Clause 1 of
         this Lease) shall have those meanings where used in the Lease

3.       DEMISE

In consideration of the rents and the covenants on the part of the Tenant the
Landlord DEMISES the Demised Premises to the Tenant TOGETHER WITH the rights
mentioned in Part II of the First Schedule SUBJECT TO all rights easements
privileges restrictions covenants and stipulations of whatever nature affecting
the Demised Premises but EXCEPTING AND RESERVING the rights mentioned in Part
III of the First Schedule TO HOLD to the Tenant for the Contractual Term
YIELDING AND PAYING to the Landlord therefor the following rents NAMELY:-

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(1) FIRSTLY from and including the Rent Commencement Date the Basic Rent by
equal quarterly instalments without any deduction or set off in advance on the
usual quarter days by Banker's Standing Order to such Bank as the Landlord shall
determine the first payment being a duly apportioned part of it calculated from
the Rent Commencement Date until the next quarter day thereafter to be paid on
the Rent Commencement Date

(2) SECONDLY by way of further rent all interest and other amounts payable to
the Landlord as referred to in clause 4(25) hereof

(3) THIRDLY any Value Added Tax which is or may be chargeable in respect of the
rents reserved by this lease provided that the Landlord shall provide to the
Tenant a valid VAT invoice in relation thereto

4.       TENANT'S COVENANTS

The Tenant COVENANTS with the Landlord as follows:-

TO PAY RENT

(1) to pay the said rents as aforesaid, whether formally demanded or not,
without any deduction or set-off whatsoever

TO PAY OUTGOINGS

(2) from time to time and at all times during the Term to pay within 7 days of
demand all rates taxes charges duties assessments and outgoings of whatsoever
nature (including those of a capital or non-recurring nature) which are now or
which may at any time during (or in respect of any part of) the Term be levied
assessed imposed or payable in respect of the Demised Premises or the occupation
or ownership thereof

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(except such as are payable on a disposal of the Landlord's reversion hereto and
income or corporation tax charged on the Landlord)

TO PAY SUPPLIERS

 (3)     to pay the suppliers and to indemnify the Landlord within 7 days of
         demand against all charges for gas electricity and other services
         consumed or used at or in relation to the Demised Premises (including
         standing charges and meter rents)

TO PAY VAT

(4)      where by virtue of any of the provisions of this Lease the Tenant is
         required to pay repay or reimburse to the Landlord or any person or
         persons any rent premium cost fee charge insurance premium expense or
         other sum or amount whatsoever in respect of the supply of any goods
         and/or services by the Landlord or any other person or persons the
         Tenant shall also bc required in addition to pay within 7 days of
         demand or (as the case may be) keep the Landlord indemnified against:-

         (i)      the amount of any Value Added Tax which may be chargeable in
                  respect of such supply (whether by reason of statute or the
                  election or decision of the Landlord or otherwise) and/or

         (ii)     a sum or sums equal to the amount of Value Added Tax charged
                  (for whatsoever reason and whether directly or indirectly) to
                  the Landlord or such other person or persons in connection
                  with such supply

TO PAY INTEREST

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(5)      if the Basic Rent is not paid in full on the due dates for payment
         thereof or if any other sum (including the Insurance Rent) is not paid
         in full on the due date for payment the Tenant shall pay interest at
         the Prescribed Rate which shall accrue from day to day with three
         monthly rests on the Rent days from the due date for payment until
         actual payment in full

TO EXECUTE WORKS AND COMPLY WITH STATUTES

(6)(a)   to execute at the Tenant's own expense all works required in pursuance
         of any Act of Parliament or required by any local public or other
         competent authority or court of competent jurisdiction to be done in or
         in respect of the Demised Premises whether by the Tenant or the
         Landlord or by any other person (however described) but only insofar as
         any such works relate to the Tenant's use and occupation of the Demised
         Premises

(b)      if the Tenant fails to commence with any work required as aforesaid
         within the time stipulated by the Act of Parliament or authority in
         question then the Landlord may enter the Demised Premises with workmen
         and others and carry out such works and all its expenses incurred in so
         doing (plus a reasonable fee for supervising the same) shall on
         completion of the works be due as a debt payable on demand by the
         Tenant to the Landlord

(c)      to comply in all respects with the provisions of any statutes and any
         other obligations imposed by law applicable to the Tenant's use and
         occupation of the Demised Premises including but not limited to the
         Office Shops and Railways

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         Premises Act 1963 the Fire Precautions Act 1971 and the Health and
         Safety at Work etc Act 1974

(d)      to keep at the Tenant's expense the Demised Premises supplied and
         equipped with adequate fire fighting apparatus and appliances and to
         maintain such apparatus and appliances in good working order and not to
         obstruct the access to or means of working of such apparatus and
         appliances

(e)      to indemnify the Landlord against all loss damage claims costs and
         demands resulting from any such requirement as aforesaid or the
         Tenant's failure to comply with the same

TO REPAIR ETC

(7)(a)   to keep the Demised Premises and each and every part thereof in good
         and substantial repair and condition fair wear and tear excepted
         (excepting damage caused by any of the Insured Risks (but the Tenant
         shall pay to the Landlord within 7 working days of written demand any
         excess on the Landlord's policy thereof) unless the insurance is
         vitiated or payment of insurance monies refused in whole or part as the
         result of some act or default by the Tenant or any permitted
         undertenant or their respective servants agents or licensees) provided
         that the Tenant's liability is limited to the extent that the Landlord
         does not effect any recovery under clause 5(4) hereof

(b)      to decorate the Demised Premises in a good and workmanlike manner and
         with appropriate materials of good quality (in colours approved by the
         Landlord) in the last year of the Term however determined

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(c)      to keep the Demised Premises clean and tidy and to clean the interior
         surfaces of all glass within windows or doors of the Demised Premises
         at least once in every quarter

(d)      to permit the Landlord and its agents with or without workmen and
         others at reasonable times and upon reasonable notice, except in the
         case of emergency, to enter the Demised Premises and to inspect its
         condition and state of repair or to inspect for any other purpose and
         to take inventories of any fixtures plant and machinery therein to be
         yielded upon the termination of the term

(e)      within two months after the service of a schedule of dilapidations to
         carry out and complete all works thereby required which are the
         Tenant's responsibility under the provisions of this Lease

(f)      if the Tenant shall not within two months after the service of a
         schedule of dilapidations have begun or be proceeding expeditiously to
         comply with the same the Landlord may (without prejudice to its right
         of re-entry) enter the Demised Premises with workmen and others and
         carry out such works as may be necessary to comply with the schedule
         and the cost thereof (including all professional fees and a reasonable
         fee for the Landlord for supervising the works) shall on completion of
         the works be due as a debt payable on demand by the Tenant to the
         Landlord

(g)      at the expiration of the Term to yield up the Demised Premises
         (Tenant's or trade fixtures only excepted) to the Landlord repaired
         cleaned and decorated as aforesaid with all Tenant's fixtures and
         fittings having been removed and all

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         damage occasioned by such removal made good to the reasonable
         satisfaction of the Landlord's Surveyor and to pay such Surveyor's fees
         in relation thereto

ALTERATIONS

(8)(a)   not to cut maim or remove any wall timber beam column stanchion ceiling
         floor or foundation or wall beam floor slab column or foundation or any
         other structural or load bearing part of the Demised Premises (save for
         the purpose of making good any defect therein) or make any external
         alteration or addition to the Demised Premises

(b)      not to alter or remove any of the items specified in sub-clause 4(7)(d)
         hereof (save for the purpose of making good any defect therein)

(c)      not without the previous consent in writing of the Landlord (such
         consent not to be unreasonably withheld or delayed) to make any
         alterations to the Demised Premises provided that the Tenant may
         install alter or remove internal demountable partitioning which does
         not affect the structure of the Building or affect the air conditioning
         fire protection or other building systems without consent of the
         Landlord provided that the Tenant supplies 2 copies of as built
         drawings to the Landlord forthwith upon completion of any such works

