Document:

Exhibit
10.8

 

DATED
THIS              13      DAY OF            APRIL                                                                                    2022

 

BETWEEN

 

[WOON
CHUN YIN] 

(NRIC: [*])

 

(“The
Landlord”)

 

AND

 

[STARBOXTV
SDN BHD]

[Company
Registration No. 201901026085 (1335414-P)]

 

(“the
Tenant”)

 

~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

 

TENANCY
AGREEMENT

(VO2-08-12,
V OFFICE, LINGKARAN SV, SUNWAY VELOCITY, 55100 KUALA LUMPUR.)

 

~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

 

    	 

     

    

 

VO2-08-12,
V OFFICE, SUNWAY VELOCITY, LINGKARAN SV, 55100 CHERAS, KL

 

TENANCY
AGREEMENT

 

AN
AGREEMENT made the day and year stated in Part 1 of the Schedule hereto between the first party whose name and description as stated
in Part 2 of the Schedule hereto (hereinafter referred to as “the Landlord”) of the one part and the second party whose name
and description as stated in Part 3 of the Schedule hereto (hereinafter referred to as “the Tenant”) of the other part.

 

WHEREBY
it is agreed as follows:-

 

	1.	Premises

 

The
Landlord is the registered proprietor/beneficial owner of the property more particularly referred to and described in Part 4 of the Schedule
hereto (hereinafter referred to as “the Demised Premises”).

 

	2.	Term
    of Tenancy

 

The
Landlord has agreed to let and the Tenant has agreed to accept a tenancy of the Demised Premises for a term as stated in Part 5 of the
Schedule hereto (hereinafter referred to as “the Said Term”) subject to the terms and conditions hereinafter contained and
subject to a non-exclusive easement over all the portions of the Building designated as common areas (in particular, the corridors, staircase
and lifts) for ingress/egress for the benefit of the Tenant, its invitees, employees, patrons as well as other occupants of the Building,
their invitees, employees and patrons.

 

	3.	Rent

 

The
monthly Rent for the Demised Premises is as stated in Part 6.1 of the Schedule hereto and is payable monthly in advance without deduction,
the first of such rent payment is to be made upon execution of this Agreement or upon handing over of vacant possession of the Demised
Premises, whichever is earlier.

 

	4.	THE
    TENANT HEREBY COVENANTS WITH THE LANDLORD as follows :
	 	 
	(a)	Payment
    of Rental

 

To
pay the monthly rental promptly without any deduction in advance at the time and in the manner in Part 6.2 of the Schedule hereto. The
said Rental shall be paid by the Tenant by depositing the said Rental into the bank account of the Landlord as stated in Part 11 of the
Schedule hereto. A copy of the bank-in-slip will then be forward to landlord as proof of payment.

 

	(b)	Security
    Deposit and Utility Deposit (if any)

 

Upon
execution of this Agreement the Tenant shall pay to the Landlord the sums stated in Part 7 of this Schedule hereto as and by way of deposit
or security which shall be refunded free of interest within one (1) month after the termination of the tenancy upon the due observance
and performance by the Tenant of the terms and conditions of this Agreement PROVIDED ALWAYS that the Security Deposit and Utility Deposit
(if any) (hereinafter referred to as “the Deposits”) shall not in any event be set off or treated as payment of Rental or
any other moneys payable by the Tenant pursuant to this Agreement and that the Deposits shall not be refunded without documentary proof
of the full payment of all utilities. In the event of breach or non-compliance by the Tenant of the terms and conditions herein, the
Landlord may deduct the whole or any part of the Deposits for any sum for which the Tenant may be liable under the said Term.

 

    	 

     

    

 

	(c)	Utilities

 

To
pay all charges for electricity, water, sewerage charges by Indah Water Konsortium Sdn Bhd and other utilities supplied to, used in or
provided for the Demised Premises as and when due.

 

	 	i.	Electricity

 

The
Tenant shall apply for electricity with Tenaga Nasional Berhad (“TNB”) for the Demised Premises in its own name and be solely
responsible for payment of all monthly charges to TNB. Copies of the receipt must be forwarded to the Landlord for record purposes.

 

	 	ii.	Water

 

The
Tenant shall apply for water with Syarikat Bekalan Air Selangor Sdn. Bhd. (“SYABAS”) for the Demised Premises in its own
name and be solely responsible for payment of all monthly charges to SYABAS. Copies of the receipt must be forwarded to the Landlord
for record purposes.

 

If
the Demised Premises is under the Developer/Joint Management Body

 

The
Tenant shall pay the water charges for the Demised Premises billed under the Landlord by the Developer or the Joint Management Body (“JMB”).
Upon receiving the bill from the Developer or JMB, the Tenant shall pay the monthly charges accordingly.

 

	 	iii.	Sewerage

 

The
sewerage charges for the Demised Premises is billed under the Landlord’s name. Upon receiving the bill from Indah Water Konsortium
Sdn. Bhd, the Tenant shall pay the monthly charges accordingly.

 

If
the Demised Premises is under the Developer/Joint Management Body

 

The
Tenant shall pay the sewerage charges for the Demised Premises billed under the Landlord by the Developer or the Joint Management Body
(“JMB”). Upon receiving the bill from the Developer or JMB, the Tenant shall pay the monthly charges accordingly.

 

Non
observance of this Section would deem to be a breach of the Tenancy Agreement and the Landlord reserves the right to demand that all
Outstanding Amounts be settled in full and the Tenant agrees to pay for all expenses incurred to rectify the situation.

 

    	 

     

    

 

VO2-08-12,
V OFFICE, SUNWAY VELOCITY, LINGKARAN SV, 55100 CHERAS, KL

 

	(d)	Government
    Taxes

 

The
Tenant shall pay the Goods and Services Tax (“GST”) or Sales Service Tax (“SST”) or any other taxes (if applicable).

 

	(e)	Water
    Piping

 

The
Tenant shall ensure at all times that the water inlet and outlet piping and the entire internal and external water piping systems that
run through the neighbouring lots are safe and in proper conditions and would not cause damages or losses to the neighbouring properties
at all times and the Tenant shall further indemnify the Landlord in full against any claims, demands, proceedings, charges and expenses
or legal suit by the owners and/or the Tenant of the neighbouring lots or any injured third party due to the negligence, omission, default,
breach of the Tenant and/or the Tenant’s servant, employees or agents.

 

	(f)	Telephone
    and internet

 

To
deal directly with the telephone and internet company for the application of telephone lines and/or internet services in its own name
and to be solely responsible for payment of all monthly charges to the telephone and/or internet company.

 

	(g)	Upkeep
    of Demised Premises

 

To
keep the Demised Premises in clean condition together with all the Landlord’s fixtures and fittings including such as regular servicing
of electrical appliance, the sanitary and water apparatus thereof (other than the main structure, walls, floors, ceilings and drains
of the Demised Premises) in good tenantable repairs and conditions throughout the Said Term, fair wear and tear, damage by fire, storm
and tempest, termites, acts of God, riot and civil commotion excepted. The Tenant is responsible to replace with similar articles of
least equal value all such parts as may at any time be destroyed, lost or damaged at Tenant’s own expenses.

 

The
Tenant is liable for any damages caused by the Tenant or Tenant’s Contractor and/or Agents to the main structure, walls, floors,
ceilings, internal piping, sewerage piping and wiring and drains of the Demised Premises during the Said Term of the Tenancy, including
the Fitting Out Period (as herein defined).

 

	(h)	Use
    of Demised Premises

 

	I.	To
    use the Demised Premises as stated in Part 8 of the Schedule hereto only.
	 	 
	II.	To
    obtain and maintain at its own expenses all governmental license(s), permit(s), registration(s), including trade name and other consent(s)
    necessary for the conduct of the Tenant business stated in Part 8 of the Schedule hereto and to submit copy(ies)of the same to the
    Landlord upon request.
	 	 
	III.	The
    Tenant shall not:-
	 	 
	i)	use
    the Demised Premises for any illegal unlawful or immoral purpose or do or permit to be done any act or thing which may become a nuisance
    or give reasonable cause of complaint;

 

    	 

     

    

 

	ii)	use
    the Demised Premises as a living quarters and/or worker dormitory;
	 	 
	iii)	block
    or bar or obstruct or leave any garbage or rubbish or stores in any part of the Common Areas.
	 	 
	(i)	Structural
    Alteration, Fitting Out and Renovation

 

	 	i.	Save
    as expressly permitted by this Agreement, not to permit or suffer to be

 

done
or to be made any alteration or changes to any of the walls and structural whatsoever to the Demised Premises or the Landlord’s
fixtures and fittings without prior written consent of the Landlord which consent may be subject to such terms and conditions as the
Landlord may see fit to impose. The Tenant is require to pay an additional deposit upon Landlord’s approval and this deposit will
be refunded free of interest at the end of the Tenancy. The amount of deposit shall be determined by the Tenant and the Landlord at the
later stage.

 

	 	ii.	The
    Tenant shall at its own cost and expense carry out all fitting out and renovation works relating to the interior of the Demised Premises
    including but not limited to partitioning ceilings, fittings, fixtures, carpentry, lighting, flooring, interior design and décor
    as may be necessary to fit out the Demised Premises completely for the Tenant’s permitted use (“Fitting Out Works”).
    The Tenant shall install at its own cost and expense extra air-conditioning units at an appropriate place that will not obstruct
    or caused any inconvenience to the neighbourhood.
	 	 	 
	 	iii.	During
    the Fitting Out Period set out in Part 9 of the Schedule (if any), the Tenant is authorised to enter upon and use the Demised Premises
    as licensee solely for the purposes of carrying out the Fitting Out Works.
	 	 	 
	 	iv.	The
    Tenant shall be responsible at its own cost and expense to reinstate the Demised Premises to its original state and condition at
    the expiration or sooner termination of this tenancy, failing which the Landlord reserves the right to deduct all loss, damage and
    expenses thereby incurred from the Deposit paid by the Tenant in accordance with Clause 4(b).
	 	 	 
	 	v.	The
    Tenant shall keep the Demised Premises clean and tidy throughout the duration of the Fitting Out Period and at the completion of
    the Fitting Out Works shall promptly remove all waste and debris arising from the Fitting Out Works from the Demised Premises to
    the satisfaction of the Landlord. The Tenant shall also make good to the satisfaction of the Landlord all damage to the Demised Premises
    resulting from or in relation to the Fitting Out Works.
	 	 	 
	 	vi.	The
    Tenant is required to pay an additional deposit (other than Deposit sum as stated in Part 7 of the Schedule hereto) to the Landlord
    should the Tenant wants to do any structural renovation in the near future with the Landlord’s consent.

 

	(j)	Inspection
    and Repairs

 

To
forthwith repair to original condition any damage to the Demised Premises, Common Areas and Landlord’s Fixtures and Fittings caused
by the Tenant and if the Tenant fails to rectify such damage, the Landlord shall be entitled but not obliged to perform the rectification
works at the Tenant’s cost and expense. For the avoidance of doubt, works which are of a wear and tear nature not exceeding Ringgit
Malaysia Five Hundred per item shall be borne solely by the Tenant including but not limited to replacement of light bulbs or replacement
of parts of Landlord’s Fixtures and Fittings.

 

    	 

     

    

 

VO2-08-12,
V OFFICE, SUNWAY VELOCITY, LINGKARAN SV, 55100 CHERAS, KL

 

	(k)	Nuisance

 

Not
to permit or suffer to be done in or upon the Demised Premises anything which may be or become a nuisance and annoyance to the adjoining
occupants.

 

	(l)	Dangerous
    Material

 

Not
to store or bring upon the Demised Premises any ammunition or articles of a specially combustible or dangerous nature and not to do or
permit or suffer to be done anything by reason whereof any insurance affected on the Demised Premises may be rendered null and void or
whereby the premium may be increased, and to repay to the Landlord all sums paid by way of increased premium and all expenses incurred
by the Landlord in or about the renewal of such insurance rendered necessary by a breach of this covenant without prejudice to the rights
of the Landlord to claim for damages arising from the Tenant’s negligence or default.

 

	(m)	Yield
    of Demised Premises

 

	 	i.	At
    the expiry or sooner termination of the tenancy, peaceably and quietly yield up possession of the Demised Premises together with
    the Landlord’s fixtures and fittings contained therein in the condition which the Tenant first took possession (fair wear and
    tear excepted) together with all keys locks and fastenings (other than such Tenant’s fixtures as shall belong to the Tenant)
    in good and substantial repair and condition, And to clear up any rubbish and to peaceably and quietly deliver up to the Landlord
    vacant possession of the Demised Premises in good, clean and proper state of tenantable repair and condition in accordance with the
    foregoing covenants.
	 	 	 
	 	ii.	If
    the Tenant on termination of the Tenancy fails to yield and vacate the Demised Premises aforesaid, the Tenant shall pay to the Landlord
    as agreed liquidated damages a sum equivalent to two (2) times the Rental for each day’s delay thereto without prejudice to
    the Landlord’s right to evict the Tenant or take proceedings to enforce the other rights of the Landlord contained in this
    Agreement and the Landlord shall have a right to terminate all Utility supply including but not limited to the Electricity and Water
    supply and to cancel any Access Cards and block access to the Demised Premises.

 

	(n)	Inspection
    prior to Termination

 

For
sixty (60) days before the expiration of the Said Term, the Landlord or his agents shall, with at least two (2) days’ prior notice
to the Tenant, be permitted to enter the Demised Premises at all reasonable times for the purpose of showing the Demised Premises to
prospective tenants or buyers.

 

	(o)	Non-removal
    of Fixtures

 

Not
to remove any permanent fixtures by whomsoever created upon the termination of the tenancy hereby granted nor to claim compensation for
any fixtures erected by the Tenant at the termination of the tenancy hereby granted.

 

    	 

     

    

 

	(p)	Indemnity
    of Landlord

 

The
Tenant shall keep the Landlord indemnified against:-

 

	 	i.	all
    loss and damage to the Demised Premises and any other premises and any property therein and all loss of life and personal injuries
    caused directly or indirectly by the Tenant; and
	 	 	 
	 	ii.	all
    claims demands or proceedings brought by any governmental or statutory or other competent authority or any adjoining owner, tenant,
    occupier or members of the public arising out of or incidental to the execution of the Fitting Out Works, and/or the use of the Demised
    Premises and/or any act or omission of the Tenant.

 

	(q)	Insurance

 

The
Tenant shall effect and keep effected in respect of the Demised Premises adequate public risk insurance, fire and damage insurance against
the Tenant’s personal property, plate glass insurance, breakage insurance, theft insurance and to provide copies of the policy
and renewals as and when requested by the Landlord.

 

	5.	THE
    LANDLORD HEREBY COVENANTS WITH THE TENANT as follows:-
	 	 
	(a)	Pay
    Rates

 

To
pay all quit rent, taxes, assessments and other rates imposed on the Demised Premises including service charge and lift maintenance fee
and cleaning of common area which are or may hereinafter be charged or imposed upon the Demised Premises and payable by the Landlord.

 

	(b)	Insurance

 

The
Landlord shall provide adequate insurance coverage of the Demised Premises, fixtures and fittings against fire with a recognised insurance
company during the Said Term excluding the Tenant’s personal effects.

