Document:

Exhibit
10.19

 

DATED
THIS DAY OF April 18, 2013

  

BETWEEN

  

MVC
CENTREFOINT SOUTH SDN BHD

[COMPANY
NO. 717431-D]

(''Landlord")

 

AND

 

MOXIAN
MALAYSIA SDN BHD

[COMPANY
NO.: 1036592-X]

("Tenant")

 

****************************************************

 

TENANCY
AGREEMENT

 

****************************************************

 

	 	Messrs
    Jeyaratnam & Chong	 
	 	Advocates
    & Solicitors Suite 10.01,	 
	 	10th
    Floor, Menara IGB Mid Valley City	 
	 	Lingkaran
    Syed Putra 59200	 
	 	Kuala
    Lumpur ©03-22822986 1)03-22828986	 
	 	e-mail:
    jnckl@jncle gal.com	 
	 	[File
    Ref: AY,00512.13.KSL]	 

 

     

     

    

 

TENANCY
AGREEMENT

 

THIS
AGREEMENT is made the
day, month and year appearing in Section
1 of the First Schedule hereto
Between the party more particularly identified in Section
2 of the First Schedule hereto
(hereinafter called “the
Landlord“) of
the one part and the party more particularly identified in Section
3 of the First Schedule hereto
(hereinafter called "the Tenant") of
the other part.

 

WHEREAS:
-

 

	(A)	The
                                         Landlord is the owner of the office building known as CENTREPOINT
                                         SOUTH or other name as may be given from time to time by the Landlord
                                         (hereinafter called the“Building”)
                                         located at Centrepoint South, Mid Valley City, Lingkaran Syed Putra, 59200
                                         Kuala Lumpur on land held under P.N. 37075 Lot No. 80 Seksyen 95A Bandar Kuala Lumpur,
                                         Daerah Kuala Lumpur, Negeri Wilayah Persekutuan KL. ("Land”).
	 	 
	(B)	The
                                         Landlord has agreed to let and the Tenant has agreed to accept a Tenancy of the premises
                                         within the Building described in Section 4 of the
                                         First Schedule outlined in red in the floor plan annexed hereto as Second
                                         Schedule with an approximate area stated in Section
                                         5 of the First Schedule hereto (hereinafter called "the
                                         Demised Premises") upon the terms and conditions hereinafter contained.

 

WHEREBY
IT IS AGREED as follows: -

 

	1.1	DEFINITIONS

 

Wheresoever
used in this Agreement unless the context shall otherwise so require the following expressions shall have the following meanings:-

 

“Advance
Rent” means the first (1st) of the Monthly Rent payable upon the Tenant’s execution of this Agreement or
before the Handover Date, whichever is the earlier and as referred to at Clause 3.1.

 

"Additional
Security Deposit” means the additional security deposit referred to at Clause 6.34(a)(i) in the sum stipulated in Section
10(b) of the First Schedule hereto payable by the Tenant to the Landlord in lieu of the Guarantee and indemnity stipulated
in Clause 6.34.

 

“Air-Conditioning
Hours" means the air-conditioning hours as set out in Section 15 of the First Schedule.

 

"Appropriate
Authorities" means any governmental, semi or quasi-governmental and/or statutory departments, agencies, bodies, local authorities,
utilities board or any privatised corporation (including without limitation, any service provider that may be engaged by the Landlord
to provide telecommunication or other services to the Building).

 

“Building”
means the office/commercial building identified as CENTREPOINT SOUTH located
at Centrepoint South, Mid Valley City, Lingkaran Syed Putra, 59200 Kuala Lumpur on land held under P.N. 37075 Lot No. 80 Seksyen
95A Bandar Kuala Lumpur, Daerah Kuala Lumpur, Negeri Wilayah Persekutuan KL.

 

“Business
Days” means a day other than Saturdays, Sundays and public holidays in Kuala Lumpur.

 

“Car
Park” means the car park in which the Car Park Bays are located.

 

“Car
Park Bays" means the number of non-reserved car park bays allocated to the Tenant more specifically set out in Section
12 of the First Schedule.

 

“Car
Park Fees” means the fees payable by the Tenant to the Landlord or the operator of the Car Park for the use of the Car Park
Bays and more particularly specified in Section 13 of the First Schedule . If
government service tax is levied on the Car Park Fees, such tax shall be borne solely by the Tenant and paid simultaneously with
the Car Park Fees.

 

“Certified
Area” means the area certified by a registered surveyor appointed by the Landlord as set out in Clause 3.2 of this Agreement.

 

“Code”
means the National Land Code 1965 and shall include any modification thereof for the time being in force.

 

“Commencement
Date of Tenancy” means the date set out in Section 7 of the First Schedule.

 

“Common
Areas'1 means all those parts of the Building which are capable of being used and/or enjoyed by or serving the Tenant
in common with all other persons entitled thereto including but not limited to the lifts and other equipments and installations
on or about the Building, entrance hall, staircases, corridors and passages of the Building and all those other parts of the Building
occupied and used for the provision of services, amenities, utilities and the maintenance and upkeep of the Building. The expression
"Common Areas" shall not include the Car Park and any other vehicle parking areas at the Building or otherwise, whether
lateral or basement parking areas.

 

“Conducting
Media” means drains, sewers, conduits, flues, risers, gutters, gullies, channels, ducts, shafts, watercourses, pipes, cables,
wires and mains.

 

“Demised
Premises” means the premises within the Building described in Section 4 of the First
Schedule.

 

    	 	2	 

     

    

 

“Fit-Out
Deposit” means the sum stated in Section 20 (a) of the First Schedule.

 

“Fit-Out
Period" means the rent-free period {unless otherwise stated) stipulated in Section
20(b) of the First Schedule commencing from the Handover Date and ending on the day immediately preceding the Commencement
Date.

 

“Fit-Out
Rules and Regulations” means the rules and regulations from time to time made and revised by the Landlord and to be complied
with by the Tenant in carrying out the Fit-Out Works.

 

“Fit-Out
Works” means the fitting out and other works which the Tenant may carry out at or to the Demised Premises during the Fit-Out
Period in accordance with Clause 5.

 

“Handover
Date” means the date the Demised Premises is handed over to the Tenant pursuant to Clause 4.1 for the purpose of allowing
the Tenant to carry out the Fit-Out Works being the date stated in Section 19 of the First
Schedule which date may be subject to changes at the discretion of the Landlord.

 

“Landlord"
means the party identified in Section 2 of the First Schedule.

 

“Monthly
Rent" means monthly rent referred to in Section 8 of the First Schedule which
is payable monthly in advance from the Commencement Date or such other time as may be required or stipulated by the Landlord and
is inclusive of Service Charge.

 

“Net
Lettable Area” means the area of the Demised Premises referred to in Section 5 of
the First Schedule, measured from the centre of the walls and shall include the space occupied by any pillars, columns
and other structures within the Demised Premises.

 

“Office
Hours” means the building operating hours referred to in Section 18 of the First Schedule,
For the avoidance of doubt, building operating hours shall exclude Saturdays, Sundays and public holidays in Kuaia
Lumpur,

 

“Prior
Sum” means the sum stipulated in Section 9 of the First Schedule hereto
and referred to at Clause 5.3 payable by the Tenant to the Landlord in the event that the Tenant commences business at the Demised
Premises during the Fit-Out Period prior to the Commencement Date of Tenancy.

 

“Renovation
Deposit" means the deposit payable by the Tenant for any renovation or other works to the Demised Premises after the Commencement
Date pursuant to Clause 6,5 (a).

 

“Rules
and Regulations” means the rules and regulations of the Building from time to time made and revised by the Landlord,

 

“Security
Deposit" means the security deposit referred to in Section 10(a) of the First Schedule.

 

“Service
Charge” means the sum payable by the Tenant as part of the Monthly Rental and included therein and may be subject to the
Landlord’s right of variation,

 

“Tenant”
means the party identified in Section 3 of the First Schedule.

 

“Term”
means the term referred to in Section 6 of the First Schedule.

 

“Utility
Deposit” means the utility deposit referred to in Section 11 of the First Schedule.

 

	1.2	Interpretation

 

In
this Agreement where the context so admits:-

 

		(a)	the
                                         expressions “the Landlord" and "the Tenant" include the respective
                                         successors in title and assigns of the Landlord and respective successors in title, personal
                                         representatives and permitted assigns of the Tenant;
	 	 	 
		(b)	words
                                         importing the masculine gender only include the feminine and neuter genders, words importing
                                         the singular number only include the plural and vice versa and words denoting persons
                                         include corporations and partnerships and vice versa;
	 	 	 
		(c)	the
                                         expression "the Demised Premises" includes all or one or more of the premises
                                         let by the Landlord to the Tenant pursuant to this Agreement;
	 	 	 
		(d)	headings
                                         in this Agreement are inserted for convenience oniy and shall be ignored in construing
                                         this Agreement;
	 	 	 
		(e)	reference
                                         to Clauses and Schedules are to be construed as reference to Clauses and Schedules of
                                         this Agreement;

 

    	 	3	 

     

    

 

		(f)	references
                                         to "consent of the Landlord" or words to similar effect means a consent in
                                         writing signed by or on behalf of the Landlord and "approval" and "authorisation"
                                         and “nomination” or words to similar effect means as the case may be approved
                                         or authorised or nominated in writing signed by or on behalf of the Landlord; provided
                                         always that such consent, approval or authorisation of or nomination by the Landlord
                                         shall not howsoever absolve, release or limit the covenants, liabilities and obligations
                                         of the Tenant under this Agreement or howsoever render the Landlord liable for anything
                                         arising therefrom.

 

		(g)	any
                                         references to a specific statute include any statutory extension or modification amendment
                                         or re-enactment of such statute and any regulations, orders, by-laws and guidelines made
                                         under such statute and any general reference to “statute” or “statues”
                                         includes any regulations, orders, by-laws and guidelines made under such statute or statues.

 

	2.	TENANCY

 

The
Landlord agrees to let and the Tenant agrees to accept a Tenancy of the Demised Premises on an “as-is-where-is” basis
for the term stated in Section 6 of the First Schedule commencing on the date
stated in Section 7(a) of the First Schedule and expiring on the date stated
in Section 7(b) of the First Schedule upon the terms and conditions hereinafter
contained.

 

	3.	MONTHLY
    RENT

 

	3.1	Monthly
    Rent

 

The
monthly rent for the Demised Premises shall be the sum stated in Section 8 of the First
Schedule (hereinafter called “the Monthly Rent") [and is
inclusive of Service Charge]. The Monthly Rent is payable monthly in advance by the Tenant to the Landlord without any deduction
on the first (1st) day of each month whether formally demanded or not and the first (1st) of such Monthly
Rent shall be payable upon execution of this Agreement or before the Handover Date, whichever is the earlier.

 

	3.2	Adjustment
    of Monthly Rent

 

In
the event the area of the Demised Premises stated in Section 5 of the First Schedule differs
from the area as certified by a registered surveyor appointed by the Landlord (hereinafter referred to as “the
Certified Area”) the Certified Area shall prevail and shall be conclusive and binding between the parties hereto
and the Monthly Rent, Security Deposit and Utility Deposit under this Agreement shall be adjusted accordingly at the rate stated
in Section 8 of the First Schedule and the difference resulting from such adjustments
in the Monthly Rent, Security Deposit and Utility Deposit shall be made good by the party concerned to the other within seven
(7) days of the issuance of the said certificate by the registered surveyor. The area of the Demised Premises shall be measured
from the centre of the walls and shall include the space occupied by any pillars, columns and other structures within the Demised
Premises.

 

	3.3.	Calculation
    and Payment of Service Charge

 

		(a)	The
                                         Service Charge forms part of and is included in the Monthly Rent. The Landlord is entitled
                                         from time to time and at any time to increase the Service Charge by notice in writing
                                         to the Tenant. A notice by the Landlord (the “Landlord’s Notice”) stating
                                         the increased Service Charge and the effective date of such increase is final and binding
                                         on the Tenant as to the amount stated. The Tenant must pay the increased Service Charge
                                         from the date specified in the Landlord’s Notice.
	 	 	 
		(b)	The
                                         manner in which the Service Charge is utilized by the Landlord shall be in the Landlord’s
                                         absolute discretion and nothing herein contained shall be construed as conferring upon
                                         the Tenant any right or otherwise to request, require or demand any services from the
                                         Landlord or otherwise to have any say in respect of the conduct, control, management
                                         or supervision of the Building.
	 	 	 
		(c)	The
                                         payment of Service Charge will not affect the Tenant’s obligations to keep the
                                         Demised Premises in tenantable repair and condition under the provisions of this Agreement.

 

	4.	HANDOVER

 

	4.1	Handover
    of Demised Premises

 

Subject
to the Tenant having paid the Fit-Out Deposit, the Security Deposit, the Utility Deposit and the Advance Rent, the Landlord shall
hand over to the Tenant and the Tenant shall take possession of the Demised Premises on an “as is where is” basis
on the Handover Date,

 

	4.2	Licensee
    during Fit-Out Period

 

The
Tenant acknowledges and agrees with the Landlord that during the Fit-Out Period, the Tenant is a mere licensee of the Landlord
and is authorized to enter and take possession of the Demised Premises for the sole purpose of carrying out the Fit-Out Works.

 

    	 	4	 

     

    

 

	4.3	Events
                                         of Default during Fit-Out Period In the event that:

 

		(a)	the
                                         Tenant shall have failed to pay the Fit-Out Deposit, the Security Deposit, the Utility
                                         Deposit or the Advance Rent within the time stipulated herein; or
	 	 	 
		(b)	the
                                         Tenant shall have failed to accept delivery of possession of the Demised Premises for
                                         the purpose of carrying out the Fit-Out Works on the Handover Date; or
	 	 	 
		(c)	the
                                         Tenant shall have failed to commence Fit-Out Works within seven (7) days from the date
                                         of commencement of the Fit-Out Period; or
	 	 	 
		(d)	the
                                         Tenant fails to complete the Fit-Out Works on or before the expiry of the Fit-Out Period
                                         and such period of delay exceeds fifteen (15) days after the expiry of the Fit- Out Period;
                                         or
	 	 	 
		(e)	the
                                         Tenant commits any breach or default in the due and punctual payment performance or observance
                                         of any of the covenants conditions and provision of this Agreement on its part to be
                                         paid performed and observed and such breach or default continues for a period of seven
                                         (7) days after the Landlord has served notice in writing on the Tenant requiring such
                                         breach or default to be remedied; or
	 	 	 
		(f)	the
                                         Tenant goes into liquidation whether compulsorily or voluntarily otherwise than for the
                                         purpose of amalgamation or reconstruction or has a receiver appointed in respect of all
                                         or any part of its assets or has a court order judgment or decree obtained against and
                                         such order judgment or decree is not effectively stayed or cancelled within thirty (30)
                                         days from the date(s) thereof, or
	 	 	 
		(g)	the
                                         Tenant makes an assignment for the benefit of or enters into an arrangement or composition
                                         with creditors or is unable to pay its debts within the meaning of the Companies Act
                                         1965; or
	 	 	 
		(h)	if
                                         the Tenant is found to be a bankrupt or commits any act of bankruptcy or becomes a bankrupt;
                                         or
	 	 	 
	 	(i)	if
    the Tenant dies or becomes insane; or
	 	 	 
		(j)	if
                                         any distress or execution proceedings is levied against the Tenant and the same is not
                                         satisfied or discharged by the Tenant within thirty (30) days;

 

then
in any one or more of such cases, the Landlord may determine this Agreement by notice in writing to the Tenant whereupon this
Agreement shall be determined and the licence granted hereunder to the Tenant shall cease immediately and the Tenant shall be
obliged to redeliver to the Landlord vacant possession of the Demised Premises in its original condition and the Landlord shall
be entitled to forfeit the Fit-Out Deposit, the Security Deposit, the Utility Deposit and the Advance Rent and all other monies
already paid by the Tenant hereunder but without prejudice to any action or other remedy which the Landlord has or might or otherwise
could have for the recovery of a sum equal to the remainder of the Monthly Rent for the whole of the unexpired period of the Term
and other loss or damages and arrears as a result of any such event.