(d)      if so required in writing by the Landlord not less than three calendar
         months prior to the end or sooner determination of this Lease at the
         cost of the Tenant to reinstate and make good the Demised Premises as
         if any alterations made by the Tenant (whether or not requiring consent
         of the Landlord) had not been made such reinstatement and making good
         to be to the reasonable satisfaction of the

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         Landlord's Surveyor and to pay such Surveyor's proper and reasonable
         fees in relation thereto

(e)      upon each application for such consent to supply the Landlord (at the
         expense of the Tenant) with four sets of drawings and specifications of
         each proposed alteration or installation for approval by it (such
         approval not to be unreasonably withheld or delayed)

(f)      not to carry out any works to which the Landlord has consented save in
         accordance with drawings and specifications approved as aforesaid

(g)      on completion of the installation of anything which shall become part
         of the Demised Premises within 21 days to give to the Landlord written
         notice of the same stating the full cost of reinstatement thereof

PLANNING

(9)(a)   not to commit any breach of the Planning Acts

(b)      not without the consent in writing of the Landlord (such consent not to
         be unreasonably withheld or delayed) to apply for planning permission
         to carry out any development in or upon the Demised Premises and in any
         event at the expense of the Tenant to supply the Landlord with a copy
         of any application for planning permission together with such plans and
         other documents as the Landlord may reasonably require and a copy of
         any planning permission granted to the Tenant

(c)      notwithstanding any consent which may be granted by the Landlord
         hereunder the Tenant will not carry out any alteration to the Demised
         Premises nor make

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        any change of use thereof (being an alteration or addition or change of
        use which is prohibited by or for which the Landlord's consent is
        required to be obtained hereunder and for which a planning permission
        needs to be obtained) before any requisite planning permission therefor
        has been produced to the Landlord and acknowledged by the Landlord in
        writing as satisfactory to the Landlord (such acknowledgement not to be
        unreasonably withheld or delayed) but so that the Landlord may only
        refuse so to express its satisfaction with any such planning permission
        on the ground that the period thereof or anything contained therein or
        omitted therefrom would in the reasonable opinion of the Landlord or
        might be or become prejudicial to the interest of the Landlord in the
        Demised Premises whether during the Term or thereafter

(d)     to pay and satisfy any charge that may be imposed upon any breach by
        the Tenant of planning control or otherwise under the Planning Acts

(e)     unless the Landlord shall otherwise direct to carry out before the
        expiry or sooner determination of this Lease any works required to be
        carried out to or in the Demised Premises as a condition of any
        planning permission which may have been granted during the Term on the
        application of the Tenant irrespective of the date before which such
        other works were thereby required to be carried out

(f)     expressions used in this sub-clause shall be construed in accordance
        with the Planning Acts

COMPLIANCE WITH NOTICES

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(10)     at the expense of the Tenant:-

(a)      upon receipt by the Tenant of any notice order requisition direction or
         other thing affecting or likely to affect the Demised Premises
         forthwith to supply a copy thereof to the Landlord

(b)      to take at the cost of the Tenant such steps (whether by legal
         proceedings or otherwise) as the Landlord may reasonably require in
         response to any such notice order requisition direction or other thing
         as aforesaid provided that the Landlord may only request compliance by
         the Tenant with any such notice order requisition direction or other
         thing insofar as it relates to the Tenant's use and occupation of the
         Demised Premises

PERMITTED USE ETC

(11)(a)  not to use the Demised Premises or suffer it to be used for any
         purpose other than the Permitted Use

(b)      not to hold or permit to be held any sale by auction public exhibition
         political meeting show or spectacle in the Demised Premises

(c)      not to use or permit or suffer to be used the Demised Premises

         (i)      for any illegal or immoral purpose

         (ii)     for any noisy noxious offensive or dangerous trade art
                  manufacture business or occupation or for the sale of second
                  hand goods or for gambling

         (iii)    in such a way as causes nuisance disturbance inconvenience or
                  annoyance to the owners or occupiers of any neighbouring
                  property

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(d)      not to bring to or keep in the Demised Premises any vibrating machinery
         or any inflammable substance

(e)      not without the previous consent in writing of the Landlord to affix or
         install or permit or suffer to be affixed or installed any machinery in
         the Demised Premises other than machinery and equipment required in
         relation to the Permitted Use

(f)      not to overload the Demised Premises or any part of it

(g)      not to permit or suffer any person to sleep or reside in the Demised
         Premises

ENCROACHMENT

(12)(a)  not to stop up darken or obstruct any window or other aperture in the
         Demised Premises or any adjoining premises belonging to the Landlord

(b)      not to permit or suffer any easement to be acquired or encroachment
         made against or upon the Demised Premises and promptly to give notice
         to the Landlord of any attempt to acquire or make the same and at the
         cost of the Landlord to take such steps (whether by legal proceedings
         or otherwise) as are necessary to prevent the same from being acquired
         or made

SIGNS

(13)     not without obtaining the prior written consent of the Landlord (such
         consent not to be unreasonably withheld or delayed) to affix to or
         display on or to permit to be affixed to or displayed on the Demised
         premises any sign hoarding poster placard blind or advertisement
         whatsoever which shall be visible from the outside of the Demised
         Premises except such means of identification and other

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         notices as shall be reasonably necessary in connection with the use and
         occupation of the Demised Premises

ALIENATION

(14)(a)  not to assign or transfer part only of the Demised Premises and not to
         charge the whole or any part of the Demised Premises

(b)      not to share or part with possession of the whole or any part of the
         Demised Premises (except as expressly permitted by this Lease and by
         clause 27.18 of the fourth Schedule of the Superior Lease)

(c)      not to assign the whole of the Demised Premises other than in
         accordance with the following terms and conditions precedent

         (i)      On and before completion of an assignment there is delivered
                  to the Landlord a Deed:-

         (a)      executed by the intended assignee containing covenants
                  (jointly and severally if more than one) with the Landlord to
                  pay the rents and to perform and observe the Tenant's
                  covenants herein contained during the period expiring on
                  completion of an assignment by such intended assignee of this
                  Lease which is not an excluded assignment for the purposes of
                  Section 11 of LTCA 1995;

         (b)      containing an Authorised Guarantee Agreement by the intended
                  assignor (jointly and severally if more than one) with the
                  Landlord in the form contained in Clause 7 hereto mutatis
                  mutandis with "the Assignor" substituted for "Guarantor" and
                  the name of the intended assignee substituted for "Tenant"

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         (ii)     if the Landlord reasonably requires the intended assignee
                  shall provide a guarantor or guarantors reasonably acceptable
                  to the Landlord who shall covenant (jointly and severally if
                  more than one) with the Landlord in the terms contained in
                  Clause 7 hereof mutatis mutandis with the name of the intended
                  assignee substituted for "Tenant"

(d)      The Tenant may not assign the whole of the Demised Premises:-

         (i)     except to an assignee whose character status covenant and
                 financial standing would be regarded by a prudent Landlord as
                 acceptable

         (ii)    without the prior satisfaction of each of the conditions
                 precedent detailed in sub-clause (c) above and without the
                 prior written consent of the Landlord which consent shall not
                 (subject to the prior satisfaction of each of the conditions
                 precedent specified in sub-clause (c) above) otherwise be
                 unreasonably withheld or delayed

(e)      not to underlet the whole or part only of the Demised Premises PROVIDED
         THAT so long as each of the conditions precedent set out in this
         sub-clause are first satisfied the Tenant may underlet the whole of the
         Demised Premises

The conditions precedent are:-

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         (i)    no such underletting shall be for a term of years which extends
                beyond the Contractual Term (less seven days)

         (ii)   any such underletting shall be excluded from the provisions of
                Sections 24 to 28 of the 1954 Act by an Order of the relevant
                court being obtained pursuant to Section 38(4) of the 1954
                Act and any underlease shall contain an agreement to exclude
                those sections

         (iii)  the initial rent under any such underletting shall be the full
                open market rental value of the premises then underlet then
                obtainable without taking a fine or premium