 

	c)	Peaceful
    Enjoyment

 

The
Tenant paying the Rent and observing and performing the covenants herein contained and on the Tenant’s part to be observed and
performed shall peacefully hold and enjoy the Demised Premises without any interruption or disturbance from or by the Landlord or any
person rightfully or lawfully claiming under or in trust for the Landlord.

 

	(d)	Repairs
    of Demised Premises

 

To
repair defects in walls, floors (except floor tiles), ceilings and drains, plumbing and electrical system which are of structural nature
not caused by the Tenant and/or its contractors PROVIDED THAT the Tenant shall at all times maintain and keep the Demised Premises in
good and tenantable repair and condition.

 

    	 

     

    

 

VO2-08-12,
V OFFICE, SUNWAY VELOCITY, LINGKARAN SV, 55100 CHERAS, KL

 

	(e)	Event
    of Emergency

 

The
Landlord undertakes that it shall not, save and except in an emergency or unless under legal compulsion or in the event of any breach
by the Tenant of the terms of this Agreement use the master key to the Demised Premises for the purpose of gaining entry to the Demised
Premises.

 

	6.	PROVIDED
    ALWAYS and it is hereby expressly agreed as follows:-
	 	 
	(a)	Event
    of Default

 

Without
prejudice to the rights, powers and remedies of the Landlord as otherwise provided in this Agreement, the Tenant shall pay to the Landlord
late payment charges by way of interest calculated from day to day at the rate of one and a half per centum (1.5%) per month on all money
due but unpaid for seven (7) days by the Tenant to the Landlord under this Agreement; such interest to be computed from the expiry of
the seven (7) day period allowed for the payment of such money until the date of payment in full and to be recoverable in like manner
as rental in arrears. If at any time the rent or any part thereof (whether formally demanded or not) shall remain unpaid or unsatisfied
for fourteen (14) days after becoming payable or if any of the Tenant’s covenant shall not be performed or observed then in any
of those events, the Tenant has to vacate the Demised Premises within seven (7) days, reimburse the Landlord for all and any damages
caused to the Demised Premises and forfeit all deposits. The Tenant shall be responsible for all legal fees incurred by the Landlord
to enforce this Clause.

 

	(b)	Force
    Majeure

 

If
the Demised Premises or any part thereof shall at any time during the Said Term be destroyed or damaged by fire, storm and tempest, termites,
act of God, riot and civil commotion or other cause beyond the Landlord’s control or other defect or breakdown or unavoidable shortage
of fuel, material, water and labour, otherwise become unfit for use and occupation, the Rent hereby reserved or a due proportion thereof
shall cease and this agreement shall thereupon be deemed to be terminated, without prejudice to any claims the Landlord may have against
the Tenant for any antecedent breaches of its covenants herein contained.

 

	(c)	Option
    to Renew of Tenancy

 

	 	i.	The
    Landlord shall on written request of the Tenant made not less than three (3) months from the expiration of the Term hereby created
    and if there shall not at the time of such request exist any breach or non compliance of any of the covenants on the part of the
    Tenant grant to the Tenant a further term as stated in Part 10 of the Schedule hereto on terms and conditions to be mutually agreed
    upon and the revised rental rate shall be at the prevailing market rate to be determined.
	 	 	 
	 	ii.	In
    the event of any renewal of the Tenancy and an increase in the Rental, the Tenant shall top up the Security Deposit
    and Utility Deposit (if any) so that the Security Deposit retained by the Landlord shall always be equivalent to Three (3) Months
    Rental and the Utility Deposit (if any) retained by the Landlord shall always be equivalent to one (1) Month Rental both payable
    by the Tenant for the respective term of lease.

 

    	 

     

    

 

	(d)	Termination
    of Tenancy

 

In
the event that the Tenant desires to terminate this Tenancy Agreement at any time before the expiration of term hereby created, the Tenant
is required to give two (2) months advance notice in writing to the Landlord, and the Security Deposit as stated in Part 7 of the Schedule
hereto shall be forfeited by the Landlord.

 

	(e)	Sale
    and Assignment

 

The
Landlord and Tenant hereby agree and confirm that in the event of any sale or assignment of the Demised Premises by the Landlord to any
third parties before the expiry of the tenancy, such sale or assignment of the Demised Premises shall not affect the said tenancy and
the Tenant shall be entitled to continue renting the Demised Premises as per the said Term.

 

	7.	Stamp
    Duty

 

All
cost and stamp duty in connection with this Agreement shall be borne and paid by the Tenant.

 

	8.	Notice

 

Any
notice required under the term of this Agreement shall be in writing and shall be served on the Landlord and the Tenant respectively
to be sent by hand or by registered post to the address given herein or at such other address as may be hereafter notified in writing
by either party to the other of them in each case and such notice shall be deemed to be received in the ordinary course of post.

 

	9.	Definition

 

In
this Agreement where the context so requires words importing the singular number or the masculine gender included the plural number of
feminine gender and words importing person include corporation and vice versa.

 

In
this Agreement where the context so admits the expression “the Landlord” shall include its successors in title and assigns
and the expression “the Tenant” shall include its successors in title and permitted assigns, and employees of the same.

 

	10.	Time
    of Essence

 

Time
whenever mentioned herein shall be of the essence of this Agreement.

 

	11.	Law

 

This
Tenancy shall be construed and enforced in accordance with the laws of Malaysia and the parties hereto hereby agree to submit to the
jurisdiction of the Malaysian Courts.

 

	12.	Schedule

 

The
Schedule hereto shall be taken read and construed as an essential part of this Agreement.

 

(The
remaining of this page is intentionally left blank)

 

    	 

     

    

 

VO2-08-12,
V OFFICE, SUNWAY VELOCITY, LINGKARAN SV, 55100 CHERAS, KL

 

IN
WITNESS WHEREOF the parties hereto have hereunto set their hands the day and year specified in Part 1 of the Schedule hereto.

 

	SIGNED
    by the Said Landlord	)	 	 
	 	 	 	 
	WOON
    CHUN YIN	)	 	 
	 	 	 	 
	NRIC:
    [*]	)	 	 
	 	 	 	 
	in
    the presence of:-	)	 	/s/
    Woon Chun Yin
	 	 	 	WOON
    CHUN YIN
	 	 	 	LANDLORD
	 	 	 	 
	Signature
    of Witness:	 	 	 
	 	 	 	 
	/s/
    Choong Siew Yi	 	 	 
	Name:
    Choong Siew Yi	 	 	 
	NRIC:	 	 	 
	 	 	 	 
	SIGNED
    by the Said Tenant	)	 	 
	 	 	 	 
	STARBOXTV
    SDN BHD	)	 	 
	 	 	 	 
	Company
    Registration No. 201901026085 (1335414-P)	)	 	 
	 	 	 	 
	in
    the presence of:-	)	 	/s/
    Choo Keam Hui
	 	 	 	CHOO
    KEAM HUI
	 	 	 	NRIC
    No: [*]
	 	 	 	Designation:
    Director
	 	 	 	 
	Signature
    of Witness:	 	 	 
	/s/
    Low Pool Cai	 	 	 
	Name:
    Low Pool Cai	 	 	 
	NRIC:	 	 	 

 

    	 

     

    

 

SCHEDULE

 

(The
Schedule and Inventory (if any) attached hereto are to be taken read and construed as an essential part of this Agreement.)

 

	No.	 	Items	 	Particulars
	 	 	 	 	 
	1.	 	Date
    of Agreement	 	13
    April 2022
	 	 	 	 	 
	2.	 	Description
    of Landlord	 	 
	 	 	Name	 	WOON
    CHUN YIN
	 	 	NRIC	 	[*]
	 	 	Address	 	[*]
	 	 	 	 	 
	3.	 	Description
                                            of Tenant
	 	 

	 	 	Name	 	STARBOXTV
    SDN BHD
	 	 	Company
    Registration No. Address	 	Company
    Registration No. 201901026085

    (1335414-P)
	 	 	 	 	 
	 	 	Contact
    No. Email	 	 
	 	 	 	 	 
	4.	 	Description
    of Demised Premises	 	VO2-08-12,
    V OFFICE, LINGKARAN SV, SUNWAY VELOCITY, 55100 KUALA LUMPUR.
	 	 	 	 	 
	5.	 	Term
    of Tenancy Commencement Date Termination Date	 	ONE
                                            (1) YEAR 

                                            01/05/2022

    30/04/2023

 

	6.	 	6.1	Month
    Rental	 	RM6,800

    (Ringgit
    Malaysia: SIX THOUSAND EIGHT HUNDRED ONLY)

	 	 	 	 	 	 
	 	 	6.2	Payment
    of Rent	 	Payable
    in advance on/before 05TH day of each month and every succeeding month.
	 	 	 	 	 	 
	 	 	6.3	Government
Taxes	 	The
    Tenant shall pay the Goods and Services Tax (GST) or Sales Service Tax (SST) or any other Taxes (if applicable).

 

    	 

     

    

 

VO2-08-12,
V OFFICE, SUNWAY VELOCITY, LINGKARAN SV, 55100 CHERAS, KL

 

	7.	 	7.1	Security
    Deposit	 	RM13,600
    (Ringgit Malaysia: THIRTEEN THOUSAND SIX HUNDRED ONLY) - equivalent to TWO (2)Months Rental
	 	 	 	 	 	 
	 	 	7.2	Utility
    Deposit (if any)	 	RM6,800
    (Ringgit Malaysia: SIX THOUSAND EIGHT HUNDRED ONLY)

 

SCHEDULE

 

(The
Schedule and Inventory (if any) attached hereto are to be taken read and construed as an essential part of this Agreement.)

 

	No.	 	Items	 	Particulars
	 	 	 	 	 
	8.	 	Use
    of Demised Premises	 	OFFICE
    AND ADMINISTRATIVE USE

 

	9.	 	9.1	Fitting
    Out / Renovation Period	 	-
	 	 	 	 	 	 
	 	 	9.2	Renovation
    Plan (if any)	 	The
    Tenant shall provide a copy of the Renovation Plan to and obtain the approval from the Landlord prior to the commencement of the
    Renovation works.
	 	 	 	 	 	 
	10.	 	Option
    to Renew	 	Two
    (2) Years with a revised rental rate base on the prevailing market rate.
	 	 	 	 	 
	11.	 	Mode
    of Payment	 	Name:
    [*]
	 	 	 	 	Bank:
    [*]
	 	 	 	 	Account
    No.: [*]

 

    	 

     

    

 

INVENTORY
LISTExhibit
10.9

 

Dated
the day of 20 April, 2022

 

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

 

TENANCY
AGREEMENT

 

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

 

BETWEEN

 

BERJAYA
STEEL WORKS SDN BHD

[Company
Registration No. 198401013663 (126211-D)]

 

(“The
Landlord”)

 

AND

 

PAYBATS
SDN. BHD.

[Company
Registration No. 201901017982 (1327311-V)]

 

(“The
Tenant”)

 

 

 

THE
LANDLORD’S SOLICITORS

 

ELIZABETH
TEH & CO.

Advocates
& Solicitors

A-7-8,
Block A, Gembira Park, Jalan Riang, Happy Garden, Off Jalan Kuchai Lama,

58200
Kuala Lumpur.

 

Tel:
012-687 2831

Email:
etc0210@gmail.com

 

[Ref:
7327/22/TA/PSB/ETC(05)]

 

    	 

    	 

    

 

TENANCY
AGREEMENT

 

	AN
  AGREEMENT is made this 	day
  of	,
    2022

 

BETWEEN

 

BERJAYA
STEEL WORKS SDN BHD [Company Registration No. 198401013663 (126211-D)], a company incorporated in Malaysia under the Companies Act,
1965 and having its business address at 191-5, 5th Floor, Wisma CKE, Jalan Lancang, Off Jalan Cheras, 56100 Kuala Lumpur (hereinafter
referred to as the “Landlord”) of the one part;

 

AND

 

The
party whose name and particulars are set out in Section 1 of Schedule A hereto (hereinafter referred to as the “Tenant”).

 

NOW
IT IS HEREBY AGREED AS FOLLOWS:-

 

	1.	DEFINITIONS
                                            AND INTERPRETATIONS

 

	1.1	Definitions

 

	1.1.1	In
                                            this Agreement, where the context so admits and unless it is otherwise expressly provided,
                                            the following words and expressions shall have the following meanings:-

 

	 	“Appropriate
    Authorities”	means
    any federal, state or local government, semi or quasi-governmental or other statutory or authorities departments, agencies or regulatory
    bodies or having jurisdiction from time to time and at any time over a relevant matter;
	 	 	 
	 	“Month”	means
    a month in the Gregorian calendar commencing from the first day of such month and expiring on the last day of that month;
	 	 	 
	 	“Building”	means
    all parcels and common facilities at Phase 1A Shop Office including common property of Sunway Velocity development;
	 	 	 
	 	“Business
    Commencement Date”	means
    the date on which the Tenant shall commence its business at the Demised Premises as set out in Section 4(c) of Schedule A hereto;
	 	 	 
	 	“Commencement
    Date”	means
    the commencement date of the Tenancy as set out in Section 4(a) of Schedule A hereto;
	 	 	 
	 	“Common
    Property”	means:

 

	 	(i)	corridors,
    passages, stairways, landings, fire escapes, exits, lobbies, toilets, courtyards and other parts of the Building and Land excluding
    the Demised Premises and other parcels or parts of the Building and/or the Land rented, leased, or used by or reserved for use, rent
    or lease by the Landlord;
	 	 	 
	 	(ii)	foundations,
    columns, beams support, outer walls and roof of the Building;
	 	 	 
	 	(iii)	central
    and appurtenant installations for services such as power, light, cold water (if any), public address and sound system (if any) fire
    sprinkler system and air-conditioning (if any) provided to the Building;

 

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	 	(iv)	lifts,
    water closets, tanks, pumps motors, fans, compressors, fixtures, fittings, pipes, ducts and installations now or hereafter with other
    tenants or occupants of the Building or public;
	 	 	 
	 	(v)	so
    much of the Land as is not comprised in the Building or in any parcel therein and includes car parks, common walk ways internal roads/driveways,
    footpaths, pedestrian pathways, landscaped areas, drains, sewers, culverts, sumps, pipes, wires, cables, ducts, lightings and all
    other fixtures and fittings, structures and installations which are capable of being used or enjoyed by the Tenant in common with
    other tenants and/or occupants of the Building and/or other persons entitled to the use thereof; and
	 	 	 
	 	(vi)	such
    other areas of the Building and/or Land which the Landlord may designate from time to time as common property;

 

	 	“Default
    Rate”	means
    the rate of interest being ten per centum (10%) per annum calculated on a daily basis;
	 	 	 
	 	“Demised
    Premises”	means
    all that piece and parcel of premises in the Building as described in Section 2 of Schedule A hereto;
	 	 	 
	 	“Deposits”	means
    the Security Deposit, the Utilities Deposit, Service Charge Deposit and Fit-Out Deposit;
	 	 	 
	 	“Fit-Out
    Guide”	means
    the manual to be obtained by the Tenant from the Landlord or Management Company for the purpose of Fitting Out Works which contains
    the guidelines and regulations, including any additional payments to the Landlord or the Building Management Company to be strictly
    complied with by the Tenant;
	 	 	 