 

	5.	FIT-OUT
    WORKS

 

	5.1	Payment
    of Fit-Out Deposit

 

Subject
to Clause 5.4, during the Fit-Out Period, the Tenant’s contractor, architect or agent may undertake the Fit-Out Works at
the Tenant’s own cost and expense provided always that the Tenant shall have paid to the Landlord the Fit-Out Deposit and
the other sums stated in Clause 4.1 before commencement of the Fit-Out Works.

 

	5.2	Payment
    of Other Charges for Utilities Utilised during Fit-Out Period

 

During
the Fit- Out Period the Tenant shall fill up such forms, provide such indemnities and undertakings (including to such third party(ies)
as the Landlord may require) and pay all charges required by the Landlord in respect of water, electricity, and other utilities
used for the Demised Premises.

 

	5.3	Completion
    of Fit-Out Works and Commencement of Business

 

If
the Tenant completes the Fit-Out Works before the expiry of the Fit-Out Period, the Tenant may, with the prior written consent
of the Landlord, commence business at the Demised Premises during the Fit-Out Period provided always the Tenant shall pay the
Landlord the sum stated in Section 9 of the First Schedule from the date of commencement of the Tenant’s business until
the Commencement Date of Tenancy.

 

    	 	5	 

     

    

 

	5.4	Submission
    of Plans and Specifications to Landlord

 

Prior
to commencement of any Fit-Out Works, the Tenant shall forward to the Landlord the plans and specifications including without
limitation all mechanical and electrical drawings and office layout drawings and other documents for the Tenant’s proposed
Fit-Out Works for the Landlord’s approval. The Landlord is entitled to appoint consultants to advise on the plans and specifications.
If consultants are appointed, the Tenant must pay to the Landlord within seven (7) Business Days from the Landlord’s written
demand, the fees and other sums charged by the Landlord’s consultants for advising on the plans and specifications. The
Tenant shall not commence the Fit-Out Works unless the approval of the Landlord and the Appropriate Authorities, if required,
have been obtained.

 

	5.5	Covenants
    for Fit-Out Works

 

In
carrying out the Fit-Out Works, the Tenant shall observe and comply with the following covenants:

 

		(a)	comply
                                         with the relevant approvals and all statutes, statutory orders and regulations made or
                                         deriving validity thereunder and codes of practice of Appropriate Authorities and/or
                                         industry experts/bodies affecting or related to the Fit-Out Works and carry out and complete
                                         the Fit-Out Works in a proper workmanlike manner and in accordance with the plans and
                                         specifications approved by the Landlord and the Appropriate Authorities;
	 	 	 
		(b)	comply
                                         with the Fit-Out Rules and Regulations and all such other conditions and directives given
                                         from time to time by the Landlord or the Landlord’s representatives in respect
                                         of or in connection with the Fit-Out Works;
	 	 	 
		(c)	except
                                         with the Landlord’s prior written approval, not to penetrate, disturb, damage or
                                         interfere with any elements of the structure of the Demised Premises which provide any
                                         form of support to the Demised Premises and/or the Building;
	 	 	 
		(d)	ensure
                                         that all contractors appointed by or serving the Tenant shall, in addition to complying
                                         with the covenants of the Tenant in this Agreement, comply with all procedures and requirements
                                         as the Landlord may stipulate from time to time, and (if required by the Landlord) be
                                         approved by the Landlord; and
	 	 	 
		(e)	effect
                                         and maintain and/or cause its contractor to effect and maintain a contractors all risk,
                                         public liability, and workmen’s compensation insurance policies for such amounts)
                                         and upon such terms and conditions as may be required by the Landlord. The Tenant shall
                                         prior to carrying out Fit-Out Works deposit with the Landlord a copy of the valid insurance
                                         policy and receipts of payments for the premiums. Without limiting the generality of
                                         the foregoing, the Landlord shall be named as a joint-insured party who shall not be
                                         liable for payment of any excess pursuant to the said aforementioned insurance policies.

 

	5.6	Tenant
    to Repair Damage and Tenant's Indemnity

 

If
any damage, death or injury is done by or attributable to the Tenant or its servants, agents, visitors or independent contractors
to the Demised Premises or any part thereof or any part of the Building (including the Common Areas) or any adjacent or neighbouring
premises or buildings or to any person or their belongings by any of the Fit-Out Works, the Tenant shall repair forthwith and
make good such damage to the satisfaction of the Landlord and the Tenant shall also be responsible for and shall indemnify the
Landlord against all injury, death, damage and/or losses occasioned to the Landlord and/or the Demised Premises or any part of
the Building (including the Common Areas) or any adjacent or neighbouring premises or buildings or to any person or their belongings
arising from or incurred in connection to any Fit- Out Works carried out by the Tenant in respect of the Demised Premises or caused
by any act, default, omission or negligence of the Tenant, its servants, agents, visitors or independent contractors.

 

	5.7	Fit-Out
    Works Affecting Structural. Mechanical and Engineering Works

 

If
the Fit-Out Works proposed by the Tenant may affect the structural, mechanical and engineering works and/or affect the base building
warranties of the Demised Premises and/or the Building, then such works shall, if required by the Landlord, be carried out by
a specialist contractor or consultant nominated by the Landlord and appointed by the Tenant. All fees and expenses of the contractor
or consultant appointed by the Tenant, whether or not the appointment is to carry out the specialised work, shall be borne and
paid by the Tenant as and when such fees and expenses become due. Such contractors and consultants appointed by the Tenant shall
not be deemed to be agents or employees of the Landlord and the Tenant shall have no claim whatsoever against the Landlord in
respect of any act, omission, default, misconduct or negligence of such contractors or consultants.

 

	5.8	Joint
    Inspection on Fit-Out Works

 

Upon
completion of the Fit-Out Works, the Tenant shall notify the Landlord in writing. The Landlord shall convene a joint inspection
of the Demised Premises within fourteen (14) Business Days of receipt of such notice and two (2) sets of the as-built plans as
endorsed / certified (if applicable) by the appropriate consuitant(s) of the Tenant.

 

    	 	6	 

     

    

 

	5.9	Refund
    of Fit-Out Deposit

 

Subject
to Clause 5.11, the Fit-Out Deposit shall be refunded, free of interest, to the Tenant and/or Tenant’s contractors free
of interest after the joint inspection if the joint inspection reveals as follows:

  

		(a)	the
                                         Fit-Out Works have been completed by the Tenant, the Tenant’s contractors, subcontractors
                                         or agents in strict compliance with the approved plans, laws, by laws, rules and regulations
                                         and enactment and the Fit-Out Rules and Regulations;
	 	 	 
		(b)	the
                                         Fit-Out Works have been completed by the Tenant and/or the Tenant’s contractors,
                                         to the satisfaction of the Landlord, including clearing ail renovation debris; and
	 	 	 
	 	(c)	no
    remedial works or making good works are required by the Landlord,

 

	5.10	Remedial
    or Additional Works

 

However
if it is determined that remedial or additional works are required within the Demised Premises or any part of the Building or
any adjacent or neighbouring premises or buildings due to the Fit-Out Works, the Tenant and/or the Tenant’s contractors
shall forthwith proceed to carry out and complete the same at the cost and expense of the Tenant and/or Tenant’s contractors
and in any event within fourteen (14) days after the joint inspection. Thereafter, upon completion of the remedial or additional
works, the process and procedure set out in Clauses 5,8 and 5.9 shall be repeated.

 

	5.11	Failure
    to Carry Out Remedial or Additional Works

 

Where
the Tenant and/or the Tenant’s contractors shall fail, refuse and/or neglect to carry out and complete the remedial or additional
works within fourteen (14) days after the date of the joint inspection, the Landlord shall be at liberty but not obliged to carry
out and complete the remedial or additional works and all costs and expenses of the remedial or additional works shall be borne
by the Tenant. These payments shall be deductible from the Fit-Out Deposit and the refund of the Fit-Out Deposit shall be subject
to deductions for any such sum or sums due to the Landlord and for such matters as may be necessary to make good and satisfy such
damages and losses occasioned to the Landlord and/or to the Demised Premises or any other part of the Building or any adjacent
or neighbouring premises or buildings or to any person arising from or incurred in connection to any alteration, renovation, remedial
or additional works carried out on or to the Demised Premises or caused by any act, default, omission or negligence of the Tenant,
its servants, agents, licensees, visitors or independent contractors or in respect of any antecedent breach of any of the terms
and conditions herein contained on the part of the Tenant.

 

	5.12	Delay
    Not Ground of Relief

 

Without
prejudice to Clause 4,3, no delay in carrying out and completing ail or any of the Fit- Out Works in or at the Demised Premises
whether caused by the Landlord or by any Appropriate Authorities or otherwise shall be a ground for postponing the commencement
of the Tenancy herein or payment of the Monthly Rent or in any way relieve the Tenant from the Tenant’s performance and
observance of the terms and covenants herein.

 

	6.	TENANT’S
    COVENANTS

 

The
Tenant HEREBY COVENANTS, UNDERTAKES AND AGREES with the Landlord as follows:

 

	6.1	Deposit

 

	 	(a)	Security
    and Utility Deposit

 

On
or before execution of this Agreement to deposit with the Landlord and throughout the currency of this Agreement to keep deposited
at all times a sum equal to three (3) months' Monthly Rent as stated in Section 10(a) of
the First Schedule hereto to secure the due observance of the stipulations and conditions of this Agreement (hereinafter
called "the Security Deposit") and a sum stated in Section
11 of the First Schedule for the due payment of utility charges incurred
and payable by the Tenant in respect of the Demised Premises (hereinafter called "the
Utility Deposit") which sums shall not be treated as or deemed to be payment for the Monthly Rent or other charges
due hereunder this Agreement. Such deposits may be appropriated interchangeably at any time and from time to time at the discretion
of the Landlord against any and all money due from the Tenant pursuant to the terms and conditions herein in the event of any
breach of the Tenant. Such deposits shall be refunded to the Tenant at the expiration of the full Term only created by this Agreement,
free of interest, less such sums as may then be due and payable to the Landlord in respect of or in consequence of any breach
of the Tenant in the due observance of the terms and conditions herein contained.

 

	 	(b)	Review
    of Utility Deposit

 

The
Landlord shall be entitled at any time and from time to time to review such aforesaid Utility Deposit by notice in writing to
the Tenant in the event the Appropriate Authorities increase such rate(s) and the Tenant shall pay to the Landlord such increase
or increases as the Landlord shall require and such review shall be conclusive and binding on the Tenant as to the increase payable
for the time being on the part of the Tenant. Such increase in the Utility Deposit shall be effective from the date specified
in the said notice.

 

    	 	7	 

     

    

 

	6.2	To
    Pay Rent

 

To
pay the Monthly Rent and any other monies due under the Agreement on the days and in the manner aforesaid, and on default, to
pay to the Landlord interest on the Monthly Rent and any other monies due at the rate of Twelve per centum (12%) per annum calculated
and accruing from the date of due payment till the date of actual payment without prejudice to the Landlord's rights and remedies
available herein, before as well as after judgment.

 

	6.3	Increase
    in Service Charge. Quit Rent. Rates and Assessments

 

	 	(a)	Landlord’s
    Discretion to increase

 

The
Landlord shall be entitled at the Landlord's discretion from time to time to increase the Service Charge by notice in writing
to the Tenant.

 

	 	(b)	Tenant
    to Pay Excess

 

In
the event the quit rent rates and/or assessments payable to the Appropriate Authorities in respect of the Demised Premises (or
if the Demised Premises are not separately assessed, in respect of the Building) exceeds the current quit rent rates and/or assessments
payable or payable for such year when the quit rent rates and/or assessments is first levied at the Commencement Date of Tenancy
(whether such increase is by way of increase in the annual value or by way of increase in the rate of assessment), to pay on demand,
the excess relating to the Demised Premises or, if the Demised Premises is not separately assessed, such proportion of any such
excess as the Nett Lettable Area of the Demised Premises bears to the total lettable area and floor space of the said Building.

 

	6.4	Payment
                                         Of Utility Charges And Services

 

	 	(a)	Tenant
    to pay Utility Charges

 

The
Tenant shall promptly pay all charges in respect of water, electricity, sewerage and other utilities connected to and/or used
throughout the Term hereby created in respect of the Demised Premises. It shall be the Tenant’s responsibility to apply
and procure in the Tenant's name the connection of the electricity and telecommunications and the installation of the electricity
meter from the Appropriate Authorities and to pay to the Appropriate Authorities all the charges including connecting charges,
fees and deposits for the connection, use and consumption of electricity and telecommunications to or at the Demised Premises
and to furnish to the Landlord upon request copies of all relevant bills and receipts for such outgoings.

 

	 	(b)	Additional
    Charges for Supply of Air Conditioning

 

Subject
to Clause 6.23, the Landlord shall provide air-conditioning at the Demised Premises during the Air-Conditioning Hours. In the
event that the Tenant requires air- conditioning outside of the Air-Conditioning Hours, then the Tenant shall pay to the Landlord
such additional air-conditioning charges as stipulated in Section 16 of the First Schedule
or such other charges as may be determined by the Landlord.

 

	 	(c)	Failure
    to Pay Charges

 

if
the Tenant shall fail to discharge its debt to the Appropriate Authorities or to the Landlord, as the case may be, but without
prejudice to the Landlord’s rights hereunder, the Landlord may upon the Tenant’s breach of Clause 6.4(a) herein, disconnect
and/or discontinue or request the Appropriate Authorities to disconnect and/or discontinue the availability of all or any of the
abovementioned utilities to the Demised Premises, in the event that the amount so owing to the Appropriate Authorities is then
paid by the Landlord on behaff of the Tenant, the amount paid by the Landlord shall forthwith become a debt due and payable on
demand by the Tenant. For the avoidance of doubt, the Landlord is not obliged to make any payment to the Appropriate Authorities
on behalf of the Tenant.