         (iv)   the provisions of every underlease must fully reflect the
                provisions requirements exceptions and reservations
                stipulations covenants on the part of the Tenant and
                declarations of this Lease (apart from the duration of the
                sub-term to be granted and the actual amount of the rent to be
                reserved) and every underlease must otherwise be granted on
                open market rack rent terms at the full open market rent
                reasonably obtainable without any fine or premium and must
                include provisions for the recovery by the Tenant of the
                whole or proper proportion of any service charges from the
                undertenant payable by the Tenant under this Lease and the
                Tenant must agree with the Landlord to enforce every such
                provision and term

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(f)      provided that each of the conditions precedent are first satisfied the
         Tenant may grant the relevant underlease with the prior written consent
         of the Landlord (which consent shall not be unreasonably withheld or
         delayed)

(g)      not to underlet the whole or any part of the Demised Premises unless
         the undertenant has first entered into direct covenants with the
         Landlord to perform and observe throughout the term of the underletting
         the provisions required by sub-clauses 4(14)(h)(i) to (v) be contained
         in the underlease

(h)      any underlease shall include provisions (in a form first approved by
         the Landlord such approval not to be unreasonably withheld or
         delayed):-

         (i)     prohibiting the undertenant from doing or allowing on or in
                 relation to the underlet premises any act or thing inconsistent
                 with or in breach of the terms of this Lease

         (ii)    prohibiting the undertenant from sub-underletting or charging
                 the whole or any part of the underlet premises or (save
                 pursuant to an assignment of the whole of the underlet
                 premises) from holding on trust for another or parting with
                 the possession of the whole or any part of the underlet
                 premises or permitting another to occupy the whole or any
                 part thereof

         (iii)   prohibiting the undertenant from assigning any part (as
                 opposed to the whole) of the underlet premises

         (iv)    prohibiting the undertenant from assigning the whole of the
                 underlet premises without the prior written consent of the

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                 Landlord under this Lease (such consent not to be unreasonably
                 withheld)

         (v)     imposing on the undertenant in relation to any permitted
                 assignment transfer or other transmission or devolution
                 affecting the undertenant's interest in the underlet premises
                 the same obligations as are imposed on the Tenant by this
                 Sub-Clause 4(14)(h)

(i)      in relation to every permitted underletting:-

         (i)     to use reasonable endeavors including the expenditure of money
                 to enforce the performance and observance by the undertenant
                 of the terms of the underlease

         (ii)    not at any time expressly to waive any breach of the covenants
                 or conditions on the part of the undertenant or of any
                 assignee of the underlease

         (iii)   not without the prior consent of the Landlord (such consent not
                 to be unreasonably withheld or delayed) to vary the terms of
                 the underlease

(j)      within one month after any assignment underletting devolution or
disposition of the Demised Premises to give notice thereof to the Landlord and
at the Tenant's expense to supply the Landlord with a copy (certified by a
solicitor to be true) of the instrument which effects or evidences the same and
to pay to the Landlord any reasonable fee (plus VAT) for registering the same

                                       22

<PAGE>   23

COSTS

(15)     to pay within seven days of written demand therefor all reasonable and
         proper costs and expenses properly incurred by the Landlord (including
         but not limited to the fees and disbursements to the Landlord's
         Surveyor or managing agent, whether employed by a company associated
         with the Landlord or not) and the Landlord's solicitors in connection
         with:-

         (i)     any application or request or proposed application or request
                 by the Tenant in connection with the Demised Premises or any of
                 the provisions hereof and whether or not the same shall be
                 proceeded with by the Tenant or shall be granted or reasonably
                 and lawfully refused or granted subject to reasonable
                 conditions
         (ii)    any breach of any of the covenants on the part of the Tenant
                 hereunder and any steps taken in reasonable contemplation of or
                 in connection with the preparation and service of a notice
                 under Section 146 or 147 of the Law of Property Act 1925 or
                 any other Act requiring the Tenant to remedy a breach of any
                 of the covenants herein contained (even if forfeiture is
                 avoided otherwise than by relief granted by the Court)

         (iii)   the preparation and service of a schedule of dilapidations
                 during or within 3 months after the expiry or determination
                 of the Contractual Term but relating to the Contractual Term

         (iv)    the recovery of arrears of rent or any other sums payable
                 hereunder and any proceedings in connection therewith

                                       23

<PAGE>   24

INDEMNITY
(16)     to indemnify the Landlord against all loss damage claims proceedings
         and demands arising out of:-

         (i)     (save for use in accordance with the Permitted Use) the use or
                 misuse by the Tenant or their respective servants or agents of
                 the Demised Premises or any part thereof

         (ii)    any liability imposed on the Landlord at common law or by Act
                 of Parliament in relation to the condition or state of repair
                 of the Demised Premises and will display in such position as
                 may be reasonably designated by the Landlord such notice as
                 the Landlord may reasonably require disclaiming liability as
                 aforesaid

         (iii)   any sum payable in respect of any excess in relation to any
                 claim on any insurance policy affecting or in relation to the
                 Demised Premises

         (iv)    any breach of covenant on the part of the Tenant contained in
                 this Lease

         (v)     anything now or during the Term installed by the Tenant
                 attached to or projecting from the Demised Premises

         (vi)    any act neglect or default by the Tenant any subtenant or their
                 respective servants agents licensees or persons on the Demised
                 Premises with the actual or implied authority of any of them

PERMIT ENTRY

                                       24

<PAGE>   25

(17)     to permit the Landlord and all persons authorized by it to enter the
         Demised Premises with or without workmen and others for any or all of
         the following purposes:-

         (a)     during the last six months of the Contractual Term (whether
                 determined by effluxion of time or by the exercise of any right
                 of determination contained in this Lease) and thereafter to
                 affix and maintain on a conspicuous pail of the Demised
                 Premises but not so as to materially interfere with the access
                 of light or air to the Demised Premises a signboard of a
                 reasonable size advertising the same for reletting and to
                 permit the Landlord and all persons authorized by it at all
                 reasonable times during normal business hours and by
                 appointment to enter and view with prospective new tenants the
                 Demised Premises

         (b)     at any time during the Term to affix and maintain on a
                 conspicuous part of the Demised Premises a signboard of a
                 reasonable size for the disposition of its interest in the
                 Demised Premises or part thereof and to permit the Landlord
                 and all persons authorized by it at all reasonable times
                 during normal business hours and by appointment to enter and
                 view the Demised Premises without interruption

         (c)     to repair renew inspect or connect any pipe wire drain conduits
                 or other conducting media within the Demised Premises

         (d)     to carry out any works (whether or repair or otherwise) for
                 which the Landlord or the Tenant is liable under this Lease

                                       25

<PAGE>   26

         (e)     to carry out any works (whether of repair or otherwise) to the
                 Demised Premises or to any neighboring or property adjoining
                 the Demised Premises or to any party structure sewer or drain

         (f)     for any purpose mentioned in the Superior Lease

                 PROVIDED THAT the Landlord shall make good any damage forthwith
                 which may be caused in exercising the right of entry contained
                 in this clause 4(17)

TO GIVE NOTICE OF DEFECTS

(18)     to give notice to the Landlord of any defect in the Demised Premises
         which might give rise to an obligation on the Landlord to do or
         refrain from doing any act or thing in order to comply with the
         provisions of this Lease or the duty of care imposed on the landlord
         pursuant to the Defective Premises Act 1972 or otherwise and at all
         times to display and maintain all notices which the Landlord may from
         time to time reasonably require to be displayed at the Demised
         Premises

RATING VALUATION

 (19)    to co-operate with the Landlord and at the Landlord's cost in seeking
         to procure that any rateable value assessed for the Demised Promises
         is as low as possible

NOT TO OBSTRUCT

 (20)    not to obstruct (or park any vehicles upon) any roadways or footpaths
         or car park spaces at or near the Demised Premises