	 	“Fit-Out
    Works”	means
    the necessary renovations, installation, fittings out works to be carried out by the Tenant at its own cost and expenses in the Demised
    Premises in accordance with the terms and conditions of the Fit-Out Guide supplied by the Landlord or the Building Management Company
    to the Tenant;
	 	 	 
	 	“Fixtures
    and Fittings”	means
    the fixtures and fittings set out in Schedule B hereto;
	 	 	 
	 	“SST”	means
    goods and service tax payable at the prescribed rate by the Tenant to the Landlord under the provisions of the Sales Tax Act 2018
    and Services Tax Act, 2018;
	 	 	 
	 	“Land”	means
    all that piece and parcel of land comprised in the title upon which the Building is erected;
	 	 	 
	 	“Landlord”	means
    BERJAYA STEEL WORKS SDN BHD [Company Registration No. 198401013663 (126211-D)], a company incorporated in Malaysia under the Companies
    Act, 1965 and having its business address at 191-5, 5th Floor, Wisma CKE, Jalan Lancang, Off Jalan Cheras, 56100 Kuala Lumpur;
	 	 	 
	 	“Layout
    and Floor Plan”	means
    the plan of the Demised Premises and the layout of that floor of the Building where the Demised Premises is located as set out in
    Schedule E hereto;
	 	 	 
	 	“Building
    Management Company”	means
    any person or body corporate (whether related to the developer or otherwise) duly appointed by the developer to carry out the duties
    and functions of the developer in relation to the management and maintenance of the Common Property, Phase 1A Shop Office Common
    Facilities and such other services and facilities serving the development of Sunway Velocity and where the context permits shall
    include its servant and authorized agents.;

 

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	 	“Rental”
    or “Rent”	means
    the rent specified in Section 5(a) of Schedule A hereto payable at the time set out in Section 5(b) of Schedule
    A hereto;
	 	 	 
	 	“Security
    Deposit”	means
    the sum specified in Section 6(a) of Schedule A hereto to be paid to the Landlord;
	 	 	 
	 	“Services”	means
    the maintenance and upkeep of the Common Property;
	 	 	 
	 	“Service
    Charge”	means
    the sum specified in Section 7(a) of Schedule A hereto or such other rate or sum which may be stipulated from time
    to time by the Developer or the Building Management Company;
	 	 	 
	 	“Service
    Charge Deposit”	means
    the sum specified in Section 6(c) of Schedule A hereto to be paid to the Landlord or Building Management Company;
	 	 	 
	 	“Fit-Out
    Deposit”	means
    the sum specified in Section 8 (a) of Schedule A hereto to be paid to the Building Management Company;
	 	 	 
	 	“Possession”	means
    possession of the Demised Premises for the purpose of fitting out which shall be delivered in the manner as provided under Clause
    4.2 hereof
	 	 	 
	 	“Tenant”	means
    the party whose name and particulars are set out in Section 1 of Schedule A hereto;
	 	 	 
	 	“Term”	means
    the term of the tenancy as set out in Section 3 of Schedule A hereto;
	 	 	 
	 	“Utilities
    Deposit”	means
    the sum stipulated in in Section 6(b) of Schedule A hereto to be paid to the Landlord.
	 		 

 

	1.2	Interpretation

 

	1.2.1	In
                                            this Agreement unless there is something in the subject or context inconsistent with such
                                            construction or unless it is otherwise expressly provided :-

 

		1.2.1.1	words
                                            importing the singular include the plural and vice versa and words importing the masculine
                                            gender shall include the feminine and neuter gender and vice versa;
	 	 	 
		1.2.1.2	a
                                            period of days from the happening of any event or the doing of any act or thing shall be
                                            deemed to be inclusive of the day on which the event happens or the act or things is done
                                            and if the commencement day or last day of the period is not a Business Day the period shall
                                            exclude such non-Business Day;
	 	 	 
		1.2.1.3	the
                                            expression “Ringgit Malaysia” and the abbreviation “RM” shall mean
                                            the lawful currency of Malaysia;
	 	 	 
		1.2.1.4	any
                                            payment of any monies due from the Tenant under this Agreement shall be made by local bankers’
                                            cheque or bank draft or cheque or bank transfer or cash. Where payment is made by the banker’s
                                            cheque or bank draft it shall be deemed to have been made on the day the Landlord receives
                                            the bankers cheque or bank draft and where the payment is made by cheque such payment shall
                                            be deemed to be made on the third (3rd) Business Day from the date or receipt of the cheque
                                            by the Landlord SUBJECT always to clearance for payment thereof;
	 	 	 
		1.2.1.5	the
                                            headings and sub-headings in this Agreement are inserted for convenience and ease of reference
                                            only and shall not in any way define, limit, construe or describe the scope of intent of
                                            the terms, conditions and clauses of this Agreement nor shall it in any way affect the construction
                                            and interpretation of the provisions of this Agreement;

 

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		1.2.1.6	any
                                            reference to statutes, ordinances or regulations shall include any statutes, ordinances or
                                            regulations and all subordinate or other legislation whether amending, consolidating or replacing
                                            the same or otherwise;
	 	 	 
		1.2.1.7	where
                                            in this Agreement, the doing or executing of any act, matter or thing by the Tenant is dependent
                                            or conditional upon the consent or approval or permission of the Landlord, such consent or
                                            approval or permission shall be in writing and may be given or withheld by the Landlord at
                                            its absolute discretion;
	 	 	 
		1.2.1.8	any
                                            covenant by the Tenant not to do an act or thing shall be deemed to include an obligation
                                            not to permit or suffer such act or thing to be done by any servant, agent, employee, contractor,
                                            invitee or any other person claiming through or under the Tenant;
	 	 	 
		1.2.1.9	no
                                            contra proferentum rule shall apply to the disadvantage of the party preparing this Agreement
                                            of any part thereof;
	 	 	 
		1.2.1.10	the
                                            schedules annexures and appendices hereto shall be read and construed as at integral part
                                            of this Agreement.

 

	2.	GRANT
                                            OF TENANCY

 

	2.1	Grant
                                            of Tenancy

 

	2.1.1	The
                                            Landlord agrees to let and the Tenant agrees to take on let the Demised Premises described
                                            in Section 2 of Schedule A hereto together with the Fixtures and Fittings (if
                                            any) set out in Schedule B hereto for the Term set out in Section 3 of Schedule
                                            A hereto commencing from the Commencement Date set out in Section 4(a) of Schedule
                                            A hereto and expiring on the date set out in Section 4(b) at the Rent set out
                                            in Section 5(a) of Schedule A hereto payable in advance at the time set out
                                            in Section 5(b) of Schedule A hereto.

 

	2.2	“As
                                            is where is” Basis

 

	2.2.1	The
                                            Tenant hereby declares that the Tenant has inspected the Demised Premises, the Layout and
                                            Floor Plan, the boundaries of the Demised Premises marked by the Landlord and its specifications
                                            and is satisfied with the existing state ad condition of the Demised Premises and agrees
                                            to take the tenancy of the Demised Premises on an “as is where is” basis and
                                            upon the terms and conditions set out in this Agreement.

 

	2.3	Common
                                            Property

 

	2.3.1	The
                                            Tenant acknowledges that the Common Property does not form part of the Demised Premises and
                                            the Tenant’s use and enjoyment of the Common Property shall be in common with other
                                            persons and any such use by the Tenant shall be subject to such conditions imposed by the
                                            Developer and/or the Building Management Company. For the avoidance of doubt the Developer
                                            and/or the Building Management Company shall be entitled at any time and from time to time
                                            to exclude or suspend any part of the Common Property for use by the Tenant and the Developer
                                            and/or the Building Management Company may use any part of the Common Property for such purpose
                                            and in such manner as the Developer and/or the Building Management Company deems fit whether
                                            or not to the exclusion of the Tenant.

 

	2.3.2	The
                                            term “Common Property” under this Agreement shall not have the same meaning described
                                            to “common property” under the Strata Titles Act, 1985.

 

	2.4	Measurement
                                            of Demised Premises and Layout and Floor Plan

 

	2.4.1	The
                                            Tenant declares and agrees that :

 

		2.4.1.1	the
                                            measurements and boundaries of the Demised Premises are believed to be correct;
	 	 	 
		2.4.1.2	the
                                            Tenant has been offered the opportunity by the Landlord to verify the measurements and boundaries
                                            of the Demised Premises;
	 	 	 
		2.4.1.3	the
                                            Tenant accepts the measurement and boundaries of the Demised Premises as correct and agrees
                                            to the Rent as set out in Section 5(a) of Schedule A hereto;
	 	 	 
		2.4.1.4	the
                                            layout of the floor in which the Demised Premises is situate or the layout of other floors
                                            of the said Building may be changed at the absolute discretion of the Landlord at any time
                                            and from time to time;

 

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		2.4.1.5	any
                                            error or misstatement as to the description of the area of the Demised Premises or any changes
                                            to the Layout and Floor Plan shall not be given the Tenant on entitlement to any reduction
                                            of the Rent nor shall such error or misstatement or changes to the Layout and Floor Plan
                                            made at any time and from time to time annul the tenancy granted herein or entitle the Tenant
                                            to terminate this Agreement.

 

	2.5	Failure
                                            to Occupy

 

	2.5.1	In
                                            the event the Tenant shall fail to commence business at the Demised Premises on the Business
                                            Commencement Date set out in Section 4(c) of Schedule A hereto or any extension
                                            of time as may be allowed by the Landlord in writing, the Landlord shall be entitled to terminate
                                            this Agreement at any time thereafter by not less than Seven (7) days’ notice
                                            in writing whereupon :	 

 

		2.5.1.1	the
                                            Deposits shall be forfeited absolutely to the Landlord without prejudice to the Landlord’s
                                            rights to claim further damages incurred by the Landlord; and
	 	 	 
		2.5.1.2	the
                                            Landlord shall be entitled and be at liberty without reference to the Tenant to deal with,
                                            let, demise, lease or dispose the Demised Premises at the Landlord in its absolute discretion
                                            deems fit;
	 	 	 
		2.5.1.3	the
                                            Landlord shall be entitled and authorized at the costs of the Tenant to :

 

		2.5.1.3.1	dismantle,
                                            demolished, remove and dispose the Fit-Out Works as garbage; and
	 	 	 
		2.5.1.3.2	reinstate
                                            the Demised Premises to its original state and condition; and
	 	 	 
		2.5.1.3.3	remove
                                            all goods, possessions, objects, articles, equipment, machineries and other effects found
                                            or located or stored in the Demised Premises (hereinafter referred to as the “Tenant’s
                                            Items”) and store the Tenant’s Items at any place or warehouse as the Landlord
                                            deems fit at the cost and expenses of the Tenant and if at the expiry of Thirty (30) days
                                            from the date of notice by the Landlord to the Tenant to remove or collect the Tenant’s
                                            Items, the Tenant fails, refuses and/or neglects to collect the Tenant’s Items and
                                            pay for the costs and expenses incurred by the Landlord in dismantling, demolishing, removing
                                            and disposing the Fit-Out Works, reinstating the Demised Premises to its original state and
                                            condition and storage of the Tenant’s Items the Landlord shall be at liberty to sell
                                            and/or auction off the Tenant’s Items and use the proceeds thereof to pay for the costs
                                            and expenses of storage and disposal/sale/auction and all sums owing by the Tenant to the
                                            Landlord including damages payable by the Tenant to the Landlord and the balance thereof
                                            (if any) shall be paid to the Tenant free of interest;

 

		2.5.1.3.4	the
                                            Tenant agrees that the Tenant’s Items may be sold by the Landlord at such price as
                                            it deems fit and the Tenant hereby irrevocably declares that it shall be bound by the sale
                                            price and shall not on any account whatsoever challenge the sale price on the ground that
                                            it does not represent a fair and adequate market value or that the Landlord has no authority
                                            to sell the Tenant’s items.

 

	2.5.2	Nothing
                                            herein shall impose any obligation on the Landlord to carry out all or any of the acts set
                                            out in Clause 2.5.1.3 hereof and if the Landlord in its absolute discretion decides
                                            not to dismantle, demolish, remove or dispose the Fit-Out Works, the Landlord shall not be
                                            required to pay to the Tenant any sum, whether as compensation or reimbursement or otherwise,
                                            for the Fit-Out Works and upon termination of this Agreement pursuant to Clause 2.5.1
                                            hereof the Fit-Out Works shall be deemed to belong to the Landlord absolutely.

 

	3.	SECURITY
                                            DEPOSIT/UTILITIES DEPOSIT/SERVICE CHARGE DEPOSIT

 

	3.1	Security
                                            Deposit

 

	3.1.1	Upon
                                            execution of this Agreement and prior to occupation of the Demised Premises the Tenant shall
                                            pay to the Landlord the Security Deposit of the amount set out in Section 6(a) of
                                            Schedule A hereto as security for the due and punctual observance and performance
                                            of the Tenant’s obligations under this Agreement which Security Deposit may be increased
                                            at any time and from time to time at the absolute discretion of the Landlord.
	 	 
	3.1.2	The
                                            Security Deposit shall be maintained in the amount stipulated in Section 6(a) of Schedule
                                            A or such increased amount as may be stipulated by the Landlord at any time and from
                                            time to time and the Tenant shall not be entitled to treat the Security Deposits as Rent
                                            or set-off the Security Deposit against any Rent or arrears of Rent or other payments due
                                            or payable to the Landlord by the Tenant.

 

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	3.2	Appropriation
                                            of Security Deposit

 

	3.2.1	If
                                            the Tenant fails to punctually observe and/or perform its obligations under this Agreement
                                            and/or the Tenant is in breach and/or default of any provisions of this Agreement the Landlord
                                            may in its absolute discretion apply/appropriate so much of the Security Deposit as it thinks
                                            fit to make good and/or to compensate it for loss or damage sustained or suffered by the
                                            Landlord due to or arising from such breach. Any appropriation by the Landlord shall not
                                            be deemed to be a waiver of the Landlord’s claim for any outstanding monies owing by
                                            the Tenant to the Landlord and/or other remedies or rights conferred upon the Landlord in
                                            law or in equity or under this Agreement in respect of the Tenant’s breach and/or default
                                            and shall not in any way prejudice any other remedies and/or rights of the Landlord arising
                                            from such breach and/or default by the Tenant.

 

	3.3	Maintenance
                                            and Reinstatement of Security Deposit

 

	3.3.1	If
                                            the Security Deposit or any part thereof is appropriated by the Landlord the Tenant shall
                                            within seven (7) days of demand by the Landlord reinstate the Security Deposit by
                                            paying the Landlord the amount so appropriated by the Landlord.

 

	3.3.2	It
                                            shall be deemed a material breach of the terms of this Agreement in the event of a breach
                                            of Clause 3.3.1 hereof.

 

	3.4	Utilities
                                            Deposit

 

	3.4.1	Upon
                                            execution of this Agreement and prior to occupation of the Demised Premises the Tenant shall
                                            pay to the Landlord the Utilities Deposit of the amount set out in Section 6(b) of
                                            Schedule A hereto as security for the due and punctual settlement of bills and invoices
                                            for electricity supply, telephone, water, conservancy, sewerage (including Indah Water payments)
                                            and other public utilities (if any),which Utilities Deposit may be increased at any time
                                            and from time to time at the discretion of the Landlord.