 

    	 	8	 

     

    

 

	6.5	Renovation
    After the Commencement Date of Tenancy

 

		(a)	Not
                                         to make or permit to be made any partitions, alterations renovations in or additions
                                         to the Demised Premises or any part thereof or to the Landlord’s fixtures, fittings
                                         and decorations therein, and in particular not to make or permit to be made any such
                                         alterations or renovations that may prevent the full and unrestricted use and benefit
                                         of the sprinkler and other mechanical or electronic systems to the portion of the Building
                                         adjoining the Demised Premises or any part of the Building, without having first obtained
                                         the prior written consent of the Landlord. The Landlord’s consent may be given
                                         subject inter alia to any terms and conditions that may be stipulated by the Landlord
                                         and the payment by the Tenant of a Renovation Deposit in a sum as stipulated by the Landlord
                                         to the Landlord prior to commencement of such works as additional security deposit for
                                         the reinstatement and restoration of the Demised Premises to its original state and condition
                                         at the determination of the Term herein and for the performance of the Tenant’s
                                         covenants under this Clause 6.5. If such consent of the Landlord is given the Tenant
                                         shall at the Tenant’s own expenses obtain all necessary planning and other consents
                                         pursuant to the provisions of any statute, rule, order, regulation or bye-law applicable
                                         thereto and shall comply with the conditions thereof. A copy of the detailed layout plan
                                         and written approval from the Appropriate Authorities shall be furnished to the Landlord
                                         for their record purposes. Upon the determination of the Term hereby created the Tenant
                                         shall restore the Demised Premises to their original state and condition at the expense
                                         of the Tenant prior to the delivery of the Demised Premises to the Landlord.
	 	 	 
		(b)	If
                                         such consent of the Landlord is given the Tenant shall comply with the provisions of
                                         Clauses 5.4 to 5.11 which shall apply mutatis mutandis.

 

	6.6	Alteration
                                         to Electrical, Telecommunication and Plumbing System

 

Not
to install any additional electric, telecommunications, power supply points or make any additional sanitary/plumbing fittings
or connections whatsoever in or to the Demised Premises, other than as provided by the Landlord, without the prior written consent
of the Landlord Provided Always that the Tenant shall comply with the terms and conditions of such consent and approval and with
ail statues by-laws rules and regulations pertaining thereto and PROVIDED FURTHER ALWAYS THAT such installations, connections
or fittings shall only be affected by skilled contractor approved by the landlord (if such approval is required by the Landlord)
and (if applicable) the Appropriate Authorities and the Tenant shall bear ail costs thereof and shall at its costs and expense
remedy any defects or faults thereto the satisfaction of the landlord.

 

	6.7	Not
    to Overload Installations

 

		(a)	Not
                                         to overload the lifts, electrical installation or Conducting Media in the Demised Premises
                                         and the Building.
	 	 	 
		(b)	Not
                                         to interfere with or impose an additional loading on any ventilation, air- conditioning
                                         or other plant or thing serving the Building.

 

	6.8	Permitted
                                         Use

 

To
use the Demised Premises solely for the purposes as described in Section 14 of the First
Schedule or other business purposes permitted by the Landlord PROVIDED THAT the Tenant shall have applied for, obtained
and maintained and cause to be obtained and maintained at the Tenant's own expense and shall have submitted to the Landlord copies
of ail licenses permits approvals registration and other consents required by the Appropriate Authorities for the carrying on
(including the Tenant’s trade name) or conduct of the Tenant's trade, business or operation on the Demised Premises. The
Landlord does not warrant or undertake to the Tenant that the Tenant shall be able to use the Demised Premises for the purpose
intended or contemplated by the Tenant and the failure of the Tenant to obtain permission from the Appropriate Authorities, if
required, for such use of the Demised Premises as is intended or contemplated by the Tenant shall not be a ground to vitiate impair
or frustrate the Tenancy hereby granted or the obligations on part of the Tenant herein contained and the Tenant shall indemnify
and keep the Landlord indemnified against any claims demands actions proceedings prosecutions loss damages fines penalties costs
and expenses which may be made or instituted by any person or the Appropriate Authorities against or otherwise incurred or suffered
by the Landlord in respect thereof.

 

	6.9	Affixing
                                         of Air-Conditioning Unit or Signs

 

	 	(a)	No
    Air-conditioning Units on Exterior of Demised Premises

 

Not
to affix or permit to be affixed to or upon any part of the Demised Premises any air-conditioning/ air-circulation unit, wireless
or telecommunication aerial or antennae, or any thing whatsoever or on the exterior of the Demised Premises or on the windows
or doors thereof or in or about any part of the Demised Premises or Building except as shall be approved in writing by the Landlord.
In addition, the Tenant shall not at any time open, allow or cause to be opened any windows at or of the Demised Premises.

 

    	 	9	 

     

    

 

	 	(b)	Signboards
    on the Exterior of Demised Premises Prohibited

 

Not
to affix paint or otherwise exhibit on the Demised Premises or any part thereof or in any part of the Common Areas or the Building,
any name plate, placard, pylon, advertisements, posters, signboards or anything whatsoever whether temporary or permanent unless
otherwise agreed by the Landlord and is in a form and character which compiles with all statutes by-laws rules and regulations
pertaining thereto, or otherwise as agreed between the parties hereto from time to time to be affixed on a location in the Demised
Premises as approved by the Landlord PROVIDED ALWAYS THAT the Tenant shall be fully responsible for the putting up, the placement
and the maintenance, servicing and up-keeping, and the removal of such name plates and anything whatsoever and shall make good
and keep the Landlord indemnified from and against any claim, liability, loss, damage, cost, expense and otherwise which the Landlord
may suffer in connection with any damage caused to the Demised Premises or to any person or their belongings by reason of such
affixing, putting up, placement, maintenance, servicing, up-keeping or removal and PROVIDED FURTHER THAT in the event the Landlord
pays, which the Landlord is not obliged to do, for any cost in the removal of name plates and/or making good the damage caused
to the Demised Premises at the determination of the Tenancy, the Tenant shall indemnify the Landlord for all costs incurred thereto.

 

	 	(c)	Overall
    Signage Rights

 

The
Landlord shall have the overall signage rights to the Building but if approved by the Landlord at the Landlord’s discretion,
the Tenant may be allowed to put up or affix such signages on the exterior and interior of the Building as the Tenant may require
provided that such signages are not in contravention of any rules or guidelines by the Appropriate Authorities and subject to
such conditions that the Landlord may stipulate and payment of an annual fee to be determined by the Landlord.

 

	6.10	Upkeep
                                         And Maintenance Of Demised Premises

 

	 	(a)	Good
    and Tenantable Condition

 

The
Tenant shall during the Term of this Agreement and for so long as the Tenant may remain in occupation and possession of the Demised
Premises keep and maintain the Demised Premises in good and tenantabie condition including all flooring ceiling surfaces plaster
panels window glass shutter locks fastenings keys bells lights electric wiring and fittings and fixtures in and belonging to the
Demised Premises (fair wear and tear and damage by fire storm tempest explosion riot or any other causes not due or attributable
to the Tenant excepted, save in the case of fire where the insurance moneys are rendered irrecoverable in consequence of the act
or negligence or omission of the Tenant, its servants, agents, visitors or independent contractors).

 

	 	(b)	Cleaning,
    Maintenance and Upkeep of the Interior of Demised Premises

 

The
Tenant shall be responsible for the cleaning, maintenance, upkeep of the interior of the Demised Premises, The Tenant shall employ
competent and responsible persons acceptable to the Landlord to keep the Demised Premises clean in good maintenance and condition
at all times. If any persons employed from time to time or at any time by the Tenant for the purpose of cleaning the Demised Premises
is or becomes unacceptable to the Landlord, the Tenant shall, on being instructed to do so by the Landlord, dismiss such persons
and employ in their place persons acceptable to the Landlord and in the event that the Landlord shall employ, which the Landlord
is not obliged to do, any persons for the purpose of cleaning the Demised Premises in the manner aforesaid, pay to the Landlord
all costs incurred by the Landlord in employing such persons, such payment to be made at the same time as payment of the Monthly
Rent.

 

	 	(c)	Free
    from Pests

 

The
Tenant shall ensure that the Demised Premises shall be kept in a clean condition free from dirt rubbish rodents vermin insects
other animals and all pests.

 

    	 	10	 

     

    

 

	 	(d)	Disposal
    of Waste

 

The
Tenant shall store and keep all rubbish waste trash and garbage of whatsoever nature in proper receptacles and shall dispose of
the same at the appropriate rubbish bins or garbage disposal facilities at regular intervals or at such intervals as the Landlord
may prescribe and to take all reasonable steps to ensure that the Common Areas are not littered in the process of such disposal.
The Tenant shall pay to the Landlord on demand all charges incurred by the Landlord at any time for excess waste, garbage or rubbish
removal from the Demised Premises or Common Areas if the same is due to the acts omissions and/ or default of the Tenant.

 

	 	(e)	Repair
    of Damage or Breakage

 

If
any damage or breakage or injury is caused by or attributable to the Tenant (or its servants, agents, visitors or independent
contractors) to the Demised Premises or any part thereof or to the Building (including the Common Areas) or any part thereof or
any adjoining or neighbouring premises or buildings howsoever caused, the Tenant shail forthwith repair and make good such damage
failing which the Landlord shaii be entitled to execute the repairs and any expenses and cost incurred in carrying out such work
shall be a debt due and payable on demand from the Tenant to the Landlord. For the avoidance of doubt, if any damage is caused
to the Landlord or to any person whomsoever directly or indirectly through the said damaged condition of any part of the Demised
Premises the Tenant shall be wholly responsible therefor and shall fully indemnify the Landlord against all claims, demands, actions
and legal proceedings whatsoever made upon the Landlord by any person in respect thereof.

 

	 	(f)	Painting
    of the Demised Premises Prior to Delivery of Vacant Possession

 

The
Tenant shall every three (3) years or prior to the delivery of vacant possession of the Demised Premises to the Landlord at the
end of the Term or early termination of the Tenancy under this Agreement, whichever is earlier as the case may be, paint the Demised
Premises including all the wood iron and other parts of the interior of the Demised Premises with two coats of good paint or paint
of a suitable quality in a workmanlike manner and seal or paint with emulsion paint ail such parts and to stain, varnish and polish
ail inside wood already stained, varnished and polished (if any), if the Tenant fails to paint or stain varnish and polish the
wood (if any) of the Demised Premises, the Landlord may, but shall not be obliged to, do so and the costs of such work shall be
a debt due and payable on demand from the Tenant to the Landlord.

 

	6.11	Prohibition
                                         of Use

 

	 	(i)	Nuisance

 

The
Tenant shall not do or permit or suffer to be done upon the Demised Premises anything which in the opinion of the Landlord may
be offensive or a nuisance or annoyance to or in any way interfere with the quiet and comfort of the other occupants or user of
the Building or adjacent or neighbouring premises or buildings and the Tenant shall forthwith take such steps and measures as
the Landlord may direct to eliminate or reduce the level of any noise or activity which the Landlord shall deem to be undesirable
or unsuitable.

 

	 	(ii)	Not
    to Use Demised Premises for Residential Purposes

 

The
Tenant shall not permit or suffer any one to sleep on the Demised Premises or use the same or any part thereof for residential
purpose or for carrying on any illegal, immoral, offensive or any religious or political activities or any sale by auction. The
Tenant shall take steps and precautionary measures to prevent fighting, disorderly behaviour misconduct or any activity of any
indecent or immoral nature or any activity on the Demised Premises by the Tenant or its servants, agents, customers, invitees
or independent contractors which causes disrepute or which is undesirable or unsuitable.

 

	 	(iii)	Storage
    of Dangerous Items

 

The
Tenant shail not keep or permitto bekepton the Demised Premises or any part

 

thereof
any materials the keeping of which may contravene any local ordinance statute regulations or by-law or of which an increased rate
of insurance is usually required and in particular not to store arms ammunition or unlawful goods, gunpowder, saltpetre, kerosene
or any explosive, combustible or toxic substance and not to use any inflammable materials including lighting, burning or using
oil lamps whether for religious or ceremonial purposes any where on the Demised Premises or any part of the Building or adjacent
or neighbouring premises or buildings.

 

    	 	11	 

     

    

 

	 	(iv)	Hanging
    of Clothes etc.

 

The
Tenant shall not permit clothes or other materials whatsoever to be hung placed or exposed outside the Demised Premises, or to
be visible from the exterior of the Building to the extent which may be inconsistent with or adverse to the general outlook or
facade of the Building.

 

	 	(v)	Cooking

 

The
Tenant shall not cook or permit the cooking or preparation of any food, other than tea, coffee, soft or other drinks for own consumption
on the Demised Premises.

 

	 	(vi)	Machinery

 

The
Tenant shall not without the prior written approval of the Landlord bring or allow to be brought onto the Demised Premises or
any part of the Building any machinery save for office equipment which are reasonably required for the purposes of the business
of the Tenant.

 

	 	(vii)	Exhibition
    of Advertising Material

 

The
Tenant shall not affix, exhibit or place unto or on the exterior of the Demised Premises any poster banner or advertising material
or offensive publication or inscription or anything of a like nature which shall contravene any law in Malaysia or expose the
Landlord to any fine or penalty by reason thereof. If the Tenant fails to remove the same on written request of the Landlord,
the Landlord shall have the right to remove them at the Tenant’s cost and expense and the Tenant shall indemnify and keep
indemnified the Landlord for any damages, costs or fines arising therefrom.

 

	 	(viii)	Pets

 

The
Tenant shall not bring or keep any pets or animals on the Demised Premises.

 

	6.12	Prohibition
                                         As To Excess Load

 

	 	(a)	Excess
    Loading

 

The
Tenant shall not place or permit to be placed upon the floor of the Demised Premises any load in excess of 2.5 KN/m2
without the prior written consent of the Landlord and shall when required by the Landlord, distribute any load on the floor of
the Demised Premises in accordance with the directions and requirement of the Landlord. If the Landlord agrees to allow the Tenant
to place upon the fioor of the Demised Premises any load in excess of 2.5 KN/m2, the Tenant shall be responsible for
the cost incurred by the Landlord in strengthening the structure and/or foundation of the Building and for any additional insurance
premium and other charges that may be payable or incurred by the Landlord in connection with allowing such excess load.