NOT TO EFFECT INSURANCE - NOTICE OF DESTRUCTION OR DAMAGE

                                       26

<PAGE>   27

(21)     not to effect any insurance on or in respect of the Demised Premises
         or any part thereof (save in respect of glass and public and
         employer's liability) and in the event of the Demised Premises or any
         part thereof being destroyed or damaged the Tenant will give to the
         Landlord immediate notice in writing of such damage or destruction

NOT TO AVOID INSURANCE

(22)     (a)     not to do on the Demised Premises or any neighboring premises
                 any act or thing which makes void or voidable or renders any
                 increased or extra premium payable in respect of any policy of
                 such insurance effected by the Landlord hereunder and to
                 reimburse to the Landlord forthwith on demand all increased or
                 extra premiums which may be payable in respect of the Demised
                 Premises or any neighboring premises by reason of any such act
                 or thing and in addition and without prejudice to the rights
                 and remedies of the Landlord forthwith on written demand from
                 the Landlord or its insurers cease from doing that act or thing
                 which has caused any policy of such insurance to be void or
                 voidable

         (b)     to comply at its own expense with all such requirements in
                 respect of the Demised Premises as may from time to time be
                 made by the insurers as a condition of the continuation or
                 renewal of any relevant insurance effected by the Landlord
                 hereunder

FISCAL IMPOSITION

 (23)    not by the carrying out of any works on the Demised Premises or any
         part thereof or by any change in the use made of the Demised Premises
         or any part

                                       27

<PAGE>   28

         thereof do anything whereby the Landlord may be required to pay any tax
         or other fiscal imposition at any time during or after the Term

NO NOXIOUS DISCHARGES

(24)(a)  not to discharge into any sewers or drains on or serving the Demised
         Premises any oil grease or other deleterious or obstructive matter or
         substance which may be or become a source of damage to the said drains
         or sewers and in the event of any obstruction or injury forthwith to
         remedy the same and make good all damage to the entire satisfaction of
         the Landlord

(b)      not to keep or permit to suffer to be kept on the Demised Premises any
         substance of a dangerous corrosive combustible explosive radio-active
         volatile unstable or offensive nature or which might in any way injure
         the Demised Premises or the sewers and drains serving the same or the
         keeping or use of which may contravene any statute order regulation or
         bye-law

ITEMS OF COMMON USE AND BENEFIT

(25)(1)  The Tenant shall pay in respect of service charge for the Property to
         the Landlord pursuant to the provisions of paragraph 36 of the Fourth
         Schedule to the Superior Lease save insofar as the payments relate in
         any way whatsoever to any works to the roof of the Building by equal
         quarterly payments in advance on the usual quarter days (the first
         proportionate payment being in respect of the period from the Rent
         Commencement Date to the quarter day next following the Rent
         Commencement Date such payment to be made on the Rent

                                       28

<PAGE>   29

        Commencement Date) a sum to equate to (pound) 29,662 per annum ("the
        initial contribution")

   (2)  After the expenditure for each relevant year shall have been
        ascertained and certified by the Landlord's surveyor or agent the
        Tenant shall pay to the Landlord within fourteen days of demand or the
        Landlord shall allow the Tenant (as the case may require) the
        difference between the initial contribution paid by the Tenant for the
        relevant year and a percentage of the actual amount of the service
        charge payable in respect of the Building such percentage being 13.65%
        for that relevant year

   (3)  Every certificate of the Landlord's surveyor or agent as to the
        expenditure or any sum payable by the Tenant hereunder shall be in
        writing and save in the case of manifest error be final and binding on
        the Landlord and Tenant. The Landlord shall if so required by the
        Tenant and within one month of the date on which the certificate is
        given make available for inspection by the Tenant at the offices of the
        Landlord or its surveyor or during business hours copies of all
        available vouchers receipts invoices or other documentary evidence
        sufficient to enable the Tenant to verify the accuracy of the
        certificate

  (4)   The expenditure shall be ascertained and certified by the Landlord's
        surveyor for each successive period of 12 months expiring on such date
        as the Landlord may from time to time select and as notified to the
        Tenant

EXCLUSION OF SECURITY OF TENURE

                                       29

<PAGE>   30

(26)     having been authorized to do so by an order of the Reading County Court
         dated September 15th, 1999 the Landlord and the Tenant agree to
         exclude the provisions of Section 24 to 28 of the Landlord and tenant
         Act 1954 in relation to the tenancy created by this lease

         OPTION TO DETERMINE

(27)     The Tenant may determine this lease at the end of the third year of the
         Term by giving to the Landlord not less than six months previous
         notice in writing to that effect provided that the Tenant shall have
         paid all the rents to be paid up to the date of such determination and
         shall on such determination give vacant possession of the whole of the
         Demised Premises to the Landlord then and in such event this lease and
         everything contained shall cease and be void but without prejudice to
         any right of action or remedy of either party in respect of any
         antecedent breach or non performance of any of the covenants on the
         part of the other hereinbefore contained

         SUPERIOR LEASE

(28)     to observe and perform the covenants and Regulations on the part of the
         lessee contained in the Superior Lease except for the covenant for
         payment of rent and service charge in so far as the same relate to or
         affect the Demised Premises (except for the covenant for the payment
         of the rent(s) reserved thereby) and not to do or omit to be done any
         act or thing in relation to the Demised Premises which would or might
         cause the Landlord to be in breach of the covenants on the part of the
         lessee or the conditions or other things contained in the Superior

                                       30

<PAGE>   31

         Lease save insofar as the covenants and regulations contained in the
         Superior Lease conflict with the covenants and regulations contained
         in this Lease whereupon the covenants and regulations contained in
         this Lease shall prevail

(29)     to inform the Landlord forthwith of any intention to leave the Demised
         Premises vacant for a period of fourteen days or more

(30)     to advise the Landlord and thereafter keep the same fully informed as
         to the progress of any dispute or potential dispute between the Tenant
         and any superior landlord and to give details of the nature of the
         dispute together with all other relevant facts and information

5.       LANDLORDS COVENANTS

The Landlord COVENANTS with the Tenant as follows:-

TO INSURE

(1)(a)   to use its best endeavors to keep or to procure the keeping of the
         Building (but not Tenant's fixtures) insured against loss or damage by
         the Insured Risks subject to such limitations conditions and
         exclusions as the insurers may impose in an amount sufficient to cover
         the cost of rebuilding or fully reinstating the same (including the
         cost of all professional fees debris removal demolition and site
         clearance costs and the cost of any works which may be required by or
         by virtue of any Act of Parliament and all VAT in connection
         therewith)

   (b)   upon request by the Tenant to produce at the Tenant's expense (but not
         more often than once in any year) sufficient details of any policy of
         insurance effected

                                       31

<PAGE>   32

         by the Landlord pursuant to sub-clause 5(l)(a) above or the Superior
         Landlord under the Superior Lease

   (c)   in the event of the Building being destroyed or damaged by any of the
         Insured Risks and the policy of insurance not being vitiated by some
         act or default of the Tenant any permitted undertenant or any one at
         the Demised Premises under the control of the Tenant or any permitted
         undertenant or their respective servants agents licensees and invitees
         to procure that all insurance monies received by the Superior Landlord
         (other than in respect of loss of rent) are paid out with all
         reasonable speed in rebuilding and reinstating the Building or such
         part of it as shall have been so destroyed or damaged

   (d)   If at the expiration of the period for which the Landlord has insured
         loss of rent from the Demised Premises (or such longer period as shall
         be agreed in writing between the Landlord and the Tenant before the
         expiry of such period) calculated from the date upon which the Demised
         Premises shall have been destroyed or so damaged by any of the Insured
         Risks as to render them unfit for occupation and use and:

   (a)   the insurance of the Demised Premises effected pursuant to the covenant
         by the Landlord in that behalf contained in this Lease has not been
         vitiated or prejudiced by or payment of the policy moneys refused in
         whole or in part as a consequence of any act or default of the Tenant
         or any undertenant or their respective servants agents or visitors and