 

	3.4.2	The
                                            Utilities Deposit shall be maintained in the amount stipulated in Section 6(b) of
                                            Schedule A or such increased amount as may be stipulated by the Landlord at any time
                                            and from time to time and the Tenant shall not be entitled to treat the Utilities Deposit
                                            as payment of utilities bills or invoices or set-off the Utilities Deposit against any bills
                                            or invoices for utilities or other payments due or payable to the Landlord by the Tenant.

 

	3.5	Appropriation
                                            of Utilities Deposit

 

	3.5.1	If
                                            the Tenant fails to punctually observe and/or perform its obligations under this Agreement
                                            and/or the Tenant is in breach and/or default of any provisions of this Agreement and/or
                                            the Tenant fails to settle any bills with regard to electricity supply, telephone, water,
                                            conservancy, sewerage (including Indah Water payments) and other public utilities (if any)
                                            and/or Service Charges the Landlord may in its absolute discretion apply/appropriate so much
                                            of the Utilities Deposit as it thinks fit to settle the same. Any appropriation by the Landlord
                                            shall not be deemed to be waiver of the Landlord’s claim for any outstanding monies
                                            owing by the Tenant to the Landlord and/or other remedies or rights conferred upon the Landlord
                                            in law or in equity or under this Agreement in respect of the Tenant’s breach and/or
                                            default and shall not in any way prejudice any other remedies and/or rights of the Landlord
                                            arising from such breach and/or default by the Tenant.

 

	3.6	Maintenance
                                            and Reinstatement of Security Deposit

 

	3.6.1	If
                                            the Utilities Deposit or any part thereof is appropriated by the Landlord the Tenant shall
                                            within seven (7) days of demands by the Landlord reinstate the Utilities Deposit by
                                            paying the Landlord the amount so appropriated by the Landlord.

 

	3.6.2	It
                                            shall be deemed a material breach of the terms of this Agreement in the event of a breach
                                            of Clause 3.6.1 hereof.

 

	3.7	Service
                                            Charge Deposit (if applicable)

 

	3.7.1	Upon
                                            execution of this Agreement and prior to occupation of the Demised Premises the Tenant shall
                                            pay to the Landlord the Service Charge Deposit of the amount set out in Section 6(c) of
                                            Schedule A hereto, if applicable, as security for the due and punctual payment of
                                            Service Charge, which Service Charge Deposit may be increased at any time and from time to
                                            time at the discretion of the Landlord in the event the Service Charge has been increased
                                            by the Developer and/or the Building Management Company on the Landlord.

 

	3.7.2	The
                                            Service Charge Deposit, if applicable, shall be maintained in the amount stipulated in Section
                                            6(c) of Schedule A or such increased amount as may be stipulated by the Landlord
                                            at any time and from time to time and the Tenant shall not be entitled to treat the Service
                                            Charge Deposit as payment of Service Charge or set-off the Service Charge Deposit against
                                            the Service Charge or arrears of Service Charge or payments due or payable to the Landlord
                                            by the Tenant.

 

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	3.8	Appropriation
                                            of Service Charge Deposit

 

	3.8.1	If
                                            the Tenant fails to punctually observe and/or perform its obligations under this Agreement
                                            and/or the Tenant is in breach and/or default of any provisions of this Agreement and/or
                                            the Tenant fails to settle Service Charge, if applicable, and/or any bills or invoices with
                                            regard to electricity supply, telephone, water, conservancy, sewerage (including Indah Water
                                            payments) and other public utilities (if any) the Landlord may in its absolute discretion
                                            apply/appropriate so much of the Service Charge Deposit, if applicable, as it thinks fit
                                            to settle the same. Any appropriation by the Landlord shall not be deemed to be a waiver
                                            of the Landlord’s claim for any outstanding monies owing by the Tenant to the Landlord
                                            and/or other remedies or rights conferred upon the Landlord in law or in equity or under
                                            this Agreement in respect of the Tenant’s breach and/or default and shall not in any
                                            way prejudice any other remedies and/or rights of the Landlord arising from such breach and/or
                                            default by the Tenant.

 

	3.9	Maintenance
                                            and Reinstatement of Service Charge Deposit

 

	3.9.1	If
                                            the Service Charge Deposit or any part thereof is appropriated by the Landlord the Tenant
                                            shall within seven (7) days of demand by the Landlord reinstate the Service Charge
                                            Deposit by paying the Landlord the amount so appropriated by the Landlord.

 

	3.9.2	It
                                            shall be deemed a material breach of the terms of this Agreement in the event of a breach
                                            of Clause 3.9.1 hereof.

 

	3.10	Interchangeability
                                            of Deposits

 

	3.10.1	The
                                            Security Deposit and the Utilities Deposit and the Service Deposit (if applicable) may be
                                            utilized or appropriated or forfeited interchangeably by the Landlord at the Landlord’s
                                            discretion against any and all moneys due from the Tenant to the Landlord under this Agreement
                                            and/or outstanding payments due to the utilities company.

 

	3.10.2	The
                                            Tenant shall not have any of the rights and/or power conferred on the Landlord pursuant to
                                            Clause 3.10.1 hereof.

 

	3.11	Assignment
                                            of Deposits

 

	3.11.1	The
                                            Tenant shall not be entitled and is absolutely prohibited from assigning, charging, pledging
                                            or in any way encumbering the Deposits.

 

	3.11.2	The
                                            Landlord shall be entitled to assign or transfer the Deposits in whole or in part to any
                                            person body company or financial institution whether as security or otherwise.

 

	3.12	Forfeiture
                                            of Deposits

 

	3.12.1	Notwithstanding
                                            any provisions to the contrary in the event the Tenant is in breach and/or in default and/or
                                            fails to observe or comply with any terms and conditions of this Agreement the Landlord shall
                                            be entitled to forfeit the Deposits in addition to any other rights or remedy under this
                                            Agreement or available to the Landlord in law or in equity to recover all outstanding Rent,
                                            service charges, outstanding utilities bills/invoices, damages and other sums due or owing
                                            by Tenant to the Landlord under this Agreement.

 

	3.13	Refund
                                            of Deposits

 

	3.13.1	Upon
                                            the expiry of this Agreement and PROVIDED that the Tenant is not in breach of this Agreement
                                            or indebted or otherwise liable to the Landlord for non-observance or non-performance of
                                            any of the Tenant’s obligations under this Agreement and SUBJECT to the Tenant redelivering
                                            vacant possession of the Demised Premises to the Landlord in good and tenantable repair and
                                            in accordance with Clause 10.5.1.2 hereof and delivering the receipts evidencing settlement
                                            of electricity, water and sewerage (Indah Water) payments/invoices up to the day of delivery
                                            of vacant possession of the Demised Premises to the Landlord in the manner set out in this
                                            Agreement, the Deposits shall be refunded free of interest to the Tenant within fourteen
                                            (14) days of compliance of the above.

 

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	4.	RENT

 

	4.1	Payment
                                            of Rent

 

	4.1.1	The
                                            Tenant shall during the term of this tenancy, whether formally demanded or not, promptly
                                            and punctually pay to the Landlord the Landlord the Rent set out in Section 5(a) of
                                            Schedule A hereto monthly in advance at the time and in the manner set out in Section
                                            5(b) of Schedule A hereto free of all deductions except that the first of such
                                            Rent shall be paid upon execution of this Agreement and if the Commencement Date does not
                                            fall on the first day of a calendar month, then the first of such payment payable by the
                                            Tenant to the Landlord upon execution of this Agreement shall be the aggregate of the rent
                                            payable for :

 

		4.1.1.1	the
                                            period computed from the Commencement Date until the end of that calendar month, pro- rated
                                            accordingly to the Rent; and

 

		4.1.1.2	the
                                            full Rent payable for the following calendar month.

 

	4.1.2	In
                                            the event the Tenant shall fail to pay the Rent within the time stipulated in Section
                                            5(b) of Schedule A hereto the Tenant shall be additionally liable to pay to the
                                            Landlord interest at the rate of ten per centum (10%) per annum on the amount of Rent
                                            outstanding without prejudice to any other rights or remedy which the Landlord may have against
                                            the Tenant under this Agreement.

 

	4.2	Rent
                                            Free Period

 

	4.2.1	Before
                                            the Commencement Date and subject to the execution of this Agreement, the Landlord shall
                                            permit and grant the Tenant a licence enter into the Demised Premises to attend to the preliminary
                                            renovation works (hereinafter referred to as “Possession”). No Rent is
                                            payable by the Tenant to the Landlord during this period of time.

 

	4.2.2	Notwithstanding
                                            to the POSSESSION of the Demised Premises shall be delivered by the Landlord to the Tenant
                                            from the period as set out in Section 8(c) of Schedule A SUBJECT ALWAYS to
                                            the following:-

 

		4.2.2.1	prior
                                            execution of this Agreement;

 

		4.2.2.2	Landlord
                                            or Building Management Company’s approval of the Tenant’s fitting out plans,
                                            which such approval shall not be unreasonably withheld; and

 

		4.2.2.3	settlement
                                            of the Rent for the first (1st) month of the Term, the Security Deposit, the Utilities Deposit
                                            and the Fit-Out Deposit.

 

	4.2.3	The
                                            Landlord hereby agrees to grant the Tenant during the Fit-Out Period as set out in Section
                                            8(d) of Schedule A, rent free for fit out purposes which shall be commence from
                                            the date for Commencement of Fit- Out Works as set out in Section 8(c) of Schedule
                                            A of the Demised Premises by the Tenant.

 

	4.2.4	The
                                            Fit-Out Deposit as set out in Section 8(a) of Schedule A shall be refunded
                                            by the Building Management Company to the Tenant upon completion of the renovation works
                                            PROVIDED ALWAYS THAT the renovation works have been approved by the Landlord or the Building
                                            Management Company (such approval shall not be unreasonably withheld) and SUBJECT ALWAYS
                                            to the rights of the Building Management Company to deduct any part of the Fit-Out Deposit
                                            to cover any expenses incurred by the Landlord to rectify any damage to the Building caused
                                            by the renovation works.

 

	4.2.5	The
                                            Tenant shall comply with all the relevant rules and regulations of the Building Management
                                            Company in the carrying out of the fitting-out works.

 

	4.3	Increase
                                            of Rent

 

	4.3.1	In
                                            the event the quit rent or assessment or property taxes or rates or other imposition of a
                                            like nature by whatever name called payable to the Appropriate Authorities in respect of
                                            the Demised Premises or the Building or the Land is/are increased at any time during the
                                            term of the tenancy the Landlord shall have the absolute right to increase the Rent or require
                                            the Tenant to pay for such increase in municipal or other rates, assessments or property
                                            tax or other imposition of a like nature by whatever name called over and above the amount
                                            levied and/or imposed at the commencement of the Term as may be apportioned (if necessary)
                                            by the Landlord.

 

	4.4	Sales
                                            and Service Tax (SST)

 

	4.4.1	Where
                                            SST or any tax of a similar nature is required to be paid by the Landlord to the Appropriate
                                            Authorities in respect of any sums payable by the Tenant to the Landlord or the Managing
                                            Agent such amount of SST or other tax at the prescribed rate shall be borne by the Tenant
                                            and shall be paid in advance together with the Rent and other sums payable by the Tenant
                                            to the Landlord provided that a tax invoice shall be issued to the Tenant.

 

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	5.	SERVICE
                                            CHARGES (IF APPLICABLE)

 

	5.1	Payment
                                            of Service Charge

 

	5.1.1	During
                                            the terms of this tenancy and in addition to the Rent, the Tenant shall pay to the Developer
                                            and/or Building Management Company monthly in advance the Service Charge, if applicable as
                                            set out in Section 7(a) of Schedule A hereto, if applicable, at the time and
                                            in the manner ser out in Section 7(b) of Schedule A hereto free of all deductions
                                            except that the first of such Service Charge shall be paid upon execution of this Agreement
                                            and if the Commencement Date does not fall on the first day of a calendar month, then the
                                            first of such payment payable by the Tenant to the Developer and/or Building Management Company
                                            upon execution of this Agreement shall be the aggregate of the Service Charge payable for:

 

		5.1.1.1	the
                                            period computed from the Commencement Date until the end of that calendar month, pro- rated
                                            accordingly to the monthly Service Charge; and

 

		5.1.1.2	the
                                            full Service Charge payable for the following calendar month.

 

	5.1.2	In
                                            the event the Tenant shall fail to pay the Service Charge, if applicable, within the time
                                            stipulated in Section 7(b) of Schedule A hereto the Tenant shall be additionally
                                            liable to pay to the Landlord interest at the rate of ten per centum (10%) per annum
                                            on the amount of Service Charge outstanding without prejudice to any other rights or remedy
                                            which the Landlord may have against the Tenant under this Agreement;

 

	5.2	Increase
                                            in Service Charge

 

	5.2.1	The
                                            Landlord and/or the Building Management Company shall be entitled in its absolute discretion
                                            to increase the Service Charge, if applicable, at any time and from time to time by giving
                                            notice in writing to the Tenant and the increased Service Charge shall be payable as from
                                            the date specified in the notice.

 

	5.3	Building
                                            Management Company

 

	5.3.1	The
                                            Developer and/or Building Management Company may in its absolute discretion at any time and
                                            from time to time appoint any person, body or corporation or any party to carry out any of
                                            the services and maintenance of the Common Property.

 

The
Developer and/or the Building Management Company shall be entitled at any time and from time to time to impose any rules and regulations
for the use of the Demised Premises, the Building, the Common Property, the Land or the facilities and the Tenant shall comply with such
rules and regulations in default of which it shall be deemed to be breach of this Agreement entitling the Landlord to terminate this
Agreement.

 

	5.3.2	It
                                            shall be the obligation of the Tenant to check with the Developer and/or the Building Management
                                            Company on the latest rules and regulations in force in respect of the use of the Demised
                                            Premises, the Building, the Common Property and the Land.

 

	5.4	Payment
                                            for Utilities

 

	5.4.1	The
                                            Tenant shall promptly and punctually pay for the water, electricity, sewerage (Indah Water)
                                            and telephone bills (hereinafter referred to as “All the Utilities”) as
                                            and when the same falls due, such payment(s) shall be made within seven (7) days of
                                            receipt of the invoice/billing issued by the Landlord to the Tenant.

 

	5.4.2	The
                                            Tenant shall be responsible for the payment of all the utilities charges for the Demised
                                            Premised with effect from the date of Commencement of the Fit-Out Works.

 

	5.4.3	The
                                            Tenant acknowledges that :

 

		5.4.3.1	the
                                            water, electricity supply is/are issued by the utilities companies/bodies to the Landlord
                                            under a bulk meter; and

 

		5.4.3.2	the
                                            Tenant would have to bear a proportion amount of water and electricity supply to the Demised
                                            Premises and Indah Water charges.

 

	5.4.4	The
                                            Tenant shall maintain and keep secure at all times the meters, switches and other fittings
                                            relating to the supply and use of the utilities aforesaid by the Tenant and the Tenant shall
                                            wholly responsible for any damage caused therefor and shall fully indemnify the Landlord
                                            against all claims, actions and legal proceedings whatsoever made upon the Landlord by any
                                            person in respect thereof.