 

	 	(b)	Overloading
    of Building Structure

 

The
Tenant shall not at any time bring into, install in or place on the Demised Premises or the Building any item, fixture, fitting,
plant or equipment (other than permitted under Clause 6.12(a) above), which may in the opinion of the Landlord's engineer or architect
overload the structure of any part of the Demised Premises or the Building or cause structural stress or damage to the Demised
Premises or the Building or any part of them. The Landlord may prescribe the weight and position of safes and other heavy articles
or goods.

 

	 	(c)	Landlord’s
    Consent to Bring in Machinery etc

 

Subject
to the Landlord's prior written consent (such consent excepted in respect of the items permitted under Clause 6.12(a) and before
bringing any heavy item, fixture, machinery, fitting, plant or equipment into the Demised Premises or the Building, the Tenant
shall inform the Landlord of the Tenant's intention to do so and provide adequate details of the nature, size, weight and proposed
use of the item, fixture, machinery, fittings, plant or equipment. The Landlord may direct the transportation route through the
Demised Premises or the Building of ail such item, fixture, machinery, fittings, plant or equipment and the Tenant shall comply
with such directions.

 

	 	(d)	Modification
    Cost

 

If
the Landlord agrees to modify the Building, its structure or fabric or any part thereof to facilitate the moving or installation
of such heavy machinery, fitting, plant or equipment, the Tenant shall be solely liable to pay for all costs involved for such
modification.

 

    	 	12	 

     

    

 

	6.13	To
                                         Permit Inspection and Repairs

 

	 	(a)	Landlord’s
    Right to Enter and View

 

The
Tenant shall upon receipt of not less than three (3) days written notice, permit the Landlord its agents or servants to enter
upon and view the condition of the Demised Premises, to take inventories of the Landlord’s fixtures and fittings therein,
to carry out any maintenance work as may be required from time to time for general management and maintenance of the Demised Premises
or the Building, to repair or to do structural work for external repairs to the Demised Premises or to other portions of the Building
or to any building or premises not conveniently accessible otherwise than from or through the Demised Premises PROVIDED THAT the
Landlord shall use its best endeavours in its exercise of the rights under this Clause 6.13 not to unreasonably interfere with
the use and enjoyment by the Tenant of the Demised Premises or cause any unreasonable interruption to its business. However, no
such notice shall be required in the event of an emergency.

 

	 	(b)	Tenant
    to Repair

 

The
Landlord may serve upon the Tenant notice in writing specifying any maintenance, repairs or other works necessary to be done or
replacements necessary to be made to comply with the Tenant's covenants to maintain and repair herein contained and require the
Tenant forthwith to execute such maintence, repairs or other works or make such replacements and if the Tenant shall not within
seven (7) Business Days after the service of such notice proceed diligently with the execution of such maintenance, repairs or
other works or the making of such replacements then it shall be lawful but not obligatory for the Landlord its agents or servants
to enter upon the Demised Premises (without prejudice to the Landlord’s right or re-entry) and execute such maintenance,
repairs or other works or make such replacements and the costs thereof (which expenses shall include but not be limited to surveyor’s
fees and other expenditure whatsoever incidental thereon) shall be a debt due and be forthwith recoverable from the Tenant.

 

	6.14	To
                                         Permit Laving of Wires. Pipes

 

The
Tenant shall permit the Landlord its agents or workmen to enter upon the Demised Premises upon receipt of not less than three
(3) days written notice to lay fix in and lead through the Demised Premises any such wires and cables for electricity and telecommunications
requirements and pipes for water and sewerage and other Conducting Media and to do any other works as the Landlord may from time
to time require for the general purposes of the Building or otherwise and also to permit the Landlord its agents and servants
to enter upon the Demised Premises upon receipt of not less than three (3) Business Day’s written notice for the purposes
of maintaining up-keeping repairing removing and replacing ail or any of the said wires cables pipes Conducting Media and other
works done PROVIDED THAT the Landlord shall use its best endeavours in its exercise of the rights under this Clause 6.14 not to
unreasonably interfere with the use and enjoyment by the Tenant of the Demised Premises or cause any unreasonable interruption
to its business.

 

	6.15	Notice
                                         Of Damage Or Defect

 

To
give notice forthwith to the Landlord of any accident or defect or damage that may occur to the Demised Premises or of any damage
to or defects in the water pipes, electrical wiring or other Conducting Media, or any other fittings, fixtures or other facility
provided by the Landlord and to keep the Landlord informed of any circumstances likely to be or cause any danger risk or hazard
to the Demised Premises or to the Building or to any person therein or their respective belongings.

 

	6.16	Compliance
                                         With Any Appropriate Authorities

 

		(a)	Laws,
                                         Statutes, Ordinances, Proclamations, Orders or Regulations

 

The
Tenant shall observe and comply and shall cause all its employees, independent contractors, agents and invitees to observe and
comply with all laws, statutes, ordinances, proclamations, orders or regulations present or future affecting or relating to the
Demised Premises and/or the Building and with all requirements which may be issued or given by any Appropriate Authorities having
jurisdiction or authority over or in respect of the Demised Premises and/or the Building or the user thereof PROVIDED ALWAYS THAT
the Tenant shall be under no liability in respect of any structural alterations the requirements for which was not caused by or
attributed to the Tenant's use or occupation of the Demised Premises.

 

		(b)	Approvals,
                                         Licences and Permits

 

if
necessary, the Tenant shall at any time before or after the Commencement Date of the Agreement apply for and obtain all approvals,
licences and permits required for the Tenant’s business and shall at all times comply with and adhere to the conditions
of such permits and licences and shall observe and comply with all laws, statutes, ordinances, proclamations, orders or regulations
and ail requirements of the Appropriate Authorities in relation thereto.

 

		(c)	Notice
                                         Order or Direction from Appropriate Authorities

 

Upon
receipt of any notice order direction or other thing from any Appropriate Authorities in respect of or affecting or likely to
affect the Demised Premises to comply therewith so far as the same requires anything to be done or done by the Tenant or occupier
of the Demised Premises and in any event forthwith to deliver the same or a copy thereof to the Landlord.

 

    	 	13	 

     

    

 

	6.17	Compliance
                                         With Rules And Regulations

 

		(a)	Insurance,
                                         Sprinkler and Eire Alarm Regulations

 

The
Tenant is to observe and comply and cause ail its employees, independent contractors, agents and invitees to observe and comply
with the insurance policy(ies) undertaken by or for the Landlord, and the sprinkler and fire alarm regulations as they relate
to the use of the Demised Premises and with the requirements of any insurer of the Demised Premises or of the Building. The Tenant
is to pay to the Landlord the cost of any alterations to the sprinkler or fire alarm installation which may become necessary because
of its non-compliance with the covenant contained in this Clause 6.17(a).

 

		(b)	Alterations
                                         or Additions to the Sprinkler or Fire Alarm System

 

In
the event of any alterations or additions to the sprinkler or fire alarm system by the Tenant results in the Landlord having to
charge or discharge the sprinkler system, the Tenant shall bear such cost as determined by the Landlord.

 

		(c)	Rules
                                         and Regulations of the Building

 

In
addition the Tenant shall at all times observe and comply and cause all its employees, independent contractors, agents and invitees
to observe and comply with the Rules and Regulations relating to the management care and use of the Building, the rules and regulations
and conditions of use of the Car Park and any other vehicle parking areas at the Building and the Demised Premises and the conduct
of the Tenant as contained in the Rules and Regulations and all rules and regulations as may from time to time laid down by the
Landlord and/or its authorised representative or such directions that may from time to time be issued by the Landlord and/or its
authorized representative pertaining to or affecting the management and/or maintenance of the Demised Premises, the Building and
any Act, Enactment, Ordinance, regulations, house rules or by-law affecting a tenant or occupier of similar premises which are
now in force or which may hereafter be enacted by the Appropriate Authorities or relevant body(ies) or corporation Provided that
the Landlord shall not be liable to the Tenant in any way for violation of the Rules and Regulations by or to enforce the Rules
and Regulations against any persons including other tenants and/or users of the Building or the employees, independent contractors,
agents, visitors, invitees or licensees thereof in all circumstances. For the avoidance of doubt, the Landlord reserves the right
at any time and from time to time to delete vary amend cancel add to and suspend all or any of the Rules and Regulations for the
time being subsisting. If available, the Tenant may view the latest and updated copy of the Rules and Regulations at the Landlord’s
office on giving at least three (3) Business Days written notice to the Landlord prior to the date of review.

 

	6.18	No
                                         Obstruction Of Common Areas

 

Not
to place, leave or cause to be placed or left any refuse, furniture, parcels or other goods or things of any type which may obstruct
or are likely to obstruct the entrance hall, lobby, staircases or landings leading to the Demised Premises and . the Common Areas
in the Building and the Landlord shall have the right to remove such obstruction (at the cost of the Tenant, which cost shall
be payable by the Tenant on the Landlord’s demand) without being liable for any loss or damage and any claim whatsoever
by the Tenant and any other person having any interest to such goods or things and the Tenant shall indemnify and keep indemnified
the Landlord against any and all such loss, damage and claims.

 

	6.19	Prohibition
    of Random Parking of Vehicles

 

	 	(a)	No
    obstruction

 

The
Tenant shall not to cause or permit or suffer to be caused any obstruction impeding any access to or egress from the Building
by the parking of motor vehicles of any kind including motorcycles, scooters, bicycles or any form of transport nor to cause or
permit or suffer to be caused any such obstruction upon any roads or paths leading to or from the Building or the Land.

 

	 	(b)	Proper
    Parking

 

The
Tenant shall ensure that the vehicles belonging to the Tenant its servants or agents shall at ail times only utilise spaces specifically
designated for the purpose of parking and the Tenant hereby agrees that vehicles parked at the designated or any other car park
bays shall be at the own risk of the Tenant its servants or agents and agrees to exonerate the Landlord from ail liability (including
negligence) for the loss of or damage to any vehicle whatsoever parked in the Building or the Car Park and of any articles or
items in the said vehicles.

 

	6.20	Responsibility
    for Security

 

The
Tenant shall be responsible for the security and safety of the Demised Premises and everything (including persons) therein and
shall ensure the locking and securing of the doors of the Demised Premises at all times.

 

    	 	14	 

     

    

 

	6.21	Making
    Good Of Any Damage

 

	 	(a)	Tenant
    to Make Good

 

To
make good to the satisfaction of the Landlord all damage to the Common Areas and other part of the Building caused by the Tenant
and/or his independent contractors, visitors, guests, servants or agents and in the event that the Landlord shall make good such
damage caused by the Tenant, which the Landlord is not obliged to do, to pay to the Landlord on demand the cost of all repairs
to make good ail such damage.

 

	 	(b)	Tenant
    to Pay Costs for Cleaning or Repairing

 

To
pay on demand to the Landlord the costs incurred by the Landlord in cleaning, clearing or repairing any of the toilets or drains
in or around the Building which are choked up, blocked, stopped up or damaged owing to any act by and/or attributable to the Tenant
or its servants, agents, invitees or independent contractors.

 

	6.22	Insurance

 

	 	(a)	Adequate
    Insurances

 

The
Tenant shall be responsible to effect and keep at all times during the Tenancy herein adequate insurance policy(ies) on the Tenant's
property, movable or otherwise (including but not limited to any furniture, fittings, fixtures, equipment, stock in trade or other
chattels or effects of or under the control of the Tenant) in or about the Demised Premises and the Building for all loss and
damage howsoever arising, including against consequential loss or against damage or destruction,. The Tenant shall further effect
and keep effected a public liability insurance policy for an insured sum of RM1,000,000.00 (in respect of any one incident) with
the Landlord named as a joint insured party and incorporating a clause or endorsement endorsing the Landlord as payee/beneficiary
of any monies which would be payable under the insurance policy. The Tenant shall ensure that such insurance covers the indemnities
and the risks/matters referred to in and/or accepted by the Tenant pursuant to this Agreement and otherwise conforms with the
Landlord's requirements from time to time of which the Tenant is given notice, and (if required by the Landlord) is taken out
with a reputable insurance company acceptable to the Landlord, and incorporates a clause waiving the insurer’s right of
subrogation for any claim that the Tenant (and/or the insurer, on subrogation from the Tenant) may have against the Landlord.
The Tenant also agrees that the Landlord shall at all times have the first right and priority of claiming upon the insurance policy
effected by the Tenant without effecting or claiming upon any of the insurance policies effected by the Landlord. For the avoidance
of doubt, the Landlord is also not obliged to ensure that the insurance effected is adequate or renewed.

 

	 	(b)	Not
    to Cause Any Insurance to Become Void or Voidable

 

The
Tenant shall not do or permit or suffer to be done anything whereby the policy or policies of insurance on the Demised Premises
or on the Building against any loss or damage whatsoever for the time being subsisting may become void or voidable or whereby
the premium thereon may be increased and to make good all damage suffered by the Landlord and to repay to the Landlord on demand
all sums paid by him by way of increased premium or increase contribution for premium and ail expenses incurred by the Landlord
in or about any renewal of such policy or policies rendered necessary by a breach or non-observance of this covenant by the Tenant
without prejudice to the other rights of the Landlord under this Agreement.

 

	6.23	To
                                         Occupy And Use And Keep The Demised Premises At Its Own Risk

 

To
occupy, use and keep the Demised Premises at its own risk in all respects. The Tenant hereby releases to the full extent permitted
by law and indemnifies the Landlord and its contractors and employees from all claims and demands of any kind and from all liabilities
and obligations which may arise in respect of any accident or damage to property or death of or injury to any person of whatsoever
nature or kind including but not limited to criminal acts of violence in the Demised Premises and/or the Building, the breakdown/suspension
of any amenities/services/utilities/facilities and the escape or overflow of any substance, and the Tenant agrees that the Landlord
shall have no responsibility or liability for any loss of or damage to the things, fixtures or personal property of the Tenant
or under the care of the Tenant, or for any death or injury to any person, or for any loss of business/income/profits, or otherwise,
whether consequential, directly or indirectly.

 

	6.24	Tenant’s
                                         Indemnity

 

Notwithstanding
anything herein contained:-

 

	 	(a)	Claims,
    Liabilities Fines, Damage

 

The
Tenant shall be responsible for and shall indemnify the Landlord against all costs claims liabilities fines damages in respect
of the Demised Premises or any part of the Building or any adjacent or neighbouring premises or buildings or death or injury caused
to any person or property by any act, default, negligence or omission or otherwise of the Tenant or the servants, agents, visitors
or independent contractors of the Tenant and to pay and make good to the Landlord all and every loss and damage whatsoever incurred
or sustained by the Landlord as a consequence of every breach or non-observance of the Tenant’s covenants herein contained
and to indemnify the Landlord and the Landlord’s assignees from and against all actions claims liability costs and expenses
thereby arising.