                                       32

<PAGE>   33
(b)      the Landlord shall have been unable to obtain all necessary consents
         and approvals for the rebuilding replacement and/or reinstatement of
         the Demised Premises

then and in such case (unless otherwise agreed in writing between the Landlord
and the Tenant prior to the expiration of such period as aforesaid) this Lease
shall absolutely determine provided always that such determination will take
place without prejudice to any and all rights then subsisting between the
parties to this Lease

QUIET ENJOYMENT

(2)      That on condition that the Tenant pays the rent and performs and
         observes all its covenants and obligations under this Lease and all
         its conditions it shall have quiet enjoyment of the Demised Premises
         without interruption by the Landlord or any person claiming under or
         in trust for it

SUPERIOR LEASE

(3)      To pay the rents and service charge reserved by the Superior Lease and
         observe and perform the covenants on the part of the lessee and
         conditions and other things contained therein insofar as the same are
         not the responsibility of the Tenant hereunder and to use all
         reasonable endeavors at the request and cost of the Tenant to procure
         the performance by the superior landlord of the covenants on its part
         contained in the Superior Lease

WARRANTIES

                                       33
<PAGE>   34

(4)a)    The Landlord will use all reasonable endeavors to enforce the rights it
         has pursuant to the warranties details of which are contained in the
         Third Schedule ("The Warranties") insofar as there is any defect in the
         Demised Premises which is due to any breach of the obligations owed to
         the Landlord pursuant to the Warranties

(4)b)    The Tenant shall notify the Landlord in writing of any such defect as
         described above and the Landlord shall forthwith use its reasonable
         endeavours to enforce the rights it has pursuant to the Warranties and
         shall supply to the Tenant copies of all correspondence relating
         thereto and shall keep the Tenant fully informed of the progress of any
         claims

5.5      COMPETITION

(i)      The Landlord shall not grant a lease of any part or of the whole of the
         Building to any party whom the parties hereto agree to be a competitor
         of the Tenant. The Landlord shall notify the Tenant in writing before
         granting any such lease with full details of the intended new tenant
         ("the New Tenant") whereupon the Tenant (acting reasonably) shall
         within 5 working days of receipt of such notice inform the Landlord of
         whether or not it considers the New Tenant to be a competitor of the
         Tenant

(ii)     If there is any dispute as to whether the New Tenant is a
         competitor of the Tenant the matter shall be referred to a chartered
         accountant qualified for at least ten years and experienced in the
         provision of warehouse management software

                                       34
<PAGE>   35

         solutions such accountant to be appointed by agreement of the parties
         hereto and in the event that the parties are unable to agree such
         appointment shall be made by the President (or other acting chief
         officer) for the time being of the Institute and Chartered Accountants
         of England and Wales whose decision to be made within ten working days
         of referral shall be final and binding on the parties

6.       PROVISOS

PROVIDED ALWAYS and it is hereby agreed as follows:-

RE-ENTRY

(1)      If:

(a)      the Basic Rent and/or the Insurance Rent or any other sums due to the
         Landlord shall be in arrears for twenty one days next after becoming
         payable (whether formally demanded or not) or

(b)      there shall be any breach non-performance or non-observance of any of
         the Tenant's covenants herein or

(c)      (i)      a bankruptcy order is made in respect of the Tenant; or

         (ii)     any application is made in respect of the Tenant for an
                  interim order under Section 253 Insolvency Act 1986; or

         (iii)    a person is appointed by the Court to prepare a report in
                  respect of the Tenant under Section 273 Insolvency Act 1986;
                  or

         (iv)     an interim receiver is appointed of the property of the Tenant
                  under Section 286 Insolvency Act 1986; or

(d)      (where the Tenant is a company):-

                                       35
<PAGE>   36

         (i)      an order is made or a resolution passed for the winding up of
                  the Tenant otherwise than for the purposes of amalgamation or
                  reconstruction of a solvent company not involving a
                  realisation of assets; or

         (ii)     a provisional liquidator is appointed in respect of the Tenant
                  otherwise than for the purposes of amalgamation or
                  reconstruction of a solvent company not involving a
                  realisation of assets; or

         (iii)    a petition is presented or a meeting convened for the purposes
                  of winding up the Tenant otherwise than for the purposes
                  aforesaid; or

         (iv)     An administration order is made or a petition for such order
                  presented in respect of the Tenant; or

         (v)      a receiver (including an administrative receiver) is appointed
                  in respect of the Tenant or any of its assets; or

         (vi)     any voluntary arrangement is proposed pursuant to Part I of
                  the Insolvency Act 1986 in respect of the Tenant; or

(e)      the Tenant shall enter into any arrangement or composition for the
         benefit of the Tenant's creditors or shall suffer any distress or
         execution to be levied on the Tenant's goods

(f)      the Tenant shall take the benefit of any Act for the relief of debtors
         then it shall be lawful for the Landlord or its agents at any time
         thereafter and notwithstanding the waiver or implied waiver of any
         previous right of re-entry under this Lease to re-enter the Demised
         Premises or any part thereof in the name of the whole and thereupon the
         Term shall absolutely determine but

                                       36
<PAGE>   37

         without prejudice to any right of action of the Landlord in respect of
         any antecedent breach by the Tenant of any of the obligations herein

SUSPENSION OF BASIC RENT

(2)      If the Building is destroyed or damaged by any of the Insured Risks so
         as to render the Demised Premises wholly or partly unfit for use and
         occupation and if none of the policies of insurance effected by the
         Superior Landlord are vitiated by some act or omission of the Tenant or
         any permitted undertenant or any one at the Demised Premises under the
         control of the Tenant or of any permitted undertenant or their
         respective servants agents licensees and invitees then the Basic Rent
         and service charge as referred to in clause 4(25) hereof or a fair
         proportion of it shall be suspended and cease to be payable from the
         date of the destruction or damage until the Demised Premises is again
         fit for use and occupation PROVIDED THAT if there is any dispute as to
         the fair and reasonable proportion of the Basic Rent and service charge
         as referred to above that is to be suspended pursuant to this clause
         the matter shall be determined by a single arbitrator to be appointed
         by the Landlord and the Tenant or (if they cannot agree on such
         appointment) by the President or the acting chief officer for the time
         being of the Royal Institution of Chartered Surveyors in accordance
         with the Arbitration Act 1996 or any statutory modification or
         re-enactment thereof

EXCLUSION OF USE WARRANTY

                                       37
<PAGE>   38

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

ENTIRE UNDERSTANDING

(4)      This Lease embodies the entire understanding of the parties relating to
         the Demised Premises and to all the matters dealt with by any of the
         provisions of this Lease

LICENCES ETC UNDER HAND

(5)      Whilst the Landlord is a limited company or other corporation all
         licences consents approvals and notices required to be given by the
         Landlord shall be sufficiently given if given under the hand of a
         director the secretary or other duly authorised officer of the Landlord

TENANT'S PROPERTY

(6)      If after the Tenant has vacated the Demised Premises at the end or
         sooner termination of the Term any property of the Tenant remains in
         or on the Demised Premises and the Tenant fails to remove it
         within 14 days after being requested in writing by the
         Landlord to do so:-

         (a) the Landlord may as the agent of the Tenant sell such
         property and the Tenant will indemnify the Landlord against
         any liability incurred by it to any third party whose property
         shall have been sold by the Landlord in the mistaken

                                       38
<PAGE>   39
         belief held in good faith (which shall be presumed unless the contrary
         be proved) that such property belonged to the Tenant

         (b) if the Landlord having made reasonable efforts is unable to locate
         the Tenant the Landlord shall be entitled to retain such proceeds of
         sale absolutely unless the Tenant shall claim them within 6 months of
         the date upon which the Tenant vacated the Demised Premises and

         (c) the Tenant shall indemnify the Landlord against any damage
         occasioned to the Demised Premises and any actions claims proceedings
         costs expenses and demands made against the Landlord caused by or
         related to the presence of the property in or on the Demised Premises