 

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	5.4.5	If
                                            applicable and in the event the Tenant shall require gas for the carrying out of its business,
                                            the Tenant shall enter into separate agreement directly with the supplier licensed by the
                                            Appropriate Authority

 

	5.5	No
                                            liability for non-supply or interruption of Utilities

 

	5.5.1	The
                                            Landlord shall not be held liable to the Tenant for failure to provide and/or any interruption
                                            to the supply of water, electricity, gas (if any), sewerage and other services to the Demised
                                            Premises or the Building or any part thereof, as the case may be for any reason whatsoever
                                            other than due to the Landlord’s failure to settle the bulk meter bills.

 

	6.	FITTING
                                            OUT

 

	6.1	Fit-Out
                                            Deposit

 

	6.1.1	Simultaneously
                                            with the execution of this Agreement the Tenant shall pay to the Building Management Company
                                            :

 

		6.1.1.1	The
                                            Fit-Out Deposit of the amount as stipulated in Section 8(a) of Schedule A hereto
                                            as security for the due observance and performance of the Tenant’s covenants set out
                                            herein; and

 

		6.1.1.2	the
                                            bills/invoices for water, electricity and Indah Water charges.

 

	6.2	Fit-Out
                                            Works

 

Preliminary

 

	6.2.1	Prior
                                            to the carrying out of the Fit-Out Works the Tenant shall forward the following to the Landlord
                                            or the Landlord’s authorized representative including the Landlord’s architects,
                                            engineers, consultants and designers appointed by the Landlord or the Building Management
                                            Company for approval:

 

		6.2.1.1	detailed
                                            plans and specifications for the proposed Fit-Out Works to the Demised Premises including
                                            a detailed internal layout plan, structural plan, mechanical and electrical engineering plan
                                            and interior and exterior design plan complete with building specifications of the Fit-Out
                                            Works showing the floors, walls and ceiling decoration, shop sign and shop front. Where the
                                            Fit- Out Works requires approval from the Appropriate Authorities the plans drawings and
                                            specifications must first be approved by the Landlord prior to the submission to the Appropriate
                                            Authorities for approval. For the avoidance of doubt it shall be the obligation of the Tenant
                                            to ensure that the Fit-Out Works are safe and comply with all statutory requirements, policies
                                            and guidelines and the Landlord’s approval is solely for the Landlord to satisfied
                                            itself that the design layout and specifications is/are appropriate and acceptable to the
                                            Landlord having regard to the concept and image of the Building;

 

		6.2.1.2	the
                                            proposed work schedule from commencement to completion of the Fit-Out Works;

 

		6.2.1.3	the
                                            particulars of the Tenant’s contractors, servants, employees and agents carrying out
                                            or overseeing the Fit-Out Works;

 

		6.2.1.4	the
                                            name, particulars and contact of the person in charge of the Fit-Out Works;

 

		6.2.1.5	a
                                            copy of the Public Liability insurance of such insured amount as may be required by the Landlord
                                            and Workman Compensation insurance and the receipts of payment of premium;

 

		6.2.1.6	such
                                            other information or documents required by the Landlord or the Managing Agent from time to
                                            time.

 

	6.2.2	If
                                            the Tenant shall require electricity supply in excess of the Landlord’s existing supply
                                            arrangement the Tenant shall obtain the prior written consent of the Landlord and any costs
                                            and expenses incurred in the Landlord accommodating the Tenant’s request for such additional
                                            electricity supply including any payments to Tenaga Nasional Berhad and all costs and expenses
                                            for such alteration or installation shall be borne by the Tenant. The Tenant shall be liable
                                            for any damages or loss suffered by the Landlord arising from such alteration or installation
                                            aforesaid.

 

	6.2.3	The
                                            Tenant shall be responsible for all costs and expenses incurred for the Fit-Out Works and
                                            where the Landlord is required to sign and/or submit to the Appropriate Authorities any application
                                            forms drawings plans or other documents as proprietor of the Land/Building all costs and
                                            expenses incurred by the Landlord including all fees payable to the Appropriate Authorities
                                            and the Landlord’s consultants shall be borne by the Tenant.

 

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	6.2.4	Any
                                            amendments to be the Fit-Out Works required by the Appropriate Authorities must be re-submit
                                            to the Landlord for approval;

 

	6.2.5	The
                                            Tenant shall commence and carry out the Fit-Out Works not later than the time stipulated
                                            in Section 8 (c) of Schedule A hereto or such extension of time as the Landlord may
                                            grant in writing and in the event the Tenant shall fail or is unable to commence the Fit-Out
                                            Works within the stipulated time or such extension of time granted by Landlord in writing
                                            for any reason whatsoever including the failure to obtain the requisite approval(s) from
                                            the Appropriate Authorities the Landlord shall be entitled to terminate this Agreement whereupon
                                            the provisions of Clause 6.3.2 hereof shall apply.

 

Carrying
out Fit-Out Works

 

	6.2.6	Until
                                            the Fit-Out Works are completed, the Tenant shall ensure that the Demised Premises shall
                                            be hoarded and shield off from the view of public by decorative panels approved by the Landlord
                                            and all costs and expenses incurred therewith shall be borne by the Tenant absolutely.

 

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

 

		6.2.7.1	comply
                                            with all rules, guidelines and directives as may be specified from time to time by the Landlord
                                            and/or the Building Management Company;

 

		6.2.7.2	carry
                                            out the Fit-Out Works in a good and professional manner and in compliance with all laws and
                                            regulations and within the time allowed by the Landlord or the Building Management Company
                                            for carrying out the Fit-Out Works;

 

		6.2.7.3	ensure
                                            its contractors and sub-contractors comply with the instructions and directives of the Landlord
                                            and/or the Building Management Company;

 

		6.2.7.4	ensure
                                            that the Fit-Out Works are done safely and would not pose any danger to the Tenant’s
                                            workers or contractors or other tenants and their invitees;

 

		6.2.7.5	ensure
                                            that all partitions, installation, designs, decorations, signs and other works are within
                                            the boundaries of the Demised Premises and does not encroach onto the adjoining parcel or
                                            space or Common Property;

 

		6.2.7.6	construct
                                            and complete the Fit-Out Works in accordance with the plans drawings and specifications as
                                            approved by the Landlord and the Appropriate Authorities (if applicable) and ensure that
                                            the Fit-Out Works when completed would be fit and safe for occupation;

 

		6.2.7.7	use
                                            only non-combustible and non-carcinogenic material and on harmful materials for the Fit-Out
                                            Works;

 

		6.2.7.8	at
                                            all times to keep the Demised Premises, the Building, Common Property, staircase, landing,
                                            passageway, corridors and lift clean and tidy and not store or place any materials anywhere
                                            outside the Demised Premises;

 

		6.2.7.9	remove
                                            all waste, debris and unwanted building materials to the central refuse collection point
                                            identified by the Landlord in default of which the Landlord or the Building Management Company
                                            shall be entitled (but not obliged) to carry the same to the central refuse point and the
                                            costs shall be borne by the Tenant;

 

		6.2.7.10	not
                                            to maim, penetrate, puncture, disturb, damage or do any act or thing which would affect or
                                            likely to affect the structure or column or pillars or beam of the Building or the Demised
                                            Premises or Common Property or do any act or thing which would or might damage any adjoining
                                            or neighboring building(s);

 

		6.2.7.11	not
                                            to carry out or permit or suffer any illegal and/or unlawful acts from taking place in the
                                            Demised Premises or the Building or Common Property;

 

		6.2.7.12	not
                                            to employ or engage whether on full time or part time any non-citizens without the appropriate
                                            immigration entry papers and working permit/pass/visa;

 

		6.2.7.13	not
                                            to cause any inconvenience, nuisance or damage of any kind to any tenant, lessee or owner
                                            of any adjoining or neighbouring property(ies) or their invitees;

 

		6.2.7.14	not
                                            to make excessive noise in carrying out the Fit-Out Works and if such noise is inevitable
                                            the Tenant shall stop or cause to be stopped the Fit-Out Works until such time as is appropriate
                                            for the Fit-Out Works to resume;

 

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		6.2.7.15	not
                                            to carry out the Fit-Out Works outside the permitted hours stipulated by the Landlord or
                                            the Building Management Company;

 

		6.2.7.16	not
                                            to permit or suffer its contractors or sub-contractors or their workers to sleep or cook
                                            in the Demised Premises.

 

	6.2.8	The
                                            Tenant shall :

 

		6.2.8.1	bear
                                            all costs and expenses incurred in connection with any Fit-Out Works;

 

		6.2.8.2	bear
                                            the costs and expenses incurred to repair and make good any damage caused to the Building,
                                            Common Property and the Land;

 

		6.2.8.3	be
                                            solely responsible for the security of the Demised Premises and its construction materials,
                                            equipments and other materials and on no account whatsoever shall the Landlord and/or the
                                            Building Management Company be responsible or liable for the loss of any construction material,
                                            equipment and other materials;

 

		6.2.8.4	bear
                                            all costs and expenses for the installation of any additional fire sprinklers and/or compliance
                                            with fire protection regulations. For the avoidance of doubt the Tenant shall bear all costs
                                            and expenses incurred in the relocation of any existing fire sprinklers or fire protection
                                            installations and any damage to such fire sprinklers or fire protection installations during
                                            the Fit-Out Works shall be borne by the Tenant;

 

		6.2.8.5	be
                                            responsible for any injury or death caused to the Tenant’s contractors sub-contractors
                                            or their workers or other tenants or lessee and/or their invitees and any other persons present
                                            in the Building or in its vicinity whether authorized to enter or not.

 

Inspection

 

	6.2.9	The
                                            Landlord and/or the Building Management Company shall after giving reasonable notice, whether
                                            by itself or together with its consultants, agents or duly authorized representatives be
                                            entitled to enter the Demised Premises at any time to inspect the Fit-Out Works and/or to
                                            ascertain the progress of the Fit-Out Works and/or to ascertain that the Fit-Out Works are
                                            executed in accordance with the plans approved by the Landlord and the Appropriate Authorities
                                            (if applicable) and in compliance with the terms of this Agreement.

 

	6.2.10	Where
                                            it appears to the Landlord that the Fit-Out Works are not carried out in accordance with
                                            the terms of this Agreement and/or not in accordance with the approved Fit-Out Works plans
                                            or specification and/or not in accordance with the Appropriate Authority’s approval
                                            and/or has encroached onto the adjoining parcel/space and/or Common Property the Landlord
                                            shall be entitled to compel the Tenant to demolish or dismantle or to carry out works to
                                            rectify the works so as to be in compliance with the plans approved by the Landlord and the
                                            Appropriate Authorities (if applicable) at the sole cost and expense of the Tenant and ensure
                                            that all such works are within the boundary of the Demised Premises failing which the Landlord
                                            is entitled and authorized (but is not obliged) to carry out the above on behalf of the Tenant
                                            at the Tenant’s costs and expense.

 

	6.2.11	If
                                            the Landlord considers it necessary or expedient due to any material default by the Tenant
                                            of the terms of this Agreement in respect of the Fit-Out Works and if a mutual agreement
                                            could not be reached between the Landlord and the Tenant the Landlord may be notice in writing
                                            to the Tenant withdraw or suspend the licence granted to the Tenant under this Agreement
                                            whereupon :

 

		6.2.11.1	the
                                            Landlord and/or the Manager and/or Building Management Company shall be entitled to enter
                                            the Demised Premises at will;

 

		6.2.11.2	in
                                            the event of suspension :

 

		6.2.11.2.1	the
                                            Tenant’s right to enter the Demised Premises, the Building and the Common Property
                                            shall be suspended until the suspension is lifted by the Landlord and written notice given
                                            by the Landlord to the Tenant of the lifting of the suspension;

 

		6.2.11.2.2	the
                                            Fit-Out Period shall be extended and where no Fit-Out Fee is charged or the Fit- Out Fee
                                            is less than the Rent a licence fee for the extended period shall then be charged at the
                                            same rate as the Rent;

 

		6.2.11.2.3	the
                                            Landlord shall entitled to impose such conditions as the Landlord deems fit for the compliance
                                            by the Tenant before the suspension is lifted;

 

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		6.2.11.2.4	in
                                            the event the Tenant shall fail to comply with the conditions imposed by the Landlord within
                                            the time stipulated by the Landlord, the Landlord shall be entitled to withdraw the licence
                                            granted by the Landlord to the Tenant to carryout the Fit- Out Works whereupon the provisions
                                            of Clause 6.2.11.3 hereof shall apply.

 

		6.2.11.3	in
                                            the event of the withdrawal of the licence granted by the Landlord to the Tenant to carryout
                                            the Fit-Out Works this Agreement shall terminate whereupon :

 

		6.2.11.3.1	the
                                            Tenant shall at its own cost and expense peaceably reinstate the Demised Premises to its
                                            original condition and hand over vacant possession of the Demised Premises to the Landlord;

 

		6.2.11.3.2	the
                                            Tenant shall at its own cost and expense make good any damage caused to the Demised Premises
                                            or the Building or the Common Property or the Land;

 

		6.2.11.3.3	remove
                                            all debris and construction materials and equipment from the Demised Premises and ensure
                                            that the Demised Premises, the Building, the Common Property and the Land is/are cleaned
                                            and cleared of all debris and construction materials of the Tenant or its contractors or
                                            sub-contractors;

 

		6.2.11.3.4	the
                                            Tenant shall pay to the Landlord a licence fee less the Fit-Out Fee from the date of this
                                            Agreement until the termination of this Agreement and full compliance of Clause 6.2.11.3.1
                                            to 6.2.11.3.4 hereof at the rate of the Rent .

 

Completion
of Fit-Out Works

 

	6.2.12	The
                                            Fit-Out Works shall be completed in accordance with the terms of this Agreement within the
                                            Fit-Out Period as set out in Section 8(d) of Schedule A hereto.

 

	6.2.13	Upon
                                            completion of the Fit-Out Works :

 

		6.2.13.1	the
                                            Tenant shall give written notice to the Landlord of such completion and the Landlord and/or
                                            the Manager shall be entitled (but is not obliged) to inspect the Demised Premises to verify
                                            the compliance of the terms of this Agreement by the Tenant; and

 

		6.2.13.2	the
                                            Tenant shall ensure that the Demised Premises, the Building, the Common Property and the
                                            Land are cleaned and tidied and all waste, debris and unused building materials and other
                                            materials in the Demised Premises, the Building, the Common Property and the Land are removed
                                            and cleared.

 

	6.2.14	Where
                                            the Landlord is satisfied that the Tenant has complied with all its obligations with respect
                                            to the Fit- Out Works and all sums payable to the Landlord has been paid in full, the Fit-Out
                                            Deposit shall be refunded free of interest to the Tenant SUBJECT to deduction of any sum
                                            or sums as may be necessary to make good any damage caused by the Tenant or its contractors
                                            or sub-contractors and any costs incurred by the Landlord or the Manager arising from a failure
                                            of the Tenant to comply with the terms of this Agreement and/or the rules, guidelines and
                                            directives imposed in respect of Fit-Out Works.

 

Indemnity

 

	6.2.15	The
                                            Tenant shall indemnify and keep the Landlord fully indemnified and save harmless against
                                            all actions, claims, demands, losses, damage, cost and expenses which the Landlord and/or
                                            the Manager may become liable as a consequence of or connected with the execution of the
                                            Tenant’s Fit-Out Works and/or any acts, omission or negligence of the Tenant, its contractors,
                                            sub-contractors, agents, servants, employees, consultants and/or invitees during the Fit-Out
                                            Period or otherwise.