 

    	 	15	 

     

    

 

	 	(b)	Costs
    and Expenses

 

The
Tenant shall be responsible for and shall indemnify the Landlord against all costs (including legal costs on a solicitor-client
basis) claims liabilities fines or other expenses whatsoever incurred or sustained or which may be incurred or sustained by the
Landlord as a consequence of any breach or non-observance of the Tenant’s covenants stipulations or conditions herein contained.

 

	6.25	Use
                                         of Lifts. Loading of Goods Etc,

 

The
Tenant covenants that it will not utilise any lift other than the goods/service lift or lifts designated by the Landlord for the
transportation of all the Tenant's goods, furniture, fixtures and fittings of any description. The Tenant further covenants that
all loading and unloading of all its goods, furniture and fittings of any description shall be carried out at the designated floor
of the Building where the service entrance is located or such area as shall be specifically stipulated/designated by the Landlord
and the Tenant hereby undertakes to give the Landlord prior written notice of not less than three (3) Business Days of its intention
to move in, to occupy or to vacate the Demised Premises during such appointed time and subject to all such other conditions as
may be reasonably required and imposed therefor by the Landlord.

 

	6.26	Fire
                                         Safety

 

The
Tenant shall:-

 

	 	(a)	Safe
    Condition

 

keep
the Demised Premises including its fixtures, fittings, installations and appliances in a safe condition;

 

	 	(b)	Prevention

 

adopt
all necessary measures to prevent an outbreak of fire in the Demised Premises, and to this end, the Tenant must comply with:

 

		(i)	all
                                         requirements of Jabatan Bomba or other relevant body or the Appropriate Authorities;
                                         and
	 	 	 
	 	(ii)	ail
    other requirements of the Landlord as to fire precautions to be adopted.

 

	6.27	No
                                         Hacking

 

The
Tenant shall not without the prior consent in writing of the Landlord carry out any works involving the hacking or coring of the
floors, walls or the structural columns and beams of the Demised Premises or to make any structural or other alteration or additions
to the Demised Premises or any part thereto.

 

	6.28	Running
                                         of Wires

 

The
Tenant shall not run wires for any telecommunications facility in the Demised Premises such that the wires run across the floor
or ceiling or along the walls but to conceal the wires in conduit.

 

	6.29	Car
                                         Park

 

	 	(a)	Compliance
    of Car Park Rules and Regulations

 

The
Tenant must comply with all rules and regulations from time to time imposed and amended by the Landlord or management or operator
of the Car Park on the management and operation of the Car Park.

 

	 	(b)	Payment
    of Car Park Fees

 

The
Tenant shall pay Car Park Fees levied by the Landlord or the operator of the Car Park for the use of the Car Park Bays. The Car
Park Fees are subject to revision by the Landlord or the operator of the Car Park (as may be the case). Should the Tenant request
for additional car park bay(s), the Landlord or the operator of the Car Park may, at its sole and absolute discretion and subject
to car park bay availability, allocate additional car park bay(s) to the Tenant and such additional car park bay(s) shall be chargeable
at the prevailing Car Park Fees.

 

	6.30	To
                                         Permit Inspection Prior to Determination of Tenancy

 

At
any time during the three (3) calendar months immediately preceding the determination of the Term hereby created (or the extended
term, if any) or the sooner determination of this Agreement as provided under this Agreement to permit the Landlord its agents
or servants to affix and retain on a conspicuous part of the Demised Premises a notice for re-letting or the sale thereof and
to permit intending tenants and others with authority from the Landlord its agents or servants at all reasonable times of the
day during business hours upon receipt of not less than twenty-four (24) hours notice to enter and view the Demised Premises,

 

    	 	16	 

     

    

 

	6.31	Surrender
    On Termination

 

	 	(a)	The
    Tenant shall, forthwith on the expiration or sooner determination of the Term hereby created:-

 

	 	(i)	Original
    State and Condition as stated in Appendix 1

 

peaceably
and quietly yield up vacant possession the Demised Premises, in its original state and condition as stated in Appendix 1 and upon
the terms and conditions set out herein {fair wear and tear excepted) and free from all encumbrances and claims by any person,
to the Landlord with all locks, keys complete, any security access cards, fixtures {other than the Tenant’s fixtures) and
additions thereto in good and tenantable repair and condition in accordance with the covenants herein contained and in particular
to make good, repair, rectify, restore and replace at the Tenant’s own cost any Landlord’s fixtures and fittings,
flooring tiles, walls and glass which have been marked or damaged in any way with items of a similar character and of equal value
acceptable to the Landlord before the delivery of vacant possession of the Demised Premises to the Landlord. Immediately prior
to the expiration or sooner determination of the Tenancy, a joint inspection of the Demised Premises, fixtures and fittings will
be conducted to determine the condition of the Demised Premises and all rectification and other works aforesaid to be carried
out by the Tenant.

 

	 	(ii)	Removal
    of all Fixtures and Fittings Erected by Tenant

 

at
the Tenant’s own costs and expenses remove ail fixtures and fittings including partitions and installations erected by the
Tenant within the Demised Premises unless otherwise agreed between the Landlord and the Tenant in writing and to reinstate the
Demised Premises in its original state and condition {fair wear and tear excepted).

 

	 	(iii)	Removal
    of Signs etc.

 

remove
any lettering, signs, names, advertisements and notices erected, painted, displayed or affixed, with the Landlord's consent, onto
or within the Demised Premises or the interior or exterior of the Building by the Tenant, its agents or servants and make good
any damage caused by reason of such erection, painting, displaying, affixing or removal. if the Tenant defaults under this Clause,
the Landlord may remove the same at the Tenant's reasonable expense,

 

	 	(iv)	Car
    Park Bays

 

return
all relevant pass-card and/or document issued by the Landlord or the operator of the Car Park in respect of the Car Park Bays.

 

	 	(b)	Failure
    to Vacate

 

If
the Tenant fails to vacate the Demised Premises and comply with Clause 6.31(a)(iv) above or toremove its fixtures and partitions
or to complete the applicable rectification or other works or otherwise fails to comply with Clause 6.31(a) on the expiry or earlier
determination of the Term the Tenant shall pay to the Landlord a sum of money equivalent to two (2) times the Monthly Rent for
every month or part thereof that the Tenant fails to fully comply with Clause 6.31(a), as agreed liquidated damages and without
prejudice to the aforesaid it shall be lawful but not obligatory for the Landlord its servants or agents to remove fixtures and
partitions on the Tenant’s behalf, repair ail damages and breakage within the Demised Premises or the Common Areas or the
interior or exterior of the Building caused by the Tenant or its employees, independent contractors, agents or invitees and reinstate
the Demised Premises to the original state and condition as at the date the Tenant first occupied the Demised Premises {fair wear
and tear excepted) and all costs of such work shall be a debt due and be forthwith recoverable.

 

	 	(c)	Failure
    to Remove Furniture, Fixtures, Fittings or Chattels

 

if
the Tenant fails to remove any furniture, fixtures, fittings or chattels the Landlord may treat them as if the Tenant and any
other persons having any interest to such furniture, fixtures and fittings had abandoned their respective interests and claims
in them and they had become the absolute property of the Landlord and the Landlord may then remove, dispose and/or deal with them
in such manner as the Landlord determines. If the Landlord sells them, the Landlord need not account to the Tenant or any of such
other persons for the proceeds of sale but may apply the proceeds as the Landlord sees fit in settling the obligations of the
Tenant (if any). In addition, the Tenant shall indemnify and keep indemnified the Landlord against any and all loss, damage and
claims which may arise in connection with the Landlord’s exercise of its rights under this Clause.

 

	6.31	Prevention
                                         of Infectious Diseases

 

The
Tenant shall take all steps and measures, at the Tenant’s own cost and expense, to prevent any outbreak, spread or any transmission
whatsoever of any infectious disease (including, but not limited to, thoroughly fumigating and disinfecting the Demised Premises
to the satisfaction of the Appropriate Authorities) and to this end, without affecting Clause 6.17 above, to promptly comply,
at the Tenant’s own cost and expense, with the law and all guidelines, rules and requirements of the Appropriate Authorities
from time to time relating to the prevention of any outbreak and/or spread of such infectious diseases.

 

    	 	17	 

     

    

 

	6.33	Notice
                                         of Any Infectious Disease

 

The
Tenant shall forthwith give notice to the Landlord and the Appropriate Authorities if the Tenant is aware or suspects that any
person is suffering or has died from or is a carrier or a contact of, or is at risk of infection from, an infectious disease and
to provide such other information or particulars as may be required by the Landlord and/or the Appropriate Authorities.

 

	6.34	Guarantee
                                         and Indemnity

 

	 	(a)	Company

 

in
the event the Tenant is a company the Tenant shall as required by the Landlord, furnish to the Landlord either one of the following
simultaneously with the Tenant's execution of this Agreement or before the Handover Date, whichever is earlier:-

 

		(i)	an
                                         additional sum towards the Security Deposit stated in Section
                                         10(b) of the First Schedule hereto;
	 	 	 
	 	 	or
	 	 	 
		(j)	a
                                         Guarantee and Indemnity in the form prescribed by the Landlord and signed by at least
                                         two (2) Directors (who must be residents of Malaysia) or such other persons as required
                                         by the Landlord in their personal capacities, guaranteeing jointly and severally the
                                         performance by the Tenant of all the Tenant's covenants, terms and conditions of this
                                         Agreement and to indemnify the Landlord against all losses and damages suffered or incurred
                                         by the Landlord arising from the Tenant’s breach or non-observance of the terms
                                         in this Agreement;
	 	 	 
	 	 	and/or
	 	 	 
	 	 	such
                                         other forms of security as the Landlord may require.

  

	 	(b)	Partnership

 

If
the Tenant is a partnership, all partners of the Tenant, excluding the partner who executes this Agreement shall furnish the Landlord
with a Guarantee and Indemnity in their personal capacity in the form specified by the Landlord.

 

	6.35	Use
                                         of Name of Building

 

The
Tenant agrees not in any way use the name “CENTREPOINT SOUTH” in
connection with the Tenant’s business or trade whatsoever.

 

	6.36	Acts
                                         and Default of Tenant’s Agents

 

Any
act, default or omission of the Tenant’s servants, agents, visitors or independent contractors shall be regarded and taken
as an act, default or omission of the Tenant. Without limiting the generality of the foregoing, all damage caused to the Demised
Premises, the Building (including the Common Areas), or adjacent or neighbouring premises or buildings, or any part of them, by
the Tenant, its servants, agents, visitors or independent contractors shall be borne by the Tenant.

 

	7.	LANDLORD’S
    COVENANTS

 

The
Landlord HEREBY UNDERTAKES AND AGREES with the Tenant as follows:

 

	7.1	Rates
    And Taxes

 

To
pay all quit rent rates taxes assessments and other outgoing payable in respect of the Demised Premises except in so far as the
same is payable by the Tenant under the terms of this Agreement.

 

	7.2	Maintenance
    of Common Areas

 

To
keep the Common Areas of the Building in tenantable repair and condition throughout the Term of the Tenancy.

 

    	 	18	 

     

    

 

	7.3	Air-Conditioning
    And Provision Of Lifts

 

To
provide during the Office Hours the following services and the maintenance and upkeep of the Common Areas of the Building: -

 

	 	(a)	Security,
    Lift and Air-Conditioning

 

general
security presence, lift service and air-conditioning of the Common Areas of the Building unless the same is shut down for maintenance
or repair of equipment or for other reasonable cause.

 

	 	(b)	Clean
    and Lit

 

keeping
the entrances, vestibule, staircases, landings, corridors, passages, water closets, lavatories and conveniences within the Common
Areas of the Building cleaned and lit. For the avoidance of any doubt, internal toilet(s) or toilers) for the exclusive use of
the Tenant, if any, is to be cleaned and maintained by the Tenant at the Tenant’s own costs and expense.

 

	 	(c)	Water
    and Electricity for Common Areas

 

supplying
water and electricity for use in the Common Areas of the Building.

 

	 	(d)	Repairs
    of Common Areas and Common Facilities

 

carrying
out any works of repair necessary for the maintenance and upkeep of the Common Areas and common facilities of the Building.

 

PROVIDED
ALWAYS the Tenant’s right to use freely the said lifts and entrance hall may be restricted by the Landlord to one regular
entrance to the Building and one lift after the Office Hours. Access to the Building generally and to the Demised Premises shall
only be permitted if the person seeking such access is identified to the satisfaction of the guard on duty at the entrance hall.

 

	7.4	Quiet
    Enjoyment

 

To
permit the Tenant if it punctually pays the Monthly Rent hereby reserved and other charges and observes the terms, conditions
and covenants on its part herein contained peaceably to enjoy the Demised Premises during the Term of the Tenancy without any
interruption or disturbance by the Landlord or those lawfully claiming under or in trust for the Landlord.

 

	7.5	Insurance

 

The
Landlord shall at all times during the Term hereof contribute towards such insurance for the Demised Premises and/or the Building
against loss or damage by fire and to make all payments necessary for this purpose PROVIDED ALWAYS THAT the provisions of this
covenant shall not be deemed to bind the Landlord to insure against any loss or against damage to or destruction of any furniture
fittings fixtures equipment stocks in trade or other goods chattels or effects of or under the control of the Tenant situated
in or upon the Demised Premises or the Building.

 

	8.	MISCELLANEOUS

 

	8.1	Determination
    Of Tenancy By Landlord

 

	 	(a)	The
    Landlord and the Tenant hereby agree that:-

 

	 	(i)	Non-Payment
    of Monthly Rent

 

if
the Monthly Rent hereby reserved or any part thereof shall at any time be unpaid for fourteen (14) days after the same shall have
become due (whether formally demanded or not); or

 

	 	(ii)	Breach
    of Provisions of this Agreement

 

if
the Tenant commits a breach or permits any breach or default in the due and punctual observance of any of the conditions stipulations
terms and covenants herein expressed (other than the payment obligations set out in Clause 8.1(a)(1)) and fails to remedy the
same within fourteen (14) days after notice in writing has been given to the Tenant requiring the breach to be remedied; or

 

	 	(iii)	Arrangement
    with Creditors

 

if
the Tenant shall make any assignment for the benefit of its creditors or enter into any agreement or make any arrangement with
its creditors by composition or otherwise; or

 

    	 	19	 

     

    

 

	 	(iv)	Distress

 

suffer
any distress or attachment or execution to be levied against its goods and the same is not satisfied or discharged by the Tenant
within thirty (30) days; or

 

	 	(v)	Liquidation

 

the
Tenant being a company shall go into liquidation whether compulsory or otherwise (save for the purpose of reconstruction or amalgamation)
or shall commit any act of insolvency/bankruptcy or has a receiver appointed in respect of ail or any part of its assets or has
a court order judgment or decree obtained against and such order judgment or decree is not effectively stayed or discharged within
thirty (30) days from the date(s) thereof; or

 

	 	(vi)	Bankruptcy

 

the
Tenant being an individual is found to be a bankrupt or commits any act of bankruptcy or becomes a bankrupt, or dies or becomes
insane,

 

then
and in any of such cases it shall be iawful for the Landlord at any time thereafter to serve a forfeiture notice upon the Tenant
pursuant to Section 235 of the Code and it is hereby mutually agreed that a reasonable time in which to remedy the breach the
subject matter of said forfeiture notice is thirty (30) days except in the case of nonpayment of the Monthly Rent when fourteen
(14) days shall be deemed a reasonable time and on expiration of the period specified in the said forfeiture notice without the
breach complained of having been remedied the Landlord shall be entitled to terminate this Agreement by a written notice from
the Landlord to the Tenant and thereupon the Landlord shall be at liberty to re-enter upon the Demised Premises or any part thereof
in the name of the whole but without prejudice to the right of action of the Landlord in respect of any breach of the terms and
conditions on the part of the Tenant herein contained, it is further agreed that the Landlord shall be entitled to forfeit the
Security Deposit and all other deposits paid hereunder, but without prejudice to any action or other remedy which the Landlord
has or might or otherwise could have for the recovery of a sum equal to the remainder of the Monthly Rent for the whole of the
unexpired period of the Term of the Tenancy and other loss or damages and arrears as a result of any such event.