COVENANTS REAL AND PERSONAL

(7)      That the covenants herein contained are considered and intended to be
         not only personal covenants but also real covenants affecting and
         running with the Demised Premises and every part thereof

NOTICES

(8)      The provisions of Section 196 of the Law of Property Act 1925 as
         amended shall apply to all notices or schedules required or permitted
         to be served hereunder

AGREEMENT FOR LEASE

(9)      The parties hereby certify that there is no agreement for Lease (or
         tack) to which this Lease gives effect

COSTS

                                       39
<PAGE>   40

(10)     Each party shall pay its own costs in connection with the preparation
         and completion of this lease except for the costs of the Superior
         Landlord's Solicitors and Surveyors which shall be shared equally
         between the Landlord and the Tenant

JURISDICTION

(11)     The High Court of Justice in England shall have non-exclusive
         jurisdiction to entertain any action or proceedings whatsoever in
         respect of this lease or any provision thereof of any matter or thing
         arising under or by virtue or consequent upon this lease

(12)     SERVICE OF PROCESS

         a)       In connection with this lease the Guarantor shall at all times
                  maintain an agent for service of process and any other
                  documents in proceedings in England

         b)       Such agent shall be Simmons & Simmons of 21 Wilson Street
                  London EC2M 2TX and any writ judgment or other notice of legal
                  process shall be sufficiently served on the Guarantor if
                  delivered to such agent at its address for the time being

         c)       The Guarantor irrevocably undertakes not to revoke the
                  authority of the above agent and if for any reason the
                  Landlord requests the Guarantor to do so the Guarantor shall
                  promptly appoint another such agent with an address in England
                  and advise the Landlord

                                       40
<PAGE>   41

         d)       If following such a request the Guarantor fails to appoint
                  another agent then the Landlord shall be entitled to appoint
                  one on behalf of the Guarantor

7.       THE GUARANTOR COVENANTS with the Landlord as follows:-

         (1) that the Tenant until released under Section 5 of LTCA 1995 will
         punctually pay the rents and will observe and perform all the Tenant's
         covenants in this Lease and that the Tenant will during the subsistence
         of any Authorised Guarantee Agreement entered into by the Tenant
         observe and perform all covenants given by the Tenant therein and that
         in case of any default by the Tenant in the payment of the rents or the
         observance or performance of the Tenant's covenants the Guarantor will
         make good to the Landlord on demand without set-off or counterclaim all
         loss damage costs and expenses arising out of such default and suffered
         by the Landlord PROVIDED THAT:-

         (i) no neglect or forbearance of the Landlord in enforcing the payment
         of the rents or the observance or performance of the Tenant's covenants
         nor any refusal by the Landlord to accept rent tendered by or on behalf
         of the Tenant during the period in which the Landlord is entitled or
         would after service of a notice under Section 146 of the Law of
         Property Act 1925 be entitled to re-enter the Demised Premises and any
         time which may be given by the Landlord to the Tenant and any variation
         of this Lease shall discharge the Guarantor either in whole or in part
         or in any way affect his liability under this covenant

         (ii) in the event that the Tenant surrenders part of the Demised
         Premises the liability of the Guarantor shall continue in respect of
         the part of the Demised

                                       41
<PAGE>   42

         Premises not so surrendered after making any necessary apportionments
         under Section 140 of the Law of Property Act 1925

         (iii) the fact that the terms of this Lease may have been varied by
         agreement between the Landlord and the Tenant shall not discharge the
         Guarantor in whole or in part or in any way affect the Guarantor's
         liability under this covenant

         (iv) should the Tenant (here meaning Manhattan Associates Limited) or
         any assignee of that party cease to exist such event shall not
         discharge the Guarantor either in whole or in part or in any way affect
         his liability under this covenant

         (2) That if this Lease is disclaimed or forfeited and if the Landlord
         by notice in writing within three months of receiving notice of such
         disclaimer or forfeiture so requires the Guarantor will take from the
         Landlord a Lease of the Demised Premises for a term commensurate with
         the residue of the term granted by this Lease which would have remained
         had there been no disclaimer or forfeiture at the same rent and subject
         to the same covenants and conditions as are reserved by and contained
         in this Lease with the exception of this clause to take effect from the
         date of such disclaimer or forfeiture and in such case the Guarantor
         will pay the costs and stamp duties of such new Lease and execute and
         deliver to the Landlord a counterpart of it

         (3) That if the Landlord shall not require the Guarantor to take a
         Lease of the Demised Premises pursuant to sub-clause (2) above the
         Guarantor shall

                                       42
<PAGE>   43

         nevertheless upon demand pay to the Landlord a sum equal to the rent
         and other payments that would have been payable under this Lease but
         for the disclaimer or forfeiture until the expiration of three months
         from such event or until the Demised Premises shall have been relet by
         the Landlord whichever shall first occur

         (4) The Guarantor waives any rights the Guarantor may have of first
         requiring the Landlord to proceed against or claim payment from the
         Tenant and the Guarantor agrees to subordinate and does hereby
         subordinate any and all claims the Guarantor may have against the
         Tenant existing now or arising later (whether in respect of payment
         made under this covenant or otherwise) to any and all claims by the
         Landlord under this Lease

         (5) Any sums which may not otherwise be recoverable by the Landlord
         from the Tenant under this Lease by reason of any legal limitation
         immunity disability or incapacity or other circumstances relating to
         the Tenant (and whether or not known to the Landlord) shall
         nevertheless be recoverable from the Guarantor as principal debtor in
         respect thereof and this guarantee shall not be discharged nor the
         Guarantors liability under it be affected by the fact that any dealings
         with the Landlord by the Tenant may be outside or in excess of the
         powers of the Tenant

         (6) The Guarantor shall not be entitled to participate in any security
         held by the Landlord in respect of the Tenant's obligations to the
         Landlord under this Deed or to stand in the place of the Landlord in
         respect of any such security until

                                       43
<PAGE>   44

         all the obligations on the part of the Tenant or the Guarantor to the
         Landlord under the Lease shall have been performed or discharged

         (7) No assured security or payment which may be avoided under any
         enactment relating to insolvency or bankruptcy and no release
         settlement or discharge which may have been given or made on the faith
         of any such assurance security or payment shall prejudice or affect the
         right of the Landlord to recover from the Guarantor to the full extent
         of this guarantee

         (8) This guarantee shall enure to the benefit of the successors and
         assigns of the Landlord under this Lease and each of them

         (9) This guarantee shall not be determined or affected by the
         insolvency or liquidation of either of the Guarantor or the Tenant or
         by any change in the constitution structure or powers of either the
         Guarantor the Tenant or the Landlord

         (10) For the avoidance of doubt all references in this covenant to
         "this Lease" are references to this Lease and all deeds and documents
         additional or supplemental to it or to any of them

IN WITNESS whereof this document has been executed as a Deed by the parties
hereto and is intended to be and is hereby delivered on the date first before
written

                               THE FIRST SCHEDULE

                                     PART I

                              THE DEMISED PREMISES

                                       44

<PAGE>   45
ALL THAT first floor premises situate in the North Wing of the Building shown
for the purpose of identification only edged red on the Plan including;

1.       the decorative finishes on the inside of the exterior walls of the
         Building but not any of the other parts of the exterior walls; and

2.       the floor finishes with the lower limit of the Demised Premises
         including the finishes but not extending to anything below them; and

3.       the ceiling finishes with the upper limit of the Demised Premises
         including the finishes but not extending to anything above them; and

4.       the whole of any non-load bearing walls within the Demised Premises;
         and

5.       all replacement additions and improvements to the Demised Premises
         effected by the Tenant; and

6.       all ducts shafts system tanks radiators water gas electricity and
         telephone supply pipes wires and cables sewers and drains soil pipes
         waste water pipes soakaways meters and any other pipes wires and
         cables other than those belonging to the relevant supply authorities
         exclusively serving the Demised Premises

