Document:

Exhibit
10.3

 

Addendum
of Unprotected Lease Agreement dated ______________ right of use in floor protected space (“mamak”)

Drawn
up and signed on the 20th day of the month of October, 2006

 

	Between:	Africa
    Israel Properties Ltd 

    Ayalot
    Investments (Ramat Vered) 1994 Ltd

    Sharda
    Ltd 

    (Hereinafter:
    “the Lessor”)

     

    Of
    the first part;

	 	 
	And
    between: 	SciGen
    (IL) Ltd Company No. 513679555

    42
    HaYarkon St., Yavne 81227

    (Hereinafter:
“the Lessee”)

     

    Of
    the second part;

 

	Whereas:	On
[handwritten: 16.6.06] the parties signed a lease agreement, including appendixes thereof (the lease agreement and appendixes
thereof shall be referred hereinafter: “Lease Agreement”) with relation to a leased area (hereinafter: “Leased Premises”)
that is situated in floor B in a building known as Stage C in the Rehovot Park (hereinafter: “the Park”) that is located in block
3649, part of parcels 8-9;

     

	And
    whereas:	The
Lessee wishes to obtain a right of use as an authorized person, without payment, in the area of the floor protected space that is approximately
35sqm in the building known as Stage C of the Park and that is located in the interim floor between floors 2 and 3 in the west wing that
is highlighted in red in the blueprint enclosed with this Addendum as Appendix A (hereinafter: “Authorized Area”);

     

	And
    whereas:	The
    Lessor agrees to grant to the Lessee right of use in the Authorized Area as an authorized person and without payment in accordance
    with the provisions set forth hereunder;

     

 

    	 

    	2

    

 

	And
    whereas:	The
    Authorized Area was built in accordance with the law;

     

	And
    whereas:	The
    granting of this right of use is not in contradiction to any agreement and/or engagement and/or assurance;

    

 

Therefore,
it is Declared, Stipulated and Agreed between the Parties as Follows:

 

Rules,
appendixes and interpretation 

 

	1.	The
    preamble to this Addendum and Appendixes thereof constitute an integral part thereof.
	 	 
	2.	The
    headings of the sections will serve for the purpose of orientation and convenience only, and will not serve for the purpose of interpreting
    the Addendum.  
	 	 
	3.	Anything
    stated in this Addendum shall amend and modify the Lease Agreement solely with relation to the application of the Lease Agreement
    to the Authorized Area and solely in sections and/or provisions that are amended and/or added in this Addendum. The sections that
    are amended and/or added shall supersede the said in the Lease Agreement. The other terms set forth in the Lease Agreement shall
    apply fully and shall remain intact with respect to the right of use of the Authorized Area. Each term used in this Addendum shall
    have the meaning assigned to it in the Lease Agreement, unless otherwise stated. To the extent that this Addendum does not state
    otherwise expressly, all the provisions set forth in the Lease Agreement shall apply with relation to the area of the Leased Premises
    without any change. 
	 	 
	Declarations
    and undertakings of the Lessee 
	 	 
	4.	The
    Lessee declares that it is well familiar with the Park, the Building, the Authorized Area, and that it inspected them, their surroundings
    and their physical condition and it was afforded the opportunity to inspect their statutory condition, the plans and the licenses
    in connection therewith and zoning classification thereof and found them all compatible with its requirements and specifications
    in every respect and shall raise no allegations or complaints in respect of these issues. 
	 	 
	5.	The
    Lessee declares that it is aware that the Authorized Area is a floor protected space and it conducted a special inspection regarding
    the possibilities of use of such an area, the requirements set forth by the relevant authorities and any other statutory provision
    relating to the use of an area that is a floor protected space and it undertakes to uphold all the obligations that apply by law
    in anything related to the use of the area that is a floor protected space and it hereby waives any allegations regarding a defect
    and/or lack of conformity and/or any other allegation relating to the Authorized Area, possibilities of use thereof, termination
    of use thereof and/or evacuation thereof to the extent required in accordance with the provisions set forth in any law and/or the
    instructions set forth by any of the relevant authorities and its engagement in this Addendum. 

 

	6.	Without
    derogating from the foregoing, the Lessee declares that it is aware that the Authorized Area serves as a floor protected space and
    in emergencies it is required to vacate it from any person and article in accordance with the instructions set forth by the Lessor.
    The Lessee declares that it is aware of all the statutory provisions the instructions of the relevant authorities and the relevant
    procedures for emergencies and especially with respect to the floor protected space and possibilities of use thereof and it undertakes
    to observe strictly and without any reservations all the statutory provisions, instructions and procedures as aforesaid. In addition,
    the Lessee undertakes in this regard to act in accordance with the instructions set forth by the Lessor in anything related to the
    Authorized Area and the use of the Lessee thereof. 
	 	 