 

	 	(b)	Legal
    Costs to be Borne by Tenant

 

In
the event of re-entry by the Landlord or other legal action taken by the Landlord to enforce the terms herein contained or towards
recovery of the arrears of Monthly Rent and Car Park Fees and/or any other payments payable herein under Clause 8.1 hereof, the
Tenant shall bear and pay all legal costs incurred by the Landlord on a soiicitor-client basis.

 

	 	(c)	Late
    Payment Charges

 

Without
prejudice to the rights powers and remedies of the Landlord as otherwise provided for in this Agreement, the Tenant shall pay
to the Landlord late payment charges as agreed damages calculated from day to day at the rate of twelve per centum (12%) per annum
on all moneys due and unpaid from the due date for payment of such moneys until the date of full payment and the interest shall
be recoverable in like manner as rental in arrears.

 

	8.2	Possession
    Of The Demised Premises

 

The
taking of possession by the Tenant of the Demised Premises shall be deemed prima facie evidence as against the Tenant that the
Demised Premises are in good order and satisfactory condition as at the date thereof.

 

	8.3	Waiver

 

Acceptance
of the Monthly Rent or any other sum by the Landlord shall not be deemed to operate as a waiver by the Landlord of any right of
action against the Tenant in respect of any breach of any of its obligations hereunder.

 

	8.4	Damage
    By Fire

 

If
at any time during the Term the Demised Premises or any part thereof shall be destroyed or damaged so as to become unfit for occupation
or use by fire or other cause outside the control of the Landlord {except when such damage is attributable to any act omission
or default of the Tenant or its servants, agents, visitors or independent contractors whereby payment of the policy monies under
any policy of insurance shall be refused) then the Monthly Rent hereby reserved or fair and just proportion thereof according
to the nature and extent of the damage sustained shall be suspended and ceased to be payable until the Demised Premises or any
part thereof shall have been again rendered fit for occupation and use. The Landlord shall not be bound or compelled to rebuild
or reinstate the same unless the Landlord in its discretion thinks fit to do so. In the event of the Landlord deciding not to
rebuild and reinstate the Demised Premises then the Monthly Rent hereby reserved shall cease and determine from the happening
of such destruction or damage as aforesaid and the Tenant will peaceably and quietly surrender, leave and yield up to the Landlord
vacant possession of the Demised Premises.

 

    	 	20	 

     

    

 

	8.5	Early
    Termination

 

Without
prejudice to any other rights of the Landlord herein contained, in the event that the Tenant fails for any reason whatsoever to
complete the Term of this Tenancy granted herein or terminate the Tenancy herein prior to the expiration of the Term granted herein,
the Landlord shall be entitled to forfeit the Security Deposits and all other deposits and the Tenant shall on demand pay to the
Landlord the sum equivalent to the Monthly Rent for the remaining unexpired Term granted herein.

 

	8.6	Option
    To Renew

 

The
Landlord shall at the written request of the Tenant made not less than four (4) months before the expiration of the Term of this
Tenancy and if there shall not at the time of such request be any existing breach or non-observance of any of the covenants on
the part of the Tenant herein contained and at the Tenant's expenses, grant to the Tenant, a further term stated in Section
17 of the First Schedule at a revised monthly rent at the prevailing market rate,

 

Provided
Always That the Tenant shall have paid to the Landlord a sum equivalent the security deposit and utility deposit at the revised
rate calculated pursuant to Clause 6.1 hereof and the utility deposit at a revised rate to be determined by the Landlord and the
Tenant shall have also signed the tenancy agreement or letter of renewal for the renewed term at a date not less than one (1)
month before the expiration of the Term and all cost and expenses thereby incurred and in respect of such renewal have been paid
by the Tenant. The terms and conditions for the renewed term of tenancy shall be the like covenants and provisions as are herein
contained with the exception of this option to renew and such other terms and conditions to be mutually agreed by both parties.

 

Failing
strict compliance with any of the foregoing, the Tenant agrees that the Landlord shall be entitled to forthwith regard that the
Tenant is no longer interested to occupy or use the Demised Premises and the Landlord shall be free to deal with the Demised Premises
in any manner as it shall deem fit at its discretion.

 

	8.7	Holding
    Over With Consent

 

If
a further tenancy of the Demised Premises Is not created by a document executed by the Landlord and the Tenant or if the Tenant
shall at the expiry of the Term herein created remain in possession of the Demised Premises with the prior written approval of
the Landlord at a monthly rent to be determined by the Landlord, the Tenant shall be deemed to be a monthly tenant thereof only.
Such monthly tenancy shall be determinable by one (1) calendar month's notice and shall be subject in all other respects to the
covenants terms and conditions herein contained unless otherwise specified by the Landlord. Such holding over will not be treated
as a renewal of this Tenancy whether by operation of law or pursuant to the provisions of this Agreement.

 

	8.8	Exclusion
    Of The Landlord’s Liability

 

Without
prejudice to any other provisions in this Agreement and as additional stipulations, the Tenant covenants that the Landlord shall
not be liable to the Tenant or any other person and the Tenant shall not have any claim whatsoever against the Landlord in respect
of:-

 

	 	(a)	Services,
    Repair or Maintenance

 

any
delay or failure of supply or interruption in any of the services for the Demised Premises, the Building or the Car Park hereinbefore
mentioned or any injury loss or damage sustained by the Tenant or any other person or property by reason of any repair or maintenance
of any installations or apparatus or damage thereto or destruction thereof by fire, water, storm, tempest, earthquake, earth movement,
landslide, insects, theft, burglary or explosion, nuclear fallout riot, civil commotion, enemy action, act of God or other cause
beyond the Landlord's control or by reason of mechanical, other defect, breakdown, stoppage, breakage or other inclement conditions
or shortage of manpower, fuel, material, electricity or water or by reason of labour disputes;

 

	 	(b)	Electricity,
    Water and Communication Equipment

 

any
injury loss or damage sustained by the Tenant or any other person at any time as a result of or arising in any way out of the
failure of electricity or water supply or communication equipment or any other services or facilities enjoyed by the Tenant in
conjunction with the Demised Premises;

 

	 	(c)	Works
    carried out by Tenants

 

any
act, omission or default of any party including the Landlord, its agents, servants or contractors in or about the performance
or purported performance of any duty relating to the provision of the said services or any of them, supervisory or other activities
in relation to or in connection with any of the works carried out by the Tenant;

 

	 	(d)	Short
    circuit, Leaks, etc.

 

any
damage, injury or loss arising from or resulting from short circuit of electrical wiring, fire, explosion, failing piaster, steam,
gas, electricity, water, rain, overflow of water or leaks from any rain, plumbing or other pipe or from the sewerage system or
from the piping, wiring and sprinkler system in the Building or from any part of the Building or the Car Park or by dampness from
the Building or the Demised Premises or the Car Park;

 

    	 	21	 

     

    

 

	8.9	Reservation
    of Rights

 

The
Landlord reserves to itself all rights of light air support and other easement and the right to break and enter into the Demised
Premises in case of any emergency or during fire drills authorized by the Landlord and also the right to enter into the Demised
Premises after reasonable notice to the Tenant in order to use or deal with such premises adjoining or near the Demised Premises
in such manner as the Landlord may in its discretion think fit notwithstanding that by so doing the access or light or air to
the Demised Premises or any other liberty easement right or advantage that may belong to the Tenant may thereby be diminished
or interfered with or prejudicially affected.

 

	8.10	Landlord’s
    Consent

 

If
any request is made to the Landlord for its consent, which shall be at the discretion of the Landlord and if so given shall be
in writing, whenever such consent is necessary under any of the other provisions of this Tenancy Agreement, to pay upon demand
to the Landlord any cost expense or charges which may have been or may be incurred by the Landlord in respect of any professional
or consultancy services or advice which in the absolute discretion of the Landlord shall be deemed as necessary to be had and
obtained before granting or refusing its consent. In refusing its consent, the Landlord shall not be obliged to furnish any reason
for its decision. The Tenant further covenants that any such decision of the Landlord shall be binding upon the Tenant.

 

	8.11	Assignment
    Or Sub-let

 

	 	(a)	Agreement
    Binding on Tenant

 

This
Agreement shall be binding upon the Tenant, its successors-in-title and permitted assigns of the Tenant. This Agreement shall
be binding upon the Landlord, its successors-in-title and assigns. The parties agree and undertake that this Agreement shall continue
to be valid, binding and enforceable for all intents and purposes notwithstanding any merger, acquisition, reconstruction, amalgamation
or otherwise whether or not resulting in the change of names of the parties.

 

	 	(b)	Tenant
    not to Assign

 

The
Tenant shall not assign, sub-let, license, part with or transfer its rights or liabilities under this Agreement to any other party
without the prior written consent of the Landlord obtained. Where the Tenant is a company, any change in the management control
(which includes the ability, whether directly or indirectly and whether through ownership of share capital, possession of voting
power, contract or otherwise, to direct or cause the direction of the management, policies, affairs, conduct and/or behaviour
of the Tenant, whether in one or more circumstances) or majority shareholders of the Tenant will be treated as an assignment of
this Tenancy which shall be subject to the prior written consent of the Landlord.

 

	 	(c)	Landlord
    may Assign

 

The
Landlord may assign, transfer and/or novate its rights and/or liabilities hereunder, and/or charge and/or dispose of / transfer
the Demised Premises). Subject to this Clause 8.11 (c) the Tenant hereby consents to such assignment, novation, transfer or charge
and shall co-operate in good faith with the Landlord and execute such documents and take such action as may be reasonably required
to give full effect to this provision PROVIDED ALWAYS that the Tenant's interest to the Demised Premised shall remain intact.
Without prejudice to the generality of the above, the Tenant shall, upon receipt of a notice of assignment, execute and return
to the Landlord the form of acknowledgement annexed thereto.

 

	 	(d)	Covenants
    from Tenant

 

If
anyone other than the Landlord becomes entitled to any benefit of this Agreement pursuant to Clause 8.11(c), either by operation
of law or otherwise, that person shall have the benefit of all covenants and agreements on the part of the Tenant under this Agreement
including anything ancillary or related thereto. The Tenant shall also enter into whatever reasonable covenants the Landlord requires
with that other person to give effect to this Clause provided that such covenants shall not be materially different from the covenants
already imposed upon the Tenant under this Agreement.

 

	8.12	Indulgence.
    Knowledge and Acquiescence

 

	 	(a)	No
    waiver

 

Any
indulgence given by the Landlord shall not constitute a waiver of or prejudice the Landlord's rights herein contained and the
acceptance of Monthly Rent or any other sum by the Landlord shall not be deemed to operate as a waiver by the Landlord of any
right of action against the Tenant in respect of any breach by it of the terms and conditions herein contained.

 

    	 	22	 

     

    

 

	 	(b)	Entitled
    to Exercise Rights

 

Knowledge
of, or acquiescence by, either party hereto of or in any breach of any of the conditions or covenants herein contained shall not
operate as or be deemed to be a waiver of such conditions or covenants or of any of them and notwithstanding such knowledge or
acquiescence each party hereto shall be entitled to exercise their respective rights under this Agreement and require strict performance
by the other of the terms and conditions herein.

 

In
addition, whenever this Agreement grants the Landlord a discretion or whenever the Landlord is requested to give its consent,
the Landlord shall be entitled to exercise such discretion and/or give its permission/consent (including the making of reasonable
amendments, changes, modifications, variation to and/or the re-specification and updating of, discretions or permission/consent
previously exercised or given) without the need for prior approval or consent or consultation with the Tenant, and without need
for the Landlord to provide any reason or ground for the exercise of such discretion or declining any consent sought. Any consent
which the Landlord may give under this Agreement may be made subject to conditions as the Landlord may impose. Any decision of
the Landlord made pursuant to the exercise of its discretion and/or in giving its consent shall be conclusive and binding upon
the Tenant.

 

	8.13	Costs

 

		(a)	All
                                         solicitors1 costs and expenses of and incidental to this Agreement including
                                         the cost for the preparation of this Agreement and the stamp duty and other disbursement
                                         shall be borne and paid by the Tenant.
	 	 	 
		(b)	The
                                         Tenant shall be liable for the solicitor and client costs in respect of any legal proceedings
                                         instituted by the Landlord against the Tenant in the enforcement of any provisions of
                                         this Agreement.

 

	8.14	Landlord’s
    Right to Deal with the Building

 

	 	(a)	Sale,
    Transfer, Disposal

 

The
Landlord shall at its absolute discretion be at liberty to sell, transfer, dispose of, assign or deal with the Land, the Building
or any part thereof, so long as the interest of the Tenant in the Demised Premises is not prejudiced, to any party or parties
during the Term hereby created. The Tenant hereby consents to such sale, transfer, disposal or dealing and shall execute such
documents on mutually acceptable terms and conditions and take such action as may be reasonably required to give full effect to
this provision.

 

	 	(b)	Utilization
    of Service Charges

 

The
manner in which the Service Charges are utilized by the Landlord shall be at the Landlord’s discretion. Notwithstanding
any of the payments made by the Tenant to the Landlord under this Agreement and/or the Tenancy and/or the Tenant’s occupation
of the Demised Premises, the manner in which the Building (including the Common Areas) and/or its tenants, lessees, licensees
or occupants are dealt with, maintained, managed, conducted, supervised and/or controlled and the manner in which the Service
Charge are utilised by the Landlord shall be at the Landlord’s absolute discretion and nothing herein contained shall be
construed as conferring upon the Tenant any right to demand any services from the Landlord or otherwise to have any say in the
manner of the dealings, maintenance, conduct, control, management or supervision of the Building. The Tenant shall not:

 

		(i)	be
                                         entitled to require the Landlord to enforce any agreement between the Landlord and others
                                         relating to other parts of the Building let by the Landlord to others; or
	 	 	 
		(ii)	limit
                                         or affect the right of the Landlord to:

 

	 	(1)	deal
    with other premises in or parts of the Building or the Land; and
	 	 	 
		(2)	impose
                                         and vary from time to time the terms and conditions in respect of such dealing in any
                                         manner which the Landlord deems appropriate.