                                    PART II

                         RIGHTS INCLUDED IN THE DEMISE

1.       The right in common with the Landlord and all others authorised by it
         or entitled to the like right to the free passage and running of water
         soil gas electricity telephone and other services or supplies through
         and along the pipes wires drains conduits and other conducting media
         which now are or may within the Perpetuity Period be in the Building
         and the Estate

                                      45
<PAGE>   46

2.       The right of access to and egress from the Demised premises over along
         and upon the access ways staircases entrance halls and lifts serving
         the Demised Premises within the Building

3.       The right in common with the Landlord and the owners and occupiers of
         adjoining premises and all others having the like right and those now
         or hereafter authorised by the Landlord in case of fire or other
         emergency of access and egress to and from the Demised Premises over
         other parts of the Building and the Estate

4.       The right to park 35 motor vehicles in the car parking spaces shown
         coloured blue on the Plan marked "B" or in such alternative temporary
         spaces as may be reasonably agreed by the Landlord and the Tenant from
         time to time together also with the right to park 3 cars in the
         visitor car spaces shown coloured yellow on the Plan

5.       The rights granted to the lessee in the Superior Lease so far as they
         relate to and affect the Demised Premises

                                    PART III

                          EXCEPTIONS AND RESERVATIONS

1.       The right to have any adjoining land or buildings now or during the
         Perpetuity Period belonging to the Landlord supported and sheltered by
         the Demised Premises

                                      46
<PAGE>   47

2.       The right for the Landlord and all person authorised by it at all
         reasonable times and on reasonable notice in writing (except in
         emergency) to enter the Demised Premises with or without workmen and
         others for any or all of the following purposes:-

         (1)      repairing renewing inspecting or connecting any pipe wire
         drain conduits or other conducting media within the Demised Premises

         (2)      carrying out any works (whether or repair or otherwise) for
         which the Landlord or the Tenant is liable under this Lease

         (3)      carrying out any works (whether of repair or otherwise) to
         the Demised Premises or to any property adjoining the Demised Premises
         or to any party structure sewer drain or pavement light

         (4)      any other purpose mentioned in this lease and the Superior
         Lease

3.       The right to the free passage and running of water soil gas
         electricity telephone telecommunications and other services or
         supplies through and along the pipes wires drains conduits and other
         conducting media which now are or may within the Perpetuity Period be
         installed by the Landlord in the Demised Premises

4.       The right for the owners and occupiers of the Building and persons
         authorised by the Landlord in case of fire and other emergency of
         access and egress to and from the Building over the Demised Premises

5.       The exceptions and reservations contained in the Superior Lease so far
         as they relate to and affect the Demised Premises

                                      47
<PAGE>   48

PROVIDED ALWAYS that the Landlord will make good forthwith any damages caused
in the exercise of the rights contained in this Part III of the first Schedule

                              THE SECOND SCHEDULE

                                 SUPERIOR LEASE

A lease dated 18 January 1999 and made between Scottish Widows' Fund and Life
Assurance Society (1) Tektronix UK Limited (2) and Tektronix Inc (3)

                               THE THIRD SCHEDULE

                                   WARRANTIES

<TABLE>
<CAPTION>
Date                 Document                         Parties
----                 --------                         -------

<S>                  <C>                              <C>
04.02.1999           Sub-Contractors Warranty         (1) South Down Construction Limited
                                                      (2) Tektronix (UK) Limited
                                                      (3) Bryant Construction Southern
                                                      Limited
                                                      (4) Helical Bar Developments (South
                                                      East) Limited

04.02.1999           Sub-Contractors Warranty         (1) Schindler Limited
                                                      (2) Tektronix Limited
                                                      (3) Bryant Construction Southern
                                                      Limited
                                                      (4) Helical Bar Developments (South
                                                      East) Limited

04.02.1999           Sub-Contractors Warranty         (1) Roger Wilde Limited
                                                      (2) Tektronix (UK) Limited
                                                      (3) Bryant Construction Southern
                                                      Limited
                                                      (4) Helical Bar Developments (South
                                                      East) Limited

04.02.1999           Sub-Contractors Warranty         (1) Kvaerner Rashleigh Weatherfoil
                                                      Limited
                                                      (2) Tektronix (UK) Limited
                                                      (3) Bryant Construction Southern
                                                      Limited
                                                      (4) Helical Bar Developments (South
</TABLE>

                                       48

<PAGE>   49
<TABLE>
<S>                  <C>                              <C>

                                                      East) Limited

04.02.1999           Sub-Contractors Warranty         (1) James Gibbons Limited
                                                      (2) Tektronix (UK) Limited
                                                      (3) Bryant Construction Southern
                                                      Limited
                                                      (4) Helical Bar Developments (South
                                                      East) Limited

04.02.1999           Sub-Contractors Warranty         (1) Composite Structures Limited
                                                      (2) Tektronix (UK) Limited
                                                      (3) Bryant Construction Southern
                                                      Limited
                                                      (4) Helical Bar Developments (South
                                                      East) Limited

04.02.1999           Specialist Supply                (1) Bison Concrete Products Limited
                     Warranty                         (2) Tektronix (UK) Limited
                                                      (3) Bryant Construction Southern
                                                      Limited
                                                      (4) Helical Bar Developments (South
                                                      East) Limited

04.02.1999           Sub-Contractors Warranty         (1) Airteck Limited
                                                      (2) Tektronix (UK) Limited
                                                      (3) Bryant Construction Southern
                                                      Limited
                                                      (4) Helical Bar Developments (South
                                                      East) Limited

05.03.1999           Sub-Contractors Warranty         (1) Construction Elements and
                                                      Contracting (Trading as Pollards
                                                      Fyrespan)
                                                      (2) Tektronix (UK) Limited
                                                      (3) Bryant Construction Southern
                                                      Limited
                                                      (4) Helical Bar Developments (South
                                                      East) Limited

08.01.1999           Environmental                    (1) Mott Macdonald Limited
                     Consultants                      (2) Tektronix (UK) Limited
                     Warranty                         (3) Helical Bar Developments (South
                                                      East) Limited
                                                      (4) Scottish Widows Fund and Life
                                                      Assurance Society
</TABLE>

                                       49

<PAGE>   50
<TABLE>
<S>                  <C>                              <C>
04.02.1999           Sub-Contractors Warranty         (1) Sky Roofing Limited
                                                      (2) Tektronix (UK) Limited
                                                      (3) Bryant Construction Southern
                                                      Limited
                                                      (4) Helical Bar Developments (South
                                                      East) Limited

18.01.1999           Sub-Contractors Warranty         (1) Bryant Construction Limited
                                                      (2) Bryant Construction Group Plc
                                                      (3) Tektronix (UK) Limited
                                                      (3) Helical Bar Developments (South
                                                      East) Limited

18.01.1999           Contractors Warranty             (1) Bryant Construction Limited
                                                      (2) Bryant Construction Group Plc
                                                      (3) Tektronix (UK) Limited
                                                      (3) Helical Bar Developments (South
                                                      East) Limited

18.01.1999           Planning Supervisors             (1) Bucknall Austin Plc
                     Warranty                         (2) Tektronix (UK) Limited
                                                      (3) Helical Bar Developments (South
                                                      East) Limited

18.01.1999           Quantity Surveyors               (1) Bucknall Austin Plc
                     Warranty                         (2) Tektronix (UK) Limited
                                                      (3) Helical Bar Developments (South
                                                      East) Limited

18.01.1999           Architects Warranty              (1) Hamilton Associates Architects
                                                      Limited
                                                      (2) Tektronix (UK) Limited
                                                      (3) Helical Bar Developments (South
                                                      East) Limited

18.01.1999           Mechanical and Electrical        (1) Hilson Moran Partnership Limited
                     Engineers Warranty               (2) Tektronix (UK) Limited
                                                      (3) Helical Bar Developments (South
                                                      East) Limited

18.01.1999           Structural Engineers             (1) Mott Macdonald Limited
                     Warranty                         (2) Tektronix (UK) Limited
                                                      (3) Helical Bar Developments (South
                                                      East) Limited
</TABLE>