 

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	6.2.16	The
                                            Tenant hereby expressly agrees that any approval given by the Landlord for the Fit-Out Works,
                                            plans, drawings or specifications of the Fit-Out Works or any amendments thereto required
                                            by the Landlord shall not in any manner whatsoever release the Tenant of any liability to
                                            or its indemnity given to the Landlord and/or the Manager hereunder. In addition the Tenant
                                            further agrees that the Landlord shall not be held responsible or liable in any manner whatsoever
                                            for any personal injury, death, loss or damage to property or otherwise suffered by any person
                                            including the Tenant caused directly or indirectly:

 

		6.2.16.1	by
                                            the execution of the Fit-Out Works; and/or

 

		6.2.16.2	any
                                            approvals or consent given or any amendments or variations required by the Landlord in respect
                                            of any Fit-Out Works;

 

and
there shall not in any way or on any account whatsoever be imputed upon the Landlord any liability and it is hereby expressly agreed
that it shall be the sole responsibility and obligation of the Tenant to ensure that the Fit-Out Works are and will be safe and will
not cause any harm or bodily injury to any person or damage to any property.

 

	6.3	Licence

 

	6.3.1	Subject
                                            to the Tenant having paid the Fit-Out Deposit and the Fit-Out Fee and the Deposits and the
                                            Service Charge, if applicable, and Rent in advance, the Landlord shall let the Tenant to
                                            take possession of the Demised Premises as a licensee of the Landlord for the Fit-Out Period
                                            for the purpose of completing the Fit- Out Works pending commencement of the tenancy hereby
                                            created.

 

	6.3.2	In
                                            the event the Tenant :

 

		6.3.2.1	fails,
                                            refuse and/or neglect to take delivery or accept delivery of the Demised Premises for the
                                            purpose of carrying out the Fit-Out Works within fourteen (14) days of the Landlord’s
                                            request to the Tenant to do so; or

 

		6.3.2.2	fails,
                                            refuse and/or neglect to pay Deposits or the Service Charges or the advance Rent or the Fit-
                                            Out Deposit or the Fit-Out Fee as and when the same falls due; or

 

 

		6.3.2.3	fails,
                                            refuse and/or neglect to commence the Fit-Out Works within fourteen (14) days from
                                            the commencement of the Fit-Out Period; or

 

		6.3.2.4	fails,
                                            refuse and/or neglect to complete the Fit-Out Works on or before the expiry of the Fit-Out
                                            Period or any extended Fit-Out Period, as the case may be; or

 

		6.3.2.5	fails,
                                            refuse and/or neglect to comply with the rules, guidelines and directives of the Landlord
                                            or the Building Management Company in respect of the Fit-Out Works;

 

		6.3.2.6	fails,
                                            refuse and/or neglect to remedy any breach of the terms of this Agreement;

 

		6.3.2.7	commits
                                            any of bankruptcy or a bankruptcy notice is served or deemed to have been served on the Tenant
                                            or, being a company, the Tenant enters into liquidation whether compulsory or otherwise or
                                            a receiver appointed in respect of any part of its assets or a court order or judgment or
                                            decree is obtained against the Tenant which remained unsatisfied at the expiry of twenty
                                            one (21) days of service on the Tenant or the Tenant makes an assignment for the benefit
                                            or its creditors or is unable to pay its debts or distress or execution proceedings is levied
                                            against the Tenant which is not satisfied or discharged by the Tenant within fourteen
                                            (14) days from the date of commencement of such distress or execution proceedings;

 

then
upon happening of the above events the Landlord shall be entitled to terminate this Agreement by giving the Tenant not less than fourteen
(14) days’ written notice whereupon :

 

		6.3.2.8	the
                                            licence granted to the Tenant shall cease immediately;

 

		6.3.2.9	the
                                            Tenant shall redeliver vacant possession of the Demised Premises in its original state and
                                            condition;

 

		6.3.2.10	the
                                            Landlord shall be entitled to re-enter the Demised Premises;

 

		6.3.2.11	the
                                            Deposits except the Fit-Out Deposits shall be forfeited by the Landlord in addition to any
                                            rights or remedy which the Landlord may have against the Tenant including but not limited
                                            to the right to claim for the Rent for the unexpired Term and other loss or damages suffered
                                            by the Landlord.

 

	7.	COVENANTS
                                            BY TENANT

 

	7.1	Covenants
                                            by Tenant

 

	7.1.1	The
                                            Tenant hereby covenants with the Landlord as follows :

 

		7.1.1.1	Payment
                                            of Deposits
	 	 	 
	 	 	To
pay to the Landlord the Deposits and the licence fee as and when the same falls due;

 

		7.1.1.2	Payment
                                            of Rent etc
	 	 	 
	 	 	To
pay to the Landlord the Rent, the Service Charge (if applicable) and the licence fee as and when the same falls due;

 

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		7.1.1.3	Payment
                                            of Increase of deposits and charges
	 	 	 
	 	 	To
pay to the Landlord any increase in the Deposits, the Rent, the Service Charge (if applicable);

 

		7.1.1.4	Settlement
                                            of Outgoings
	 	 	 
	 	 	To
promptly and punctually settle all water, electricity, sewerage, telephone and other outgoings bills/invoices in respect of the Demised
Premises (quit rent and assessment are not included) and discharge all charges for outgoings and refuse collections;

 

		7.1.1.5	Use
                                            / Purpose
	 	 	 
	 	 	To
use the Demised Premises only for the specific purpose set out in Section 9 of Schedule A hereto and not for any other
purpose;

 

		7.1.1.6	License,
                                            Permits, Consent, Approvals
	 	 	 
	 	 	To
obtain and maintain at the Tenant’s own cost and expense all licenses permits consent and approvals of the Appropriate Authorities
for the lawful conduct of the Tenant’s business in the Demised Premises and where required by any legislation or regulations to
prominently display such licences permits consent and approvals aforesaid in the Demised Premises;

 

		7.1.1.7	Fines
                                            and Penalties
	 	 	 
	 	 	To
indemnify the Landlord against any fines, penalties and/or liabilities imposed on the Landlord in respect of any breach of Clause
7.1.1.5 and/or 7.1.1.6 hereof or any matter touching on or connected with the operation of the Tenant’s business at
the Demised Premises;

 

		7.1.1.8	Commencement
                                            of Business
	 	 	 
	 	 	To
commence business on the Business Commencement Date as set out in Section 4(c) of Schedule
A hereto;

 

		7.1.1.9	Maintenance
                                            of interior of Demised Premises
	 	 	 
	 	 	To
keep the fixtures and fittings and the interior of the Demised Premises the flooring and interior plaster or other surface material or
rendering on walls and ceiling and the Landlord’s fixtures thereon including doors windows glass shutters locks fastenings electric
wiring installations lightings power and other electrical components fire sprinklers and fire fighting equipment and fittings for light
and power pipes cistern and other fixtures fittings and additions thereto in good and tenantable repair and clean condition and to replace
or to repair any part of the Demised Premises and the Landlord’s fixtures and fittings therein which shall be broken or damaged
and further that 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 interior of the Demised Premises the Tenant shall be wholly responsible therefore 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;

 

		7.1.1.10	Cleanliness
	 	 	 
	 	 	To
keep the Demised Premises and every part thereof and all decorations therein clean and in the best possible hygienic condition and where
applicable to keep all pipes drains basins sinks water closets in the Demised Premises clean and unblocked. In addition the Tenant shall
ensure that all grills, roller shutter, door, internal and exterior surfaces floor signboard floors goods and articles are cleaned and
remain clean and presentable on a daily basis and all rubbish garbage unused boxes are disposed or neatly stowed away from sight;

 

		7.1.1.11	Refurbishment/Upgrade
	 	 	 
	 	 	To
refurbish and upgrade the Demised Premises and the Tenant’s signs decorations fixtures and fittings and other installations periodically
in such intervals as may be stipulated or required by the Landlord so that the Demised Premises and signs decorations fixtures and fittings
and other installations shall remain new, attractive and appealing to shoppers.

 

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	 	7.1.1.12 	Pest
  Control
	 	 	 
	 	 	To
carryout periodic pest control and inspection at such intervals as may be specified by the Landlord and where the Landlord has engaged
the services of pest control service providers to service the Building the Tenant shall contribute a fair and reasonable amount as may
be determined by the Landlord;

 

		7.1.1.13	Entry
                                            and Repair
	 	 	 
	 	 	To
permit the Landlord and its agents with or without workmen and others and with or without appliances at all reasonable times to enter
upon the Demised Premises and to view the condition thereof and to do such works and things as may be required for any repairs alterations
or improvements to the Demised Premises and/or the Landlord’s fixtures and fittings and/or to repair in a proper and workmanlike
manner any defects for which the Tenant is liable and to pay the Landlord’s costs and expenses incurred therewith. Nothing herein
shall relieve the Tenant’s obligations to repair and/or make good and or replace any damage within seven (7) days of service
of notice on the Tenant to repair/and or replace and/or to make good the damage Provided Always that in case of urgency and/or emergency
such repair or replacement shall be carried out by the Tenant immediately and if the Tenant shall fail to carry out such repair and replacement
the Landlord may carryout such repair or replacement at the cost and expense of the Tenant;

 

		7.1.1.14	Damage
                                            to Common Property
	 	 	 
	 	 	To
repair make good and/or replace any part of the Common Property or Building which is damaged by the Tenant or its employees or invitees
or contractors and where such repair or replacement is carried out by the Landlord or the Building Management Company the Tenant shall
forthwith on demand pay to the Landlord the costs and expenses incurred by the Landlord or the Building Management Company in carrying
out such repair or replacement;

 

		7.1.1.15	Indemnity
                                            for Summons etc
	 	 	 
	 	 	To
indemnity and keep indemnified the Landlord against any and all summons, actions, proceedings, claims and demands costs damages and expenses
which may be levied brought or made against the Landlord or which the Landlord may pay sustain or incur by reason of any act or omission
or use the Demised Premises by the Tenant, his/her/their servants, agents, licensees or invitees;

 

		7.1.1.16	Receipt
                                            of Notices
	 	 	 
	 	 	Upon
the receipt of any notice, order or direction issued pursuant to any ordinance, regulations, by-laws, Act or legislation by a competent
authority affecting or likely to affect the Demised Premises whether the same shall be served directly on the Tenant or the original
copy thereof be received from any underlessee or other person whatsoever the Tenant shall comply with such notice, order or direction
at its own expense and will forthwith deliver to the Landlord a copy of such notice, order or director;

 

		7.1.1.17	Viewing
                                            prior to termination/expiry of tenancy

 

To
permit the Landlord and/or its agents at any time within three (3) months prior to the expiry of the Terms hereby created upon
prior appointment to bring prospective tenants to view the Demised Premises for the purpose of letting the same

 

		7.1.1.18	Insurance
                                            by Tenant and Security

 

At
all times throughout the Term hereby created to keep the Tenant’s own goods, articles and property in the Demised Premises insured
against loss or damage by theft, burglary, fire, water, strikes, riots, civil commotion and other risks as may be required by the Landlord
and to pay all premiums incurred therewith and the Tenant hereby absolve the Landlord from all liability whatsoever and howsoever sustain
arising from the loss of or damage to the Tenant’s goods, articles or property at the Demised Premises or the Building or Common
Property. The Tenant shall at all times keep the Tenant’s goods, articles and property safe and guarded against theft, burglary,
accident or damage and in the event of any loss arising therefrom the Tenant shall immediately notify the Landlord and lodge a police
report on the matter and deliver a copy of the police report to the Landlord for the record;

 

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		7.1.1.19	Prohibition
                                            against storage of arms etc

 

Not
to store or bring upon the Demised Premises or the Building, or the Common Property or the Land any arms, ammunition or unlawful goods,
gunpowder, saltpeter, kerosene or any explosive or combustible substance in any part of the Demised Premises and not to place or leave
at the entrances or stairways, passages or corridors of the Demised Premises or Building or the Common Property or the Land any boxes
or rubbish or other water or debris and to keep the Demised Premises in a clean condition;

 

		7.1.1.20	Prohibition
                                            against unlawful use

 

Not
to use the Demised Premises for any unlawful purpose and not to do or permit to be done any act or thing which may infringe the rules
and regulations set down by the Landlord or the Building Management Company;

 

		7.1.1.21	Prohibition
                                            against accumulation of dirt

 

Not
to use the Demised Premises or do anything which causes the accumulation of dirt, rubbish or debris of any sort in or outside the Demises
Premises or the Building or Common Property or which cause any unreasonable amount of noise or which in the opinion of the Landlord is
undesirable or unsuitable;

 

		7.1.1.22	Prohibition
                                            against assignment

 

Not
to assign, underlet or part with the actual or legal possession of the Demised Premises or any part thereof for any terms whatsoever;

 

		7.1.1.23	Prohibition
                                            against infringement of laws

 

Not
to do or permit to be done on the Demised Premises anything which will or may infringe any of the laws by-laws or regulations made by
the government, the local town board or any competent authority affecting the Demised Premises or the Building;

 

		7.1.1.24	Prohibition
                                            against infringement of land use

 

Not
to use or permit the Demised Premises to be used for any purpose which may infringe the express or implied conditions of the title or
the category of land use.