	7.	The Lessee declares and undertakes that it assumes upon itself exclusively any statutory liability applicable in connection with the possession and use of the Authorized Area that is a floor protected space and, in this regard, liability arising out of the planning and building laws and undertakes to act in accordance with any demand and/or claim and/or instruction of any of the authorities in connection with the Authorized Area, even if such a demand and/or instruction and/or claim as aforesaid is made against the Lessor. In addition, the Lessee shall incur all the expenses and fines that apply to the Lessor in connection with the use of the Authorized Area and shall compensate the Lessor in respect of any damage caused to the Lessor in connection with the said use. 

                                                                               

	Authorization

	 
	8.	The
    Lessee is hereby granted a right of use without payment in the Authorized Area for the Authorization Period within its meaning hereunder.
    The status of the Lessee in the Authorized Area shall be an authorized person without pay. 

 

    	 

    	3

    

 

	Authorization
    Period 
	 
	

                                                         9.
	The
    authorization period in the Authorized Area is as of the date of signing this Addendum and for the entire Term of Lease in accordance
    with the Lease Agreement and as long as the Lease Agreement is in effect. 
	 	 
	Exemption
    from usage fees and maintenance fees 
	 
	10.	The
    Lessee shall be exempt from the payment of Rent, usage fees and maintenance fees in respect of the use of the Authorized Area. 
	 	 
	11.	The
    Lessee shall incur at its expense any charge and payment of fees, municipal taxes, levies and any other mandatory payment applicable
    in connection with the Authorized Area and the right of use during the authorization period. 
	 	 
	Date
    of granting authorization  
	 
	12.	Subject
    to delivery of the certificates of insurance for the Authorized Area and dwelling under construction insurance as stated in the Lease
    Agreement, the Lessor shall deliver the Authorized Area to the Lessee for the purpose of granting the right of use, in its condition
    “as-is” on the date of signing this Addendum. 
	 	 
	13.	By
    receiving the right of use and subject to the said in the delivery protocol that will be signed between the parties at the time of
    granting the right of use, the Lessee confirms receipt of the right of use in the Authorized Area to its satisfaction, in accordance
    with the terms set forth in this Addendum and the Lease Agreement, and waives any argument of defect and/or lack of conformity in
    connection therewith. 
	 	 
	Adjustment
    Works 
	 
	14.	The
Lessee shall be entitled to implement adjustment works in the Authorized Area upon obtaining the approval of the Lessor and subject to
the provisions set forth by law, the instructions of the relevant authorities and procedures relevant to floor protected spaces (hereinafter:
“Adjustment Works”) as of the delivery of possession date and subject to upholding the provisions set forth in section
11 above. The approval of the Lessor for the implementation of the Adjustment Works by the Lessee is conditional on the submission of
all the plans that will be prepared by the Lessee, including construction plans, air conditioning and electricity plans in a detail level
of a construction plan, prior to execution thereof, for the approval of the Lessor (hereinafter: “Lessee’s Plans”). The Lessor
shall not unreasonably withhold approval of the Lessee’s Plans. 

 

    	 

    	4

    

 

	15.	The
    Lessee shall be entitled to implement in the Authorized Area any work that was not approved in advance and in writing by the Lessor.
    
	 	 
	16.	The
    Lessee shall be solely responsible to obtain any license and/or permit that are required for the purpose of implementing the Adjustment
    Works. 
	 	 
	17.	The
    Lessee shall be solely liable for the implementation of the Adjustment Works in the Authorized Area, including issuance of all insurances
    in connection therewith.
	 	 
	18.	The
    Lessee shall implement the Adjustment Works in such manner that will cause a minimal disturbance to other works in the Building and
    shall be held liable towards the Lessor and towards any other third party for any damage and/or loss that are caused, if caused,
    whether directly or indirectly, in the course of and/or following the implementation of the Lessee’s works, to the body and/or property
    and/or the Authorized Area and/or the Building and/or surroundings and/or contents thereof. For the purpose of this matter it is
    clarified that the approval of the Lessor for the Lessee’s works shall not impose on the Lessor any liability. 
	 	 
	19.	The
    Lessor shall be entitled to enter the Authorized Area at any time in the course of implementation of the Adjustment Works after advance
    coordination and subject to the safety procedures that apply during the implementation of the works in order to supervise their performance
    and inspect the fulfillment of the undertakings of the Lessee. This provision shall not impose any liability on the Lessor or derogate
    from the liability of the Lessee. 
	 	 