                                       50

<PAGE>   51

EXECUTED as a Deed by        )
TEKTRONIX UK LIMITED         )
acting by two directors or a )
director and the secretary:- )

                                         Director   /s/  [Illegible]

                                         Director/Secretary  /s/ [Illegible]

<PAGE>   52

               [Floor Plan of First Floor--Building A--The Arena]

                                [TEKTRONIX LOGO]

                                 [GL HEARN FMS]

                                   [10/3/99]<PAGE>   1

                                                                    EXHIBIT 10.2

                            Amendment Number 2 to the

     Automatic Flexible Premium Variable Life Reinsurance Agreement Number 2
                         (Referred to as the Agreement)

                                     Between

                   WESTERN RESERVE LIFE ASSURANCE CO. OF OHIO
                             St. Petersburg, Florida
                         (referred to as the Reinsured)

                                       and

                       WMA LIFE INSURANCE COMPANY LIMITED
                                Hamilton, Bermuda
                         (referred to as the Reinsurer)

                            Effective October 1, 1999

Schedule B2, AMOUNT OF REINSURANCE, is replaced by the following:

         The amount of reinsurance under this Agreement shall be the Reinsurer's
         quota share percentage shown below of the liability of the Reinsured on
         all life insurance policies and riders in the forms listed in Schedule
         A, Business Reinsured.

         Quota Share Percentages for Issue Dates in 1998, 1999, and 2000: For
         issue dates in 1998, the quota share percentage will be 20%.

         The quota share percentage shall be 0%, commencing as of the effective
         date of this amendment, for policies issued from January 1, 1999
         through September 30, 1999 previously reinsured on a 20% quota-share
         basis. Pursuant to Amendment Number 1 to the Agreement, Article XVI,
         RECAPTURE, Paragraph 1, the Reinsured elects to recapture one hundred
         percent (100%) of the Reinsured Policies issued from January 1, 1999,
         through September 30, 1999. The Reinsured will pay the Reinsurer a
         Recapture Fee equal to (a) plus (b) plus (c), where:

         (a)      equals $13,355,774 plus accrued interest at an effective rate
                  of 9%, which shall accrue from October 1, 1999 to the date
                  such amount is settled and paid, which shall be paid no later
                  than January 31, 2000,

         (b)      equals $458,456 plus accrued interest at an effective rate of
                  6.5%, which shall accrue from October 1, 1999 to the date such
                  amount is settled and paid, which shall be paid no later than
                  January 31, 2000, and

<PAGE>   2

         (c)      equals $482,441 plus accrued interest at an effective rate of
                  6.5%, which shall accrue from November 3, 1999 to the date
                  such amount is settled and paid, which shall be paid no later
                  than January 31, 2000.

         The Reinsured may offset the Recapture Fee against amounts otherwise
         due the Reinsured.

         For policies issued from October 1, 1999 through December 31, 2000, the
         quota share percentage will be 0%.

         Quota Share Percentages for Issue Dates in 2001 and later:
         Notwithstanding the provisions of the previous three paragraphs and at
         any time, on or after January 1, 2000 and before April 1, 2003, the
         Reinsurer shall have the option (provided the Reinsurer demonstrates
         sufficient capacity) to convert the reinsurance on all policies and
         riders reinsured under the Automatic Flexible Premium Variable Life
         Reinsurance Agreement Number 3 ("FFB MRT Agreement"), issued from the
         beginning of the prior calendar year to the date the Reinsurer elects
         to convert the reinsurance on the policies and riders, to the
         Agreement. The Reinsurer shall demonstrate its capacity by showing the
         Reinsured that its unassigned invested securities, together with
         anticipated cash flows (including retrocession facilities), will be
         sufficient to meet expected reinsurance settlements, with regard to the
         converted reinsurance on the policies and riders, for a period of not
         less than twenty-four months following the date the Reinsurer elects to
         convert the reinsurance of the policies and riders from the FFB MRT
         Agreement to the Agreement. Upon election to convert the reinsurance on
         the policies and riders, the initial ceding allowance payable to the
         Reinsured shall equal (a) less (b) less (c), where:

         (a)      equals settlements that would have otherwise occurred under
                  the Agreement, had the policies and riders been reinsured
                  under the Agreement from the beginning of the prior calendar
                  year to the date the Reinsurer elects to convert the
                  reinsurance on the policies and riders from the FFB MRT
                  Agreement, accrued at an effective rate of * %, and

         (b)      equals all settlements due or paid under the FFB MRT Agreement
                  from the beginning of the prior calendar year to the date the
                  Reinsurer elects to convert the reinsurance on the policies
                  and riders to the Agreement from the FFB MRT Agreement,
                  accrued at an effective rate of *%.

         (c)      equals the settlement paid for business that was recaptured
                  for quarters one through three of 1999 under the Co/ModCo
                  Agreement. This amount is $458,456 measured from October 1,
                  1999 or $482,441 measured from November 3, 1999, accrued at an
                  effective rate of * %. This settlement is applicable only
                  during Year 2000.

         The initial ceding allowance shall be payable within 14 days after the
         Reinsurer's election to convert the reinsurance of the policies and
         riders.

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

         * Material omitted pursuant to Rule 24b-2 under the Securities
         Exchange Act of 1934.

<PAGE>   3

         The Reinsurer and the Reinsured will jointly determine the quota share
         percentages for the balance of the calendar year in which the Reinsured
         converts the reinsurance on the policies and riders reinsured under the
         FFB MRT Agreement to the Agreement. Thereafter, the Reinsurer and the
         Reinsured will jointly determine the quota share percentages no later
         than December 1st applicable to new issues in the following calendar
         year. The determining factors for the quota share percentage are the
         expected WMA Total Flexible Premium Variable Life First Year Target
         Premiums Collected by the Reinsured for the calendar year that the
         quota share percentage will be applicable. This determination of the
         quota share percentage will be on a mutually acceptable basis,
         recognizing the good faith nature of this Agreement, and with
         references to the estimates made by both parties, based on results from
         prior periods.

         The Scheduled Quota Share Percentages for each threshold of expected
         WMA Total Flexible Premium Variable Life First Year Target Premiums
         Collected by the Reinsured are shown in the following table:

<TABLE>
<CAPTION>

            ----------------------------------------------------------
            WMA TOTAL FLEXIBLE PREMIUM VARIABLE LIFE        SCHEDULED
                       FIRST YEAR TARGET                   QUOTA SHARE
                       PREMIUMS COLLECTED                   PERCENTAGE
                 BY THE REINSURED (IN MILLIONS)
            ----------------------------------------------------------
            <S>                                            <C>
                            $50-149                            20%
            ----------------------------------------------------------
                            $150-199                           25%
            ----------------------------------------------------------
                            $200-249                           30%
            ----------------------------------------------------------
                            $250-599                           35%
            ----------------------------------------------------------
                             $600+                             40%
            ----------------------------------------------------------

</TABLE>

                          *      *      *      *      *

Except as expressed herein, all terms, covenants and provisions of the Automatic
Flexible Premium Variable Life Reinsurance Agreement Number 2 that are not in
conflict with the provisions of this amendment shall remain unaltered and in
full force and effect.

In witness of the above, the Reinsured and the Reinsurer, by their respective
officers have executed this amendment in duplicate at the dates and places
indicated and shall be effective as of October 1, 1999.

WESTERN RESERVE LIFE                             WMA LIFE INSURANCE
ASSURANCE CO. OF OHIO                            COMPANY LIMITED

at  St. Petersburg, Fl                           at   Kamuela, Hawaii
on March 16, 2000                                on March 20, 2000

By: /s/ Larry Kirkland                           By:  /s/ Edward F. McKernan
   -----------------------------------              ---------------------------
Title:   VP & Managing Actuary                   Title:  Vice President

By: /s/ Alan Yaeger                              By: /s/ Thomas W. Montgomery
   -----------------------------------              ---------------------------
Title:  EVP                                      Title: Vice President

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00006-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00006-of-00352.parquet"}]]