 

		7.1.1.25	Prohibition
                                            against voiding of insurance policies

 

Not
to do or permit or suffer to be done anything whereby the policy or policies of insurance on the Demised Premises and/or the said Building
against loss or damage by fire for the time being subsisting may become void or voidable or whereby the rate of premium thereon may be
increased and to make good and indemnify the Landlord against all damages suffered by the Landlord as a result of the policy or policies
of insurance rendered void or voidable and to further pay to the Landlord all sums paid by the Landlord by way increased premium and
all 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;

 

		7.1.1.26	Prohibition
                                            against damage to sprinklers

 

Not
to damage, meddle, remove or adjust the position of the fire sprinklers or other fire fighting installations unless the prior written
consent of the Landlord has been obtained and where the fire sprinklers or other fire fighting installations are required to be removed
or adjusted or increased whether in compliance with the Appropriate Authorities directions or requirements or otherwise the costs and
expenses of such compliance shall be borne by the Tenant;

 

		7.1.1.27	Prohibition
                                            against affixing signs etc

 

Not
to affix erect attach or exhibit or permit or suffer so to be done any placard, poster, notice, advertisement, name or sign whatsoever
other than at such place as may be designated by the Landlord;

 

		7.1.1.28	Prohibition
                                            against alterations

 

Not
to make or permit to be made any alterations in or additions to the Demised Premises otherwise than in accordance with the approved Fit-Out
Works or the Landlord’s fixtures, fittings and decorations therein without having first obtained the written license and consent
of the Landlord;

 

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		7.1.1.29	Prohibition
                                            against Overloading

 

Not
to bring into or install in or place in the Demised Premises and/or the Building and/or the Common Property any item, fixture, plant
or machinery which may exceed the floor load or cause stress or damage to the structure of the Building or Common Property or any part
thereof. The Landlord may prescribed the weight and position for placement of safes and other heavy articles in the Demised Premises;

 

Subject
to the Landlord’s written approval, the Tenant shall prior to bringing into the Building or Common Property of the Demised Premises
any heavy machinery fitting plant or equipment goods or articles provide adequate details of the nature size weight of the same and the
Landlord may prescribe the transportation time and route and the Tenant shall comply with such directions;

 

		7.1.1.30	Prohibition
                                            against using the roof trusses

 

Not
to suspend any article from the roof or roof trusses or ceiling whether for storage or display or otherwise without the prior written
consent of the Landlord;

 

		7.1.1.31	Prohibition
                                            against Dwelling and Cooking

 

Not
to use, permit or suffer the used of the Demised Premises whether during the Fit-Out Period or the Term of the tenancy for dwelling purposes
or carry out any form of cooking;

 

		7.1.1.32	Prohibition
                                            against Auctions

 

Not
without the prior written consent of the Landlord consent conduct or allow any auction by whatever name called in the Demised Premises
or any other manner of sale which in the opinion of the Landlord is not keeping with the image/reputation of the Building or which would
adversely affect the business of other tenants;

 

		7.1.1.33	Prohibition
                                            against Animals/Pets

 

Not
to keep or permit or suffer to be kept any animals or pets in the Demised Premises or on in any part of the Building or Common Property
or the Land;

 

		7.1.1.34	Prohibition
                                            against Religious Altars

 

Not
to display or install in the Demised Premises or the Building or Common Property or Land any religious altars or other religious items
or burn any incense or other offerings therein;

 

		7.1.1.35	Prohibition
                                            against obstruction

 

Not
to cause or permit or suffer to be caused any obstruction impediment or prevent the access to or egress from the car park by indiscriminate
parking whether by the Tenant or its employees or invitees or suppliers or contractors and to park their vehicles at designated car parks
(if any);

 

		7.1.1.36	Prohibition
                                            against encroachment

 

Not
to place any signs, poster, fixtures and fittings, goods, articles, boxes or other effects outside the Demised Premises or encroach onto
the space or boundaries of adjacent parcels/space or the Common Property;

 

		7.1.1.37	Surrender
                                            of vacant possession

 

At
the expiration of termination of this tenancy or the license granted herein to the Tenant, to peaceably surrender and yield up to the
Landlord the Demised Premises with the Landlord’s fixtures and fittings thereto in its original condition (fair wear and tear excepted)
and to clear up any rubbish and to peaceably and quietly deliver up to the Landlord vacant possession of the Demised Premises in good,
clean and proper state of tenantable repair and condition in accordance with Clause 10.5.1.2 hereof.

 

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	7.2	Additional
                                            Covenants by the Tenant

 

	7.2.1	The
                                            Tenant shall permit the Landlord its agents contractors or workmen at any time with prior
                                            notice to enter the Demised Premises :

 

		7.2.1.1	to
                                            lay, fix in and lead through or carry out repairs to wires, cables, ducts for the installation
                                            or supply of electricity, air-conditioning, public address system, sound system, pipes for
                                            water supply or discharge, gas, waste and sewerage as the Landlord may from time to time
                                            require to be laid and fixed in and led through or repaired for the Demised Premises or the
                                            Building or Common Property; or

 

		7.2.1.2	for
                                            the general purpose of repairing, removing and/or replacing all or any of the above;

 

and
the Landlord shall endeavour to carry out such works with expediency and minimal disruption to the business of the Tenant.

 

	7.2.2	The
                                            Tenant shall install at the Tenant’s own cost and expense all telecommunication equipment
                                            as the Tenant may require in such manner that the wires do not run across the floor or ceiling
                                            or along the walls so as to be visible and shall ensure that the same is/are properly concealed
                                            with appropriate ducts.

 

	7.2.3	The
                                            Tenant shall not install its own public address system or sound system within or outside
                                            the Demised Premises without the prior written consent of the Landlord and where such consent
                                            is granted the Tenant shall ensure that the Tenant’s system shall be compatible in
                                            all material aspects with the Landlord’s public address and sound system.

 

	7.2.4	The
                                            Tenant hereby expressly declares and agrees that the Tenant shall not apply to the Appropriate
                                            Authorities for the endorsement of this tenancy on the register document of title of the
                                            Land pursuant to Section 316 of the National Land Code.

 

	7.3	Operation
                                            of Business

 

	7.3.1	The
                                            Tenant shall be required to commence business on the Business Commencement Date as set out
                                            in Section 4(c) of Schedule A.

 

	7.3.2	The
                                            Tenant shall at all times conduct its business for the purpose set out in this Agreement
                                            in a reputable manner and by the best standards befitting the kind of business carried out
                                            by the Tenant at the Demised Premises. The Tenant shall not conduct its business in any manner
                                            that my in the opinion of the Landlord adversely affect the image of the Landlord or the
                                            image of the Building.

 

	7.3.3	The
                                            Tenant is prohibited from changing the type of business conducted at the Demised Premises
                                            or its name or trade name unless the prior written approval of the Landlord is first had
                                            and obtained, which approval may be granted or withheld at the absolute discretion of the
                                            Land.

 

	7.3.4	The
                                            Tenant is prohibited from carrying on any unlawful or illegal or immoral business or activities
                                            at the Demised Premises.

 

	7.3.5	The
                                            Tenant shall load and unload its goods at designated loading bay (if any) and shall only
                                            use lift(s), if any, designated for such loading and unloading (if any) and the Tenant shall
                                            comply with all rules and regulations imposed by the Developer or the Building Management
                                            Company with respect to the loading and unloading of goods.

 

	8.	FURTHER
                                            RENOVATIONS

 

	8.1	Further
                                            renovations by Tenant

 

	8.1.1	The
                                            Tenant shall not make any alterations or renovations to the Demised Premises without the
                                            prior approval of the Landlord after the completion of the Fit-Out Works.

 

	8.1.2	If
                                            the Tenant desires to carry out any renovation works the Tenant shall submit detailed drawings
                                            and specifications of the renovation works proposed to be done to the Landlord for approval.

 

	8.1.3	Where
                                            the Landlord consents to the renovation works the Landlord may impose such conditions as
                                            the Landlord deems fit and in addition thereto the Tenant shall be required to pay to the
                                            Landlord or the Building Management Company a renovation deposit of such amount as may be
                                            stipulated by the Landlord and the provisions relating to terms and conditions and carrying
                                            out of Fit Out Works as set out in Clause 6 hereof shall apply mutadis mutandis
                                            to the renovation works with necessary modification, where necessary, to give effect
                                            to the intention herein.

 

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	9.	LANDLORD’S
    COVENANTS

 

	9.1	Landlord’s
    Covenants
	 	 
	9.1.1	PROVIDED
    THAT the Tenant has promptly and punctually pay to the Landlord the Deposits, Rent, Service Charge (if applicable) and all other
    sums payable under this Agreement and have duly comply observed and performed the terms of this Agreement the Landlord covenants
    with the Tenant as follows :

 

	 	9.1.1.1	the
    Landlord shall permit the Tenant the quiet enjoyment of the Demised Premises during the tenancy hereby created without any interruption
    by the Landlord or any person lawfully claiming through him;
	 	 	 
	 	9.1.1.2	the
    Landlord shall promptly and punctually pay all quit rent and assessment as and when the same falls due save and except in so far
    as the same or any part thereof are payable by the Tenant under the terms of this Agreement;
	 	 	 
	 	9.1.1.3	the
    Landlord shall keep the roof and main structure of the Building in good and tenantable repair;
	 	 	 
	 	9.1.1.4	the
    Landlord shall use its best endeavours to maintain the existing fire sprinkler system but shall not be liable to the Tenant in the
    event the fire sprinkler system shall fail to function but the Tenant shall be responsible to maintain all movable and non-fixed
    fire fighting equipment and any additional fire sprinkler installed by the Tenant by itself or in compliance with the requirements
    or directive of the Appropriate Authorities;
	 	 	 
	 	9.1.1.5	the
    Landlord shall ensure that the Building is insured against fire but the Tenant shall be required to insure its own goods articles
    property and installations;
	 	 	 
	 	9.1.1.6	the
    Landlord shall comply with the additional covenants set out in Schedule C hereto;
	 	 	 
	 	9.1.1.7	the
    Landlord agrees that the Tenant shall be permitted at its own cost and expense to put up its signage at the place designated by the
    Landlord and if the Tenant requires to put up additional signage at any other place other than the designated place the Tenant shall
    be liable to pay to the Landlord such sum as may be stipulated by the Landlord if the Landlord so permits;

 

	9.1.2	The
    Tenant hereby agrees that the Landlord is not required to take out any public liability insurance and it shall be the obligation
    for the Tenant to take out its own public liability insurance in respect of its business and Fit-Out Works and renovation works.

 

	10.	TERMINATION

 

	10.1	Termination
    by Landlord

 

	10.1.1	The
    Landlord and the Tenant hereby expressly agree and declare that :-

 

	 	10.1.1.1	if
    the Rent hereby reserved or any part thereof shall at any time be unpaid for seven (7) days after the same shall become due
    (whether formally or legally demanded or not); or
	 	 	 
	 	10.1.1.2	if
    the Service Charge, if applicable or any part thereof or any sum payable by the Tenant to the Landlord shall remain unpaid for seven
    (7) days after the same shall become due (whether formally or legally demanded or not); or
	 	 	 
	 	10.1.1.2	A
    if the SST payable in respect of any sum payable by the Tenant to the Landlord under this Agreement including, but not limited to
    SST payable on the Rent and also include SST payable to Service Charge, if applicable; or
	 	 	 
	 	10.1.1.3	if
    the Tenant fails refuse and/or neglect to pay the relevant bills/invoice for electricity or water or sewerage and the same remains
    outstanding at the expiry of seven (7) days from the date the invoice or bill was issued to the Tenant; or
	 	 	 
	 	10.1.1.4	if
    the Tenant shall at any time fails and/or refuse and/or neglect to perform and observe any of the covenants and conditions herein
    contained and, on its part, to be performed and observed; or
	 	 	 
	 	10.1.1.5	if
    the Tenant shall at any time fails and/or refuse and/or neglect to open and operate its business at the Demised Premises during the
    prescribed business hours or the Demised Premises is left abandoned or unoccupied for a continuous period of not less than seven
    (7) days; or
	 	 	 
	 	10.1.1.6	if
    the Tenant shall make any assignment for the benefit or its creditors or enter into any agreement or make any arrangement with its
    creditors by compositions or otherwise; or
	 	 	 
	 	10.1.1.7	if
    the Tenant shall have a receiving order make against it; or

 

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	 	10.1.1.8	if
    the Tenant being a company enters into liquidation whether compulsory or voluntary (except for the purpose of reconstruction or amalgamation);
    or

 

	 	10.1.1.9	if
    the Tenant shall commit an act of bankruptcy;

 

then
in any such case it shall be lawful for the Landlord at any time thereafter to serve a forfeiture notice upon the Tenant in accordance
with the provision of Section 235 of the National Land Code and it is hereby mutually and expressly agreed that any period or
not less than fourteen (14) days stipulated in the said forfeiture notice for the Tenant to remedy the breach specified or to
make reasonable compensation in money therefore to the satisfaction of the Landlord or to settle any outstanding rent is a reasonable
period and if upon expiration of the period specified in the said forfeiture notice the Tenant fails, refuse and/or neglect to remedy
the breach specified or make the compensation in money to the satisfaction of the Landlord or settle all outstanding rent then it shall
be deemed that the tenancy hereby created and this Agreement shall have been terminated and the provisions of Clause 10.2 hereof
shall apply.

 

	10.2	Consequences
    of Termination

 

	10.2.1	Upon
    the termination of this Agreement and the tenancy hereby created pursuant to the provision Clause 10.1 hereof or any unlawful
    termination of this Agreement by the Tenant and in addition to damages payable by the Tenant to the Landlord for breach of contract
    :

 

	 	10.2.1.1.1	the
    Deposits shall be forfeited to the Landlord subject to additional condition 2 of the Schedule D to this Agreement;
	 	 	 
	 	10.2.1.1.2	the
    Landlord shall be entitled to claim and recover all monies due or owing by the Tenant to the Landlord as well as the Rent for the
    unexpired term of the tenancy and all costs and expenses in recovering the same (including the Landlord’ solicitors costs on
    a solicitor-client basis) shall be borne by the Tenant;
	 	 	 
	 	10.2.1.1.3	all
    services to the Demised Premises including but not limited to supply of water, electricity and air-conditioning shall be discontinued;
	 	 	 
	 	10.2.1.1.4	it
    shall be lawful for the Landlord re-enter upon the Demised Premises or any part thereof in the name of the whole and thenceforth
    hold and enjoy the same as if this tenancy had not been granted but without prejudice to any right of action or remedy of the Landlord
    for any antecedent breach of covenant by the Tenant and whenever this power of entry shall arise (whether the same be exercised or
    not) the rent for the month current shall immediately become payable in full;
	 	 	 
	 	10.2.1.1.5	the
    provision of Clause 10.5.1 hereof shall apply.

 

	10.3	No
    right of unilateral termination by Tenant

 

	10.3.1	It
    is hereby agreed and confirmed by the Tenant that nothing contained in this Agreement shall give the Tenant the right of determining
    this Agreement before the expiry of the Term hereby created and notwithstanding any unilateral determination on the part of the Tenant,
    the Tenant shall remain liable for the Rent in full for the remaining months of the unexpired Term which together with any arrears
    and other sums payable by the Tenant shall be recoverable as a debt due to the Landlord by the Tenant.

 

	10.4	No
    waiver on payment

 

	10.4.1	For
    the avoidance of doubt the acceptance of Rent and/or any other sum or payment by the Landlord shall not be deemed or operate as a
    waiver by the Landlord of any right of action against the Tenant in respect of any breach of any of the Tenant’s obligation
    herein contained in this Agreement.

 

	10.5	Termination
    of Expiry of tenancy

 

	10.5.1	Upon
    the termination (lawful or otherwise) or expiry of the tenancy hereby created or any extension thereof :

 

	 	10.5.1.1.1	the
  Tenant shall deliver vacant possession of the Demised Premises to the Landlord in a good and tenantable condition and in accordance
  with Clause 10.5.1.2 hereof failing which :

 

	 	10.5.1.1.1	the
    Tenant shall be deemed holding over and shall be liable to pay to the Landlord double rental in accordance with the Civil Law Act,
    1956 from the date of termination or expiry of the tenancy, as the case may be, until the date vacant possession in the manner aforesaid
    has been delivered by the Tenant to the Landlord and all costs and expenses incurred by the Landlord (including the Landlord’
    solicitors fees on a solicitor-client basis) in repossessing the Demised Premises shall be borne by the Tenant;

 

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	 	10.5.1.1.2	the
    Landlord shall be entitled and authorized to remove all goods, possession, objects, articles, equipment, machineries and other effects
    found or located or stored in the Demised Premises (hereinafter referred to as the “Tenant’s Items”) and
    store the Tenant’s Items at any place or warehouse as the Landlord deems fit at the cost and expense of the Tenant and if at
    the expiry of Thirty (30) days from the date of notice by the Landlord to the Tenant to remove or collect the Tenant’s Items,
    the Tenant fails, refuses and/or neglects to collect the Tenant’s Items and pay for the costs and expenses incurred by the
    Landlord in reinstating the Demised Premises to its original state and condition and storage of the Tenant’s Items the Landlord
    shall be at liberty to sell and/or auction off the Tenant’s Items and use the proceeds thereof to pay for the costs and expenses
    of storage and disposal/sale/auction and all sums owing to by the Tenant to the Landlord and damages payable by the Tenant to the
    Landlord and the balance thereof (if any)shall be paid to the Tenant free of interest;

 

	 	10.5.1.1.3	the
    Tenant agrees that the Tenant’s Items may be sold by the Landlord at such price as it deems fit and the Tenant hereby irrevocably
    declares that it shall be bound by the sale price and shall not on any account whatsoever challenge the sale price on the ground
    that it does not represent a fair and adequate market value or that the Landlord has no authority to sell the Tenant’s Items.