 

		(c)	Sale,
                                         Transfer, Disposal

 

If
the Landlord wishes to (i) redevelop, renovate, retrofit, refurbish or alter the whole or part of the Buiidingfinciuding the plant
and facilities in it) or the whole or part of the Demised Premises or (ii) change the use of the whole or part of the Building
or the whole or part of the Demised Premises:

 

(aa)
the Landlord may do so as long as proper means of access to and from the Demised Premises are given (even if such may be temporarily
restricted) and essential services are maintained at all times; or

 

(bb)
the Landlord may terminate this Tenancy, without compensation, by giving the Tenant six (6) months’ prior notice. This Tenancy
will end on the expiry of the said notice without affecting the rights of the Landlord against the Tenant for any previous default
by the Tenant of the provisions of this Agreement.

 

    	 	23	 

     

    

 

	8.15	Compulsory
    Acquisition

 

In
the event of the Appropriate Authorities acquiring after the execution of this Agreement any part of the Demised Premises or the
or Land or any part thereof on which the Building is erected amounting to more than ten (10%) of the total area of the Land, the
Landlord shall immediately notify the Tenant of the same and the Landlord shall be at liberty to terminate this Agreement by notice
in writing to the Tenant to that effect without affecting the rights of the Landlord against the Tenant for any previous default
by the Tenant of the provisions of this Tenancy. The Tenant further covenants that it shall not have any interest or right to
any compensation payable by the Appropriate Authorities or make any claim for such compensation to the Appropriate Authorities.

 

	8.16	Severability

 

Any
term, condition, stipulation, provision, covenant or undertaking in this Agreement which is illegal, void, prohibited or unenforceable
shall be Ineffective to the extent of such illegality, voidness, prohibition or unenforceability without invalidating the remaining
provisions hereof, and any such illegality, voidness, prohibition or unenforceability shall not invalidate or render illegal,
void or unenforceable any other term, condition, stipulation, provision, covenant or undertaking herein contained.

 

	8.17	No
    Joint-Venture and Exclusion of Agency

 

None
of the provisions of this Agreement shall be construed or implied as to giving rise to a partnership or joint-venture arrangement
between the parties hereto and no party shall have the authority to bind the other party as though it is an agent of that other
party for any purpose and shall not on behalf of the other party enter into any contract, undertaking or agreement of any sort
or make any promise, warranty or representation.

 

	8.18	Schedules

 

The
Schedules attached hereto shall be taken used and construed as an essential part of this Agreement.

 

	8.19	Amendment
    or Variation to Agreement

 

No
amendment of or addition to the provisions of this Agreement (including the Schedules hereto) shall be binding or effective unless
it is in writing signed by all the parties hereto.

 

	8.20	Entire
    Agreement

 

This
Agreement and the Schedules constitute the entire agreement between the parties and supersedes any previous agreement, understanding,
arrangement, communication or expression of intent, and correspondence (oral or written or expressed or implied) entered into
prior to this Agreement in respect of matters dealt with in this Agreement.

 

	8.21	Binding
    Effect

 

This
Agreement shall be binding on the successors-in-title and the permitted assigns of the Tenant and the successors-in-title and
the assigns of the Landlord.

 

	8.22	Service
    Of Notices

 

	 	(a)	Manner
                                         of Service

 

Service
of any notice, request, demand, document or other communication under or relating to this Agreement or, in the event of any legal
action or proceedings in respect of this Agreement being begun, any writ, summons or other legal process relating to such legal
action or proceedings may be effected and shall be sufficient service on a party if:

 

	 	(i)	delivered
    by hand, at the time of delivery;
	 	 	 
		(ii)	sent
                                         by registered post addressed to the party at the relevant address set out in this Agreement
                                         or at the registered address or last known address of the party and such notice, document,
                                         writ, summons or other legal process shall be deemed to have been received by that party
                                         on the second day following the date of posting and for this purpose it will be sufficient
                                         to show that the envelope containing the same was duly addressed, stamped and posted
                                         and registered by the postal authority; or
	 	 	 
		(iii)	the
                                         notice or document is sent by facsimile transmission and in any such case shail be deemed
                                         to be duly given or made when the transmission has been completed except where the sender's
                                         machine indicates a malfunction in transmission or the recipient within the next Business
                                         Day notifies the sender of an incomplete transmission in which case the facsimile transmission
                                         shall be deemed not to have been given or made.

 

    	 	24	 

     

    

 

		(b)	Leaving
                                         Notice at Demised Premises

 

Notwithstanding
anything to the contrary herein contained, any notice or document or in the event of any legal action or proceedings in respect
of this Agreement being begun, any writ, summons or other legal process relating to such legal action or proceedings required
to be given by the Landlord to the Tenant may be served upon the Tenant either personally or by leaving the same at the Demised
Premises (whether or not the Tenant is still occupying the Demised Premises or had absconded) or at his registered address or
last known place of abode or place of business.

 

		(c)	Change
                                         of Address

 

Any
change of address by either party shall be communicated to the other by way of written notice.

 

		(d)	English
                                         Language

 

All
such notices, requests, demands, consents, communications and similar documents shall be in the English Language.

 

	8.23	Time
    Of Essence

 

Time
shall be of essence in relation to ail the provisions of this Agreement and particularly those which relate to the payment of
any monies by the Tenant to the Landlord.

 

	8.24	Governing
    Law

 

This
Agreement shall be governed by and construed in all respects in accordance with the laws of Malaysia and the Landlord and the
Tenant hereby submit to the exclusive jurisdiction of the Courts of Malaysia in ail matters arising out of or in connection with
this Agreement.

 

	8.25	Sales
    or Service Tax

 

In
the event that any Appropriate Authorities imposes a sales or service or any similar tax upon the Monthly Rental or any payment
payable by the Tenant to the Landlord under this Agreement, such sales or service or other similar tax shall be paid by the Tenant
in addition to any payments payable by the Tenant hereunder simultaneously with the payment to which the said tax relates.

 

	8.26	Payments
    Free of Taxes. Withholdings

 

		(a)	Any
                                         payment or remittance to be made to the Landlord shall be paid (i)
                                         free from any restriction, (it) free
                                         and clear of and (except to the extent required by law) without any deduction or withholding
                                         on account of any direct and/or indirect tax, levy, commission, charges or otherwise,
                                         and (iii) without deduction or withholding
                                         (except to the extent required by law) on account of any other amount(s).
	 	 	 
		(b)	In
                                         the event any payment is subject to any mandatory deduction or withholding or on account
                                         of any direct and/or indirect tax, levy, commission, charges or otherwise, the Tenant
                                         shall when making such payment pay such additional amount as is necessary to ensure that
                                         the Landlord receives and retains a net sum equal to what it would have received and
                                         be entitled to receive and retain had there been no such deduction or withholding made.

 

	8.27	Special
    Conditions And Waiver

 

The
Special Conditions and Waivers [if any] in the Third Schedule shall be taken,
read and construed as an essential part of this Agreement. In the event of any conflict between the provisions of this Agreement
and the Special Conditions and Waivers stated on the Third Schedule, the Special Conditions and Waivers shall prevail.

 

[THE
REST OF THIS PAGE IS LEFT BLANK INTENTIONALLY]

 

    	 	25	 

     

    

 

In
WITNESS WHEREOF the parties hereto have hereunto set their respective hands and the day and year first above written.

 

	SIGNED
    by	]	 
	 	]	 
	for
    and on behalf of the Landlord,	]	
	MVC
    CENTREPOINT SOUTH SDN BHD	]	 /s/
    TEH BOON GHEE
	(Company
    No. 717431-D)	]	TEH
    BOON GHEE
	in
the presence of:-	]	Head
    of Property Development
	 	 	
	/s/
    KOON SIOW LIE	 	 
	KOON
    SIOW LIE	 	 
	(BC/K/963)	 	 
	Peguambela
    & Peguamcara	 	 
	Advocate
    & Solicitor	 	 
	Kuala
    Lumpur	 	 
	 	 	 
	The
    COMMON SEAL of the Tenant	]	 
	MOXIAN
    MALAYSIA SDN BHD	]	 
	(Company
    No. 1036592-X)	 	 
	is
    affixed hereto in accordance with its	]	 
	Articles
    of Association	]	 
	in
    the presence of:-	]	 
	 	]	 
	 	 	 
	 	 	Affix
    Common Seal here
	 	 	 
	 	 	 
	 	 	 
	Director	 	Director/Secretary
	Name:	 	Name:
	 	 	 
	OR	 	 
	 	 	 
	SIGNED
    by	]	 
	 	]	 
	For
    and on behalf of the Tenant	]	/s/
    SOON MUN SENG
	MOXIAN
    MALAYSIA SDN BHD	]	Authorised
    Signatory(ies) sign here
	(Company
    No. 1036592-X)	]	Name:              SOON
    MUN SENG
	in
    the presence of:-	]	NRIC
    No.        841225-14-6067
		 	Designation:   DIRECTOR
	/s/
    CHAN FOO WENG	 	 
	Witness
    sign here	 	 
	Name:         CHAN
    FOO WENG	 	 
	NRIC
    No.:  650205-01-5158	 	 
	 	 	 

 

    	 	26	 

     

    

 

FIRST
SCHEDULE  

 

	Section	 	Item	 	Particulars
	 	 	 	 	 
	1,	 	The
    date of this Agreement	 	18
    APR 2013
	 	 	 	 	 
	2.	 	The
    name and address of the Landlord	 	MVC
                                         CENTREPOINT SOUTH SDN BHD 

                                         (Company No. 717431-D)

         

        Registered
        Office

        Level
        32, The Gardens South Tower Mid Valley City, Lingkaran Syed Putra 59200 Kuala Lumpur

         

        Correspondence
        Address Management Office MVC Centrepoint South Sdn Bhd Suite 7.01, Level 7, Menara IGB Mid Valley City, Lingkaran Syed
        Putra 59200 Kuala Lumpur

	 	 	 	 	 
	3.	 	The
    name and address of the Tenant	 	MOXIAN
    MALAYSIA SDN BHD (Company No. 1036592-X) with
    its registered office at Suite 13-10, The Boulevard, Mid Valley City, Lingkaran Syed Putra, 59200 Kuala Lumpur
	 	 	 	 	 
	4.	 	Demised
    Premises	 	Suite
    13.02 Level 13 Centrepoint South, Mid
    Valley City, Lingkaran Syed Putra, 59200 Kuala Lumpur, outlined in red on the Floor Plans annexed hereto as the Second
    Schedule.
	 	 	 	 	 
	5.	 	Net
    Lettable Area of Demised Premises	 	2,832
    square feet
	 	 	 	 	 
	6.	 	Term
    of Tenancy	 	Three
    (3) years
	 	 	 	 	 
	7(a)	 	Commencement
    Date of Tenancy	 	16
    May 2013
	 	 	 	 	 
	7(b)	 	Expiry
    Date of Tenancy	 	15
    May 2016
	 	 	 	 	 
	8.	 	Monthly
    Rent	 	Ringgit
    Malaysia Seventeen Thousand Eight Hundred Forty One and Sen Sixty (RM17,841.60) only
    per month calculated at Ringgit Malaysia Six and Sen Thirty (RM6.30)
    per square foot per month

 

    	 	27	 

     

    

 

	Section	 	Item	 	Particulars
	 	 	 	 	 
	9.	 	Prior
    Sum	 	Ringgit
    Malaysia One and Sen Fifty [RM1.50] per
    square foot per month on prorated basis
	 	 	 	 	 
	10.	 	(a)
    Security Deposit	 	Ringgit
    Malaysia Fifty Three Thousand Five Hundred Twenty Four and Sen Eighty (RM53,524.80) only
    equivalent to three (3) months’ Monthly Rent
	 	 	 	 	 
	 	 	(b)
    Additional Security Deposit	 	Nil
	 	 	 	 	 
	11.	 	(a)
    Utility Deposit	 	Ringgit
    Malaysia Eight Thousand Nine Hundred Twenty and Sen Eighty (RM8,920.80) only
    equivalent to fifty per cent (50%) of one (1) month’s
    Monthly Rent
	 	 	 	 	 
	 	 	(b)
    Additional Utility Deposit	 	Nil
	 	 	 	 	 
	12.	 	Car
    Park Bays	 	Three
    [3] non-reserved car park bays
	 	 	 	 	 
	13.	 	Car
    Park Fees	 	Ringgit
    Malaysia One Hundred and Twenty [RM120.00] each per month inclusive of government service charge (subject to change).
	 	 	 	 	 
	 	 	 	 	The
    Landlord or the operator of the Car Park shall be entitled to revise, vary or increase the Car Park Fees during the Term at
    any time
	 	 	 	 	 
	14.	 	Permitted
    Use	 	Office
    only
	 	 	 	 	 
	15.	 	Air-Conditioning
    Hours	 	8.30
    am to 6.00 pm on Business Days
	 	 	 	 	 
	 	 	 	 	Air
    Conditioning is turned off on Saturdays, Sundays and Public Holidays
	 	 	 	 	 
	16.	 	Charges
    for provision of air- conditioning after Air-Conditioning Hours	 	(a)Ringgit
                                         Malaysia Seventy Six (RM76.00) only per hour on Business Days

                                                          

        (b)Ringgit
        Malaysia Ninety Six (RM96.00) only per hour on Saturdays, Sundays and Public Holidays

	 	 	 	 	 
	17.	 	Option
    To Renew	 	Three
    (3) years
	 	 	 	 	 
	18.	 	Office
    Hours	 	8.30
    am to 6.00 pm on Business Days
	 	 	 	 	 
	19.	 	Handover
    Date	 	1
    April 2013
	 	 	 	 	 
	20.	 	(a)
    Fit-Out Deposit	 	Ringgit
    Malaysia Five Thousand
	 	 	 	 	(RM5,000.00)
    only
	 	 	 	 	 
	 	 	(b)
    Fit-Out Period	 	One
    and a half (1.5) months commencing
	 	 	 	 	from
    1 April 2013 to 15 May 2013

 

    	 	28	 

     

    

 

SECOND
SCHEDULE

 

[Floor
Plans]

 

    	 	29	 

     

    

 

CENTREPOINT
SOUTH

 

LEVEL
13

 

 

 

    	 	30	 

     

    

 

THIRD
SCHEDULE

 

SPECIAL
CONDITIONS AND WAIVERS

 

 

 31Exhibit
10.20

 

House
Lease Contract

 

	Lessor:	Li Hongji                                                               	(hereinafter
    referred to as Party A)
	Lessee:	 Moxian Technologies (Beijing) Co., Ltd.        	(hereinafter
    referred to as Party B)
	Party
    C:	He Weisu                                                             	(hereinafter
    referred to as Party C)
	Party
    D:	Beijing Zhongjia
Real Estate Broker Co., Ltd.	(hereinafter
    referred to as Party D)

 

On
August 27, 2015, Party D supplied intermediate service, and then Party A and Party C reached an agreement on the lease of House
B and C on Floor 9, Building D 2-22, No. 8, North Avenue, Chaoyangmen, Dongcheng District. After that, Party A, Party C, and Party
D signed the House Lease Contract. Party C has paid Party A one-month guarantee deposit of RMB 121,015.4 Yuan and three-month
rent of RMB 363,046.2 Yuan. Party A has paid brokerage expenses for Party D after intermediate service is supplied. Party A, Party
C, and Party D reached an agreement that Party B would be the lessee after establishment. Now, Party B has been established. Through
negotiation, Party A, Party B, and Party C, reach an agreement that Party A will lease the houses to Party B and that the three
parties sign this contract.