	20.	The
    Lessee undertakes to repair any damage and/or breakdown caused due to the implementation of the Adjustment Works. In case the Lessee
    fails to act in the said manner, the Lessor shall be entitled to act in the said manner at the expense of the Lessee after delivery
    of a written notice to the Lessee regarding its intention to take the said action. 
	 	 
	21.	The
    Lessee shall be held solely liable for the equipment and materials that it brings for the purpose of implementing the Adjustment
    Works. The Lessee shall not be entitled to store materials and equipment outside the Authorized Area however solely after obtaining
    the prior and written approval of the Lessor.
	 	 
	22.	The
    Lessee shall take measures so that the contractors on its behalf will follow the instructions of the Lessor and will act in accordance
    with the work procedures prescribed by the Lessee, to the extent that there are any. 

 

	General
    and securities 
	 
	23.	All
    guarantees that were provided by the Lessee in the Lease Agreement shall be used, inter alia, to secure the fulfillment of
    all the undertakings of the Lessee towards the Lessor in anything related to the Authorized Area. 
	 	 
	24.	For
    the avoidance of doubt it is clarified that the Lessor shall be entitled to use any of the securities it holds in case of breach
    of the undertakings of the Lessee whether in connection with the Authorized Area and whether in connection with the Leased Premises.
    
	 	 
	25.	Breach
    of the provisions set forth in this Addendum by the Lessee shall constitute a fundamental breach of the Lease Agreement and breach
    of the Lease Agreement by the Lessee shall constitute breach of this Addendum. 
	 	 
	26.	The
    Lessee shall incur all electricity costs in connection with the use of the Authorized Area during the authorization period. 
	 	 
	27.	The
    other provisions set forth in the Lease Agreement including Appendixes thereof that were not amended in this Addendum shall be in
    full force and effect and shall bind the parties in respect of the Authorized Area. 
	 	 
	28.	In
    the event of discrepancy between the provisions set forth in this Addendum and the Lease Agreement the provisions set forth in this
    Addendum shall prevail. 

 

And in witness hereof the parties are hereby undersigned:

 

	
    [Signature and Stamp: Africa Israel Properties Ltd]

    [Signature and Stamp: Sharda Ltd]
	 	
    [Signature and Stamp: SciGen Il Ltd

    513679555]

	The Lessor	 	The Lessee

 

    	 

    	5Exhibit 10.4

 

Addendum
of Unprotected Lease Agreement dated June 16, 2006

 

Drawn
up and signed on the ___ day of the month of January, 2012

 

	Between:	Africa
                                            Israel Properties Ltd 

    Ayalot
    Investments (Ramat Vered) 1994 Ltd

    Sharda
    Ltd 

    (Hereinafter:
    “the Lessor”)

     

    Of
    the first part;

	 	 
	And
    between: 	SciGen
                                            (IL) Ltd Company No. 513679555

    42
    HaYarkon St., Yavne 81227

    (Hereinafter:
    “the Lessee”)

     

    Of
    the second part;

 

	Whereas:	On
    June 16, 2006 the parties signed a lease agreement including all appendixes thereof with relation to the leased premises situated
    in Rehovot Park in block 3649, part of parcels 8-9 (hereinafter: “the Park”) (the lease agreement including all
    appendixes thereof shall be referred hereinafter: “the Lease Agreement”); 
	 	 
	And
    whereas:	From
                                            time to time the Lessee signed addenda of the Lease Agreement to lease additional areas in
                                            the Park and the extension of the lease in the areas;

     

    (The
    Lease Agreement, appendixes and addenda thereof shall be referred hereinafter: “Total Agreement”);

	 	 
	And
    whereas:	At
    the time of signing this Addendum the total area of the areas that the Lessee leases from the Lessor are the following: an area of
    1,718sqm gross in floor B of the Building known as Stage C, an area of 404sqm gross in floor A of the building known as Stage C,
    an area of 420sqm gross and an area of 134sqm gross in floor B of the Building known as stage A (all the said areas shall be referred
    collectively and for the sake of convenience hereinafter: “the Leased Premises”); 

 

    	 

    	2 

    

 

	And
    whereas:	At
    the time of signing this Addendum the Lessee uses the area of a floor protected space (“mamak”) of approximately 35sqm
    gross as an authorized person in the building known as Stage C of the Park, in the interim floor between floors 2 and 3 in the west
    wing (hereinafter: “Authorized Area”); 
	 	 
	And
    whereas:	The
    term of lease of the Lessee in the Leased Premises and in the Authorized Area expires on January 31, 2012 in accordance with the
    Total Agreement; 
	 	 
	And
    whereas:	The
    Lessee wishes to extend the term of lease in the Leased Premises and in the Authorized Area and the Lessor agrees to the said in
    accordance with the provisions set forth hereunder; 

 

Therefore,
it is Declared, Stipulated and Agreed between the Parties as Follows:

 

General,
appendixes and interpretation 

 

		1.	The
                                            preamble to this Agreement shall be deemed an integral part hereof.

 

		2.	The
                                            headings of the sections will serve for the purpose of orientation and convenience only,
                                            and will not serve for the purpose of interpreting the Agreement.

 

		3.	The
                                            said in this Addendum shall amend and modify the Comprehensive Agreement solely with relation
                                            to sections and/or provisions that are amended and/or added expressly in this Addendum. The
                                            sections that are amended and/or modified shall prevail the said in the Total Agreement.
                                            The other terms set forth in the Total Agreement shall fully apply to the lease during the
                                            Additional Term of Lease, within its meaning hereunder and shall remain unchanged.

 

Extension
of the Term of Lease and the conditions of lease 

 

		4.	Subject
                                            to the provisions set forth in this Addendum the Term of Lease of the Lessee in the Leased
                                            Premises and in the Authorized Area is hereby extended for an additional Term of Lease of
                                            5 years (the extended Term of Lease shall be referred hereinafter: “Additional Term
                                            of Lease”) as of February 1, 2012 and until January 31, 2017.

 

    	 

    	3 

    

 

		5.	In
                                            the first year of the Additional Term of Lease the Lessee shall pay for the Leased Premises
                                            monthly rent in the amount of NIS 24.75 for each 1sqm gross of the area of the Leased Premises,
                                            in addition to statutory VAT.

 

		6.	As
                                            of the second year of the Additional Term of Lease and until expiration of the Additional
                                            Term of Lease the Lessee shall pay for the Leased Premises monthly rent in the amount of
                                            NIS 25.98 for each 1sqm gross of the area of the Leased Premises in addition to statutory
                                            VAT.

 

		7.	Rent
                                            in respect of the Leased Premises during the Additional Term of Lease shall incur an addition
                                            of linkage differentials to the consumer price index (including fruits and vegetables) for
                                            the month of December 2011 that was published on January 15, 2012 (which is ___________ points).

 

Insurances

 

		8.	As
                                            a condition for its right to possess the Leased Premises and the Authorized Area during the
                                            Additional Term of Lease the Lessee undertakes to present to the Lessor a certificate of
                                            insurance for the Leased Premises and the Authorized Area in the form specified in the Lease
                                            Agreement with relation to the Additional Term of Lease, signed by the insurer on behalf
                                            of the Lessee, at the time of signing this Addendum.

 

Guarantees

 

		9.	The
                                            Lessee undertakes to extend the effect of the insurances and the guarantees that were provided
                                            by the Lessee in accordance with the Total Agreement in such manner that they are in effect
                                            during the Additional Term of Lease in the Leased Premises and in the Authorized Area and
                                            present to the Lessor the securities and the guarantees whose effect was extended as aforesaid
                                            at the time of signing this Addendum.

 

		10.	Such
                                            securities and guarantees as aforesaid, to the extent that it is not necessary to extend
                                            their effect, shall continue to be in effect also during the Additional Term of Lease in
                                            the Leased Premises and the Authorized Area and shall assure the performance of the undertakings
                                            of the Lessee in accordance with the Total Agreement and in accordance with this Addendum
                                            also during the Additional Term of Lease in the Leased Premises and in the Authorized Area.

 

    	 

    	4 

    

 

Miscellaneous

 

		11.	The
                                            other terms set forth in the Total Agreement that were not modified in this Addendum shall
                                            be in full force and effect and shall bind the parties in respect of the Leased Premises
                                            and the Authorized Area during the Additional Term of Lease.

 

		12.	In
                                            the event of discrepancy between the provisions set forth in this Addendum and the provisions
                                            set forth in the Total Agreement the provisions set forth in this Addendum shall prevail.

 

	 

                                                                                                       [Signature
                                            and Stamp: Africa Israel Properties Ltd]

[Signature
and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd

[Signature
and Stamp: Sharda Ltd]

	 	[Signature
                                            and Stamp: SciGen Il Ltd

    

    513679555]

	The
    Lessor	 	The
    Lessee

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