 

I.
Basic information and use of the houses

 

1.1
Party A agrees to lease the houses (House B and C on Floor 9, Building D 2-22, No. 8, North Avenue, Chaoyangmen, Dongcheng
District, Beijing) with facilities in a good condition to Party B.

 

1.2
The floor area of the houses is 568.37 square meters.

 

II.
Lease term

 

2.1
Lease term lasts for 2 years; namely, from August 28, 2015 to October 04, 2017.

 

2.2
Rent-free period lasts for 39 days; namely, from August 28, 2015 to October 04, 2015. There's no need for Party B to pay rent
during the rent-free period.

 

2.3
After expiry of tenancy, Party A has the right to take back the houses. In case of intending to renew the lease, Party B shall
request for the renewal 30 days in advance. With Party A's consent, both parties may sign a new lease contract.

 

2.4
After expiry of tenancy, Party A has the right to take back all the houses. Party B shall, on or before the date for expiry of
tenancy, keep the house facilities and auxiliary articles in a good condition before delivering them to Party A.

 

III.
Lease payment mode 

 

3.1
Party A and Party B draw a conclusion that monthly rent of the houses is 7 Yuan per square meter, totaling RMB 121,015.40 Yuan,
including property management fee and heating fee as well as taxes for rental invoice.

 

3.2
Rent payment mode: 1-month guarantee deposit and 3-month rent payment; Party B shall directly remit these money to the
bank account designated by Party A.

 

3.3
Rent shall be paid every 3 months, and the following rent shall be paid 2 days before the lease commencement date
in the payment month. Within the contract duration, rent shall not be adjusted. The first three-month rent of RMB 363,046.2 Yuan
has been paid by Party C on September 8, 2015. Party A, Party B, and Party C confirm that the first rent was paid by Party B.

 

     

     

    

 

3.4
Party A is responsible for paying property fee for property management company and the invoice for property fee shall be directly
issued by property management company. Party A needs to pay property fee of RMB 40,747.2 Yuan (the actual property fee of the
first three months is RMB 36,445.53 Yuan) quarterly; Party A is allowed not to issue an invoice for the fee above while issuing
an invoice for rent. In case property fee is adjusted, Party A may adjust the amount for the rent invoice.

 

3.5
The date and amount for Party B to pay rent, and the amount for rent invoice issued by Party A are as follows:

 

	Date
    	Party
    B shall pay three-month rent (Yuan)	Party
    A shall issue an invoice of rent (Yuan)	Remark
    
	September
    8, 2015	363,046.2	326,600.67	The
    rent minus property fee of RMB 36,445.53 Yuan
	January
    3, 2016	363,046.2	322,299	The
    rent minus property fee of RMB 40,747.2 Yuan
	April
    3, 2016	363,046.2	322,299	The
    rent minus property fee of RMB 40,747.2 Yuan
	July
    3, 2016	363,046.2	322,299	The
    rent minus property fee of RMB 40,747.2Yuan
	October
    3, 2016	363,046.2	322,299	The
    rent minus property fee of RMB 40,747.2 Yuan
	January
    3, 2017	363,046.2	322,299	The
    rent minus property fee of RMB 40,747.2 Yuan
	April
    3, 2017	363,046.2	322,299	The
    rent minus property fee of RMB 40,747.2 Yuan
	July
    3, 2017	363,046.2	322,299	The
    rent minus property fee of RMB 40,747.2 Yuan

 

3.6
The deposit amounts to 1-month rent (121,015.40); namely, SAY RMB ONE HUNDRED AND TWENTY-ONE THOUSAND AND FIFTEEN POINT
FOUR ZERO YUAN ONLY. The deposit indicates the margin paid by Party B to faithfully fulfill all provisions of this contract.
The one-month rent of RMB 121,015.4 Yuan has been paid to Party A by Party C on September 8, 2015. Party A, Party B, and Party
C confirm that the deposit shall be deemed as having been paid by Party B and that it will be returned to Party B when Party B
stops leasing the houses.

 

3.7
In case Party B violates this contract, Party A may deduct all deposits paid by Party B; in case the deposit is insufficient to
compensate Party A for all losses, Party A shall still have the right to request Party B for compensation again.

 

IV.
Other expenses

 

4.1
In case Party B, at its sole discretion, installs a telephone within the contract period, the installing expense and telephone
fee shall be paid by Party B according to the standard stipulated by Telecommunications Bureau.

 

    	 	2	 

     

    

 

4.2
Other expenses: all relevant expenses incurred during the lease period shall be borne by Party B (☐ water rate, ☐
electric charge, ☐ fuel gas fee, ☐ cable television bill, ☐ Internet fee, ☐ air-conditioning cost, and
☐ parking fee).

 

V.
Party A's rights and obligations

 

5.1
Party A must deliver the rental houses to Party B for use.

 

5.2
Party A has the right to supervise Party B so that Party B can use the houses in a reasonable way. In case Party B's violation
gives rise to Party A's liability or economic loss, Party B shall assume the liability.

 

5.3
Party A has the right to authorize an agent to exercise Party A's rights and obligations. When signing this contract, Party A
or the agent thereof shall show law certification related to the houses and ID cards, and guarantee Party A or the agent is the
legitimate owner and has legal status.

 

5.4
Within the lease term, Party A shall enter into the houses with Party B's permission.

 

5.5
After expiry of tenancy, Party A shall, together with Party B, count the interior facilities. In case the facilities are in a
good condition, Party A shall return all deposits to Party B within ten working days after Party B has paid off all expenses (□
water rate, □ electric charge, □ fuel gas fee, □ Internet fee, 口 telephone bill, □ cable television
bill, and □ parking fee and so on) incurred due to use of the houses.

 

5.6
After expiry of tenancy, Party A has the right to take back the houses, needless of notifying Party B. In case Party B fails to
move out of the houses, Party A may apply to the local people's court for compulsory execution, and all economic losses incurred
by this shall be borne by Party B.

 

5.7
After termination of this contract, Party B shall promptly carry its articles out of the houses. In case of five days overdue,
Party B may be deemed as having given up its rights, and Party A has the right to dispose them.

 

5.8
Within one month before expiry of tenancy, Party A and the agent thereof have the right to lead potential customers to see the
houses within normal working hours with prior notice to Party B.

 

5.9
In case Party B stops continuing to lease the houses after expiry of tenancy, the unmovable decoration including partition walls
and doors and windows shall not be dismantled.

 

VI.
Party B's rights and obligations

 

6.1
Party B shall, in accordance with the provisions herein, use the houses after paying the deposit and rent.

 

6.2
Party B shall separately bear the decoration fee and conduct coordination work in the leased area.

 

6.3
Party B shall comply with relevant national laws and regulations and industrial standards when decorating the leased houses, and
shall provide interior decoration design drawings for Party A at the expense of Party B.

 

6.4
In the process of decorating and using the houses, Party B shall first obtain Party A's permission before changing or adjusting
the main structure and appliances in the leased area. The exception is the abrasion in normal use.

 

6.5
Party B shall, before commencement of decoration, submit the decoration scheme to Party A's property management institution, and
then start construction after obtaining permission.

 

6.6
Party B shall pay house rent and all expenses (□ water rate, □ electric charge, □ fuel gas fee, □ Internet
fee, 口 telephone bill, □ cable television bill, and □ parking fee and so on) related to the houses on schedule.

 

    	 	3	 

     

    

 

6.7
Party B shall guarantee business activities in the leased area are legitimate; shall not store forbidden objects, inflammables
and explosives; in case of any violation, Party B shall assume relevant liabilities.

 

6.8
After termination of this contract, Party B shall promptly carry their personal articles out of the houses. In case of five days
overdue, Party B may be deemed as having given up its right, and Party A has the right to dispose the articles.

 

6.9
In case Party B fails to violate this contract within the tenancy term, after expiry of tenancy, Party B shall have the priority
to lease the houses when having the same condition as other lessees.

 

6.10
Party B shall pay attention to fire prevention and water resistance. In case that fire or flood breaks out for the reason of Party
B, Party B shall assume relevant civil and criminal liability and relevant economic compensation.

 

VII.
Responsibility for breach of contract and termination of contract 

 

7.1
In the case of any of the following circumstances, Party B has the right to terminate this contract:

 

7.1.1
Party A can't provide property right in real estate of the houses or the houses and facilities can't meet the conditions, which
has adverse effect on the use of houses for Party B;

 

7.1.2
Party A fails to assume the obligation of house maintenance, which which has adverse effect on the use of houses for Party B;

 

7.1.3
In case this contract can't be continuously fulfilled for the reason of Party A, on the premise that Party B has paid all expenses
related to the houses, Party B shall pay rent by the day, and Party A shall return the rent and deposit to Party B that are not
used and compensate Party B for the liquidated damage amounting to two-month rent.

 

7.2
In the case of any of the following circumstances, Party A has the right to terminate this contract:

 

7.2.1
Without Party A's written permission, Party B changes internal and external structures of the houses, damages facilities but fails
to repair them promptly, or changes the use of the houses;

 

7.2.2
Party B makes use of the houses to store dangerous goods or carry out activities of breaking the law;

 

7.2.3
In case Party A dissolves the contract with Party B for the reason above, it's no need for Party A to return the deposit. In case
the economic loss to Party A can't be completely compensated by deposit, Party A may request Party B for compensation one more
time.

 

7.2.4
After expiration of the contract period or this contract terminates due to Party B's breach of contract, Party B fails to move
out of the rented houses, the rent overdue shall be calculated by 150% of original rent. In case this gives rise to economic loss
to Party A due to the effect on the new lessee, the loss shall be compensated by Party B. In case of 7 days overdue, Party A has
the right to enter into the houses rented by Party B, empty them and dispose the articles in the houses at the expense of Party
B.

 

7.2.5
After this contract is signed, Party B shall pay rent and other relevant fees as scheduled. For every overdue day, Party B shall
pay Party A late fees by 0.5% of amount payable. In case rent is paid 7 days later than due, Party B may be deemed as breach of
contract unilaterally, and thus, Party B shall pay liquidated damage of three-month rent; meanwhile, Party A has the right to
terminate the lease contract and carry it out as follows.

 

    	 	4	 

     

    

 

7.2.6
In case this contract is dissolved or terminated for one party's breach of contract, the breaching party shall pay liquidated
damage equal to two-month rent for the non-breaching party. Meanwhile, Party B shall pay the actual rent and other relevant expenses
for actual use period. In case this contract is terminated due to Party B's breach of contract, Party B must return the houses
in a good condition to Party A within five days after Party A gives a notice of terminating the contract.

 

7.3
Termination of contract

 

7.3.1
Lease term expires.

 

7.3.2
Either party prepares for bankruptcy, liquidation, dissolution, or any similar procedures.

 

7.3.3
In case the total assets or the important part of assets required to fulfill this contract is detained, embargoed, or used, and
this happens to Party A, Party A shall return all lease deposit to Party B, and undertake all losses to Party B.

 

7.3.4
Party B pays rent one month later than due.

 

VIII.
Exception conditions

 

8.1
In case this contract can't be fulfilled continuously or loss is caused for any relocation or reconstruction due to force majeure
or national policy, neither party shall undertake the due obligations.

 

8.2
In case this contract is terminated for the reason above, rent shall be calculated by the actual time of use.

 

Rent
shall be calculated by the day for the period less than a whole month; namely, Party A will return the overcharge and demand payment
of the shortage.

 

8.3
Force majeure refers to the objective circumstances that are unforeseeable, unavoidable, and insurmountable.

 

8.4
This contract will terminate after expiry of tenancy.

 

IX.
Dispute settlement

 

9.1
In case any dispute arises herein, both parties shall first negotiate about it or apply for mediation; in case no agreement is
reached, they shall solve the dispute in the following ways (only one way can be chosen): submit it to Beijing Arbitration Commission
for arbitration.

 

9.2
During the period of settling disputes, both parties shall continue to carry out the contract in all other aspects. 

 

X.Other
Stipulations

 

10.1
Both parties' mailing addresses are as follows. Suppose one party sends a letter or express delivery to the following addresses
before giving an notice of address change to the other party, the letter or express delivery shall be deemed as having been sent.

 

Party
A: Li Hongji

Mailing
Address: Floor 6, New China Life Insurance Mansion, No. 12 (Jia),

Jianguomen Outer Street,

Chaoyang District, Beijing

Post
Code: 100022                        
Telephone: 13901023941

 

    	 	5	 

     

    

 

Party
A: Moxian Technologies (Beijing) Co., Ltd.

Mailing
Address: House B and House C, Floor 9,

Building D 2-22, No. 8,

North Avenue, Chaoyangmen,

Dongcheng District

Post
Code: 100027                        Telephone:
53322589

 

10.2
Party A and Party B shall, through negotiation, sign supplementary agreements on unsettled issues. The supplementary agreements
and appendixes shall be an indispensable part to this contract, and they have the same legal effect as this contract.

 

10.3.
This contract is in triplicate, with Party A, Party B, and Party C to hold one. Three copies have the same legal effect.

 

10.4
The signing, efficacy, interpretation, implementation, amendment, and termination of this contract is protected by formally enacted
Chinese laws and regulations.

  

Lessor
(Party A):

Signature
and stamp: /s/ Li Hongji

 

Representative:

 

ID
No.:

 

Telephone:

 

Lessee
(Party B): Moxian Technologies (Beijing) Co., Ltd.

Signature
and stamp: /Seal/ Moxian Technologies (Beijing) Co., Ltd.

 

Representative:

 

ID
No.:

 

Telephone:

 

Party
C:

Signature
and stamp: /s/ He Weisu

Telephone:

 

	 	Signed
    on:	Month	Date	2016	

 

 

 

 

6

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