 

	 	10.5.1.2	The
  Tenant shall reinstate the Demised Premises to its original state and condition unless requested not to do so by the Landlord in writing
  in which event the Tenant shall only remove such renovation or fixtures required to be removed by the Landlord and the Tenant agrees
  that no compensation or reimbursement of whatsoever amount shall be required to be paid by the Landlord to the Tenant in respect to
  any improvement or work done to the Demised Premises.

 

	10.6	Additional
    Rights of the Landlord

 

	10.6.1	Upon
    any breach of the terms of this Agreement the Landlord shall be at liberty to exercise all or any of the remedies available to the
    Landlord in any manner it deems fit. Any action taken by the Landlord to exercise any one or more of the remedies shall not prejudice
    or affect any other remedies claims or rights which the Landlord may have in law or in equity under the terms herein.

 

	10.6.2	If
    any fees, costs, charges or interest are outstanding or have become payable by the Tenant to the Landlord under this Agreement the
    Landlord shall be entitled (but is not obliged) at its absolute discretion to treat any purported payment of Rent by the Tenant firstly
    towards account of any fees, costs, charges or interest due to the Landlord and the balance thereafter, if any, shall then be treated
    as payment of Rent and if any shortfall of Rent shall arise the Tenant shall be deemed to be in default if the Tenant fails to settle
    the shortfall within seven (7) days of demand for the shortfall in Rent.

 

	11.	ADDITIONAL
    EXCLUSION OF LIABILITIES AND INDEMNITY

 

	11.1	Additional
    Exclusion of Liabilities

 

	11.1.1	The
    Tenant hereby expressly agrees that :

 

	 	11.1.1.1.1	the
    Landlord shall not be liable to the Tenant or the Tenant’s license, servants, employees, agents, invitees and/or any other
    person who may be permitted to enter the Building or the Demised Premises for any loss or damage or injury to person or property
    suffered in the Demised Premises or the Building or the Common Property or the Land;

 

	 	11.1.1.1.2	the
    Landlord shall not be liable to the Tenant or the Tenant’s license, servants, employees, agents, invitees and/or any other
    person who may be permitted to enter the Building or the Demised Premises for any injury or damage sustained due to the overflow
    of water or water leakages or accidental discharge of the fire sprinkler system or other fire fighting installations;

 

	 	11.1.1.1.3	the
    Landlord shall not be liable to the Tenant or the Tenant’s license, servants, employees, agents, invitees and/or any other
    person who may be permitted to enter the Building or the Demised Premises for any injury or damage sustained arising from the non-discharge
    or non- functioning of the fire sprinkler system in the event of fire;

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	 	11.1.1.1.4	the
    Landlord shall not be liable to the Tenant for any-supply or disruption in supply of electricity, water, air conditioning to the
    Demised Premises or the Building or the Common Property or the disruption of service to lifts and/or escalators whether arising from
    non- supply by the relevant utilities companies/bodies or repair, maintenance or renovation works carried out by the Landlord or
    other tenants or as a result of any breakdown or otherwise;

 

	 	11.1.1.1.5	the
    Landlord shall not be liable to the Tenant or the Tenant’s license, servants, employees, agents, invitees and/or any other
    person who may be permitted to enter the Building or the Demised Premises for any damage to any vehicles parked in the car park or
    on the Land or injury to person or property as a result of or caused by flood, landslide or other calamities.

 

	11.2	Additional
    Indemnities

 

	 	11.2.1	The
    Tenant agrees that if any damage or loss is caused to the Landlord or to any person whomsoever in the Demised Premises arising or
    caused by any item (whether defective or damage or otherwise and notwithstanding that the item may be the Landlord’s fixtures)
    within the Demised Premises the Tenant shall be fully liable for all loss and damage sustained by the Landlord or any such person
    aforesaid.
	 	 	 
	 	11.2.2	The
    Tenant shall be liable for any act default and/or omission of its employees, servants, agents, contractors, licensees or invitees
    and any such act default and/or omission shall be deemed to be the acts or omission of the Tenant.

 

	12.	DAMAGE
    TO THE DEMISED PREMISES

 

	12.1	Damage
    to the Demised Premises

 

	12.1.1	if
    the Demised Premises or any part thereof shall be destroyed or damaged by fire, explosion, lightning, riot, civil commotion, tempest,
    flood, landslide or any unforeseen circumstances (except where such damage or destruction has been caused by the fault or negligence
    of the Tenant) or in any way rendered unfit for use or occupation so as to be unfit for use for a period greater than one (1)
    month, then the rent hereby covenanted to be paid or a fair proportion thereof according to the nature and extent of the damage
    sustained shall be suspended until the Demised Premises shall again be rendered fit for habitation and use and if the Demised Premises
    or any part thereof is not rendered fit for occupation or use within three (3) months of the occurrence of the event aforesaid
    either party may determine the tenancy by giving one (1) month’s notice in writing but without prejudice to the rights
    and remedies of either party against the other in respect of any antecedent claim or breach of covenant Provided That nothing in
    this clause shall render it obligatory on the Landlord to restore, reinstate or rebuild the Demised Premises or any part thereof
    if the Landlord in its absolute discretion does not desire to do so.
	 	 
	12.2	In
    the event of the determination of the tenancy as aforesaid the Deposits less such monies as may be found to be owing or payable by
    the Tenant to the Landlord by virtue of the provisions herein contained shall be refunded free of interest by the Landlord to the
    Tenant within four (14) days of determination of the tenancy.

 

	13.	RENEWAL

 

	13.1	Renewal

 

	13.1.1	Provided
    Always that the Tenant have promptly and punctually paid the Rent hereby reserved and performed all the stipulations and covenants
    up to the determination of the term hereby created and Provided Further that the Tenant shall pay such increase in the Deposits as
    the Landlord may stipulate the Landlord may on the written request of the Tenant made at least three (3) months but not earlier
    than five (5) months before the expiration of the term hereby created grant to the Tenant a further terms as stipulated in Section
    10 of Schedule A hereto at a rental to be agreed upon between the parties hereto and upon the same covenants and provisions
    with the exception of this clause SUBJECT THAT the Landlord may impose such conditions as it deems fit in agreeing to the renewal
    of the tenancy.
	 	 
	13.1.2	In
    the event the parties are unable to agree on the rent for the renewal term :

 

	 	13.1.2.1.1	the
    Landlord shall appoint an independent qualified and reputable valuer to determines the prevailing market rental at the cost and expense
    of the Tenant and the rent so determined by the said valuer shall be final and conclusive and binding on the parties hereto;
	 	 	 
	 	13.1.2.1.2	the
    prevailing market rent as determined by the said valuer shall take effect from the commencement of the renewal period;

 

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	 	13.1.2.1.3	pending
    determination of the prevailing market rental by the said valuer the Tenant shall continue to pay the rent based on the existing
    Rent subject that within seven (7) days of determination of the prevailing market rent by the said valuer :

 

	 	14.1.2.3.1	the
    Tenant shall pay any shortfall in the rent to the Landlord; or
	 	 	 
	 	14.1.2.3.2	the
    Landlord shall refund any overpayment to the Tenant;

 

	13.1.3	As
  the case may be failing which interest at the rate of ten per centum (10%) per annum on the amount to be paid or refunded shall
  be payable by the defaulting party.

 

	14.	GUARANTEE

 

	14.1	The
    Tenant shall furnish to the Landlord a Letter of Guarantee and Indemnity (hereinafter referred to as the “Guarantee and Indemnity”),
    simultaneously with the execution of this Agreement. The Guarantee and Indemnity is to be signed by the Director/Director(s), for
    the time being in his/her/their, guaranteeing the performance and observance by the Tenant of all the Tenant’s covenants and
    other terms of this Agreement and to indemnify the Landlord against all losses and damages suffered and/or incurred or to be suffered
    and/or incurred by the Landlord arising out of any breach, non-observance or non-performance by the Tenant of its covenants or other
    terms of this Agreement.

 

	15.	ADDITIONAL
    TERMS AND CONDITIONS

 

	15.1.1	This
  Agreement shall be subject to the additional terms and conditions set out in Schedule D hereto and in the event of a conflict
  between the terms of this Agreement and the additional terms and conditions set out in Schedule D hereto the additional terms and conditions
  shall prevail.

 

	16.	GENERAL

 

	16.1	Notice

 

	16.1.1	Any
    notice requiring to be served hereunder shall be in writing and shall be sufficiently served on the Tenant if left addressed to it
    on the Demised Premises or forwarded to him by A. R. Registered Post to his last known address or place of business or registered
    office and any notice to the Landlord shall be sufficiently served if sent by A.R. Registered Post or delivered personally to them
    at the address herein given. A notice sent by post shall be deemed to be given at the time when it ought in due course of post to
    be delivered after three (3) working days from the date of posting at the address to which it is sent.

 

	16.2	Costs

 

	16.2.1	The
    stamp duty and the incidental disbursements incurred in respect of this Agreement including the Landlord’s solicitor’s
    fees shall be borne and paid by the Tenant absolutely.

 

	16.3	Time

 

	16.3.1	Time
    wherever mentioned shall be of the essence of this Agreement.

 

	16.4	Waiver

 

	16.4.1	Any
    indulgence or time given by the Landlord or any knowledge or acquiescence by the Landlord in respect to any breach of any terms of
    this Agreement shall not constitute a waiver of or prejudice the Landlord’s right herein contained and the Landlord shall be
    entitled to exercise all or any of its rights under this Agreement.

 

	16.5	Severability

 

	16.5.1	Any
    term condition stipulation provision covenant or undertaking in this Agreement which is illegal void prohibited or unenforceable
    shall be in effective to the extent of such illegality voidness prohibition or unenforceability without invalidating the remaining
    provisions of this Agreement or other terms conditions stipulations provisions covenants or undertaking in this Agreement.

 

	16.6	Binding
    Effect

 

	16.6.1	This
    Agreement shall be binding on the heirs and personal representatives’ successors-in-title liquidators receivers managers and
    permitted assigns of the parties hereto.

 

	16.7	Annexure
    and Schedules

 

	16.7.1	The
    Schedule(s) and Annexure(s) to this Agreement shall form and be taken read and construed as an integral part of this Agreement.

 

	16.8	Governing
    Law

 

	16.8.1	This
    Agreement shall be governed by the laws of West Malaysia and the parties hereto submit to the courts of West Malaysia.

 

	16.9	Whole
    Agreement

 

	16.9.1	This
    Agreement encompasses the whole agreement between the parties hereto and supersedes all previous letters of intent, letters of offer,
    memoranda of agreement, correspondences and agreements made between the parties hereto whether oral or written in respect of the
    rental of the Demised Premises and no variation amendments or modification to this Agreement shall be effective unless made in writing
    and signed by all the parties hereto.

 

	16.10	No
    Assignment

 

	16.10.1	The
    Tenant shall not assign or transfer all or any of its rights under this Agreement or delegate its performance to any party without
    the prior written consent of the Landlord first had and obtained which consent may be given or withheld at the absolute discretion
    of the Landlord without the need to assign any reason whatsoever.

 

[THE
REMAINDER OF THIS PAGE IS INTENTIONALLY LEFT BLANK]

 

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

 

	SIGNED
    by	)	 
	for
    and on behalf	)	 
	the
    Landlord	)	 
	in
    the presence of:-	)	/s/
    Chin Siew Ling
	 	 	 
	 	 	BERJAYA
    STEEL WORKS SDN BHD
	 	 	[Company
    Registration No. 198401013663 (126211-D)] Name: CHIN SIEW LING
	 	 	NRIC
    No.: [*]

 

	/s/
    Pun Hong Ying 	 
	___________________Witnessed
    	 
	by	 
	Name:
    Pun Hong Ying	 
	NRIC
    No.:	 

 

	SIGNED
    by	)	 
	for
    and on behalf of	)	 
	the
    Tenant	)	 
	in
    the presence of:-	)	/s/
    Choo Keam Hui
	 	 	PAYBATS
    SDN. BHD.
	 	 	[Company
    Registration No. 201901017982 (1327311-V))] Name: CHOO KEAM HUI
	 	 	NRIC
    No.: [*]

 

	/s/
    Low Pool Cai 	 
	___________________Witnessed	 
	by	 
	Name:
    Low Pool 	 
	Cai	 
	NRIC
    No.:	 

 

    	 25 | P a g e

    	 

     

SCHEDULE
A

 

	SECTION	 	PARTICULARS
	 	 	 
	1	 	Name
    and Particulars of Tenant

     

    PAYBATS
    SDN. BHD.

    [Company
    Registration No. 201901017982 (1327311-V)]

	 	 	V02-03-07,
    Velocity Office 2,
	 	 	Lingkaran
    SV, Sunway Velocity,
	 	 	55100
    Kuala Lumpur
	 	 	 
	 	 	Telephone
    No.: [*] (Ms Pooi Lai)
	 	 	 
	2	 	Particulars
    of the Demised Premises
	 	 	 
	 	 	V02-03-07,
    Lingkaran SV,
	 	 	Sunway
    Velocity,
	 	 	55100
    Kuala Lumpur,
	 	 	Wilayah
    Persekutuan.
	 	 	 
	3	 	Term
    of Tenancy
	 	 	 
	 	 	One
    (1) year
	 	 	 
	4	(a)	Commencement
    Date
	 	 	 
	 	 	1st
    May 2022
	 	 	 
	 	(b)	Expiry
    Date of Tenancy
	 	 	 
	 	 	30th
    April 2023
	 	 	 
	 	(c)	Business
    Commencement Date
	 	 	 
	 	 	Tenant
    discretion to commence its business date at any date.
	 	 	 
	5	(a)	Rent
	 	 	 
	 	 	Ringgit
    Malaysia Six Thousand Two Hundred Eighty Eight (RM6,288.00) only.
	 	 	 
	 	 	Mode
    of Payment
	 	 	 
	 	 	Direct
    bank into:            [*]
	 	 	 
	 	 	Bank
    Name:                    [*]
	 	 	Bank
    Account:              [*]
	 	 	 
	 	 	or
    any other account as informed by the Landlord.
	 	 	 
	 	(b)	Time
    of payment of Rent
	 	 	 
	 	 	1st
    day of each calendar month punctually from the date of commencement of each month.

 

    	 26 | P a g e

    	 

    

 

	

    SECTION	 	PARTICULARS
	 	 	 
	6	(a)	Security
    Deposit
	 	 	 
	 	 	Ringgit
    Malaysia Eighteen Thousand Eight Hundred Sixty Four (RM18,864.00) only
	 	 	 
	 	(b)	Utilities
    Deposit
	 	 	 
	 	 	Ringgit
    Malaysia Six Thousand Two Hundred Eighty Eight (RM6,288.00) only.
	 	 	 
	 	 	Service
    Charge Deposit
	 	 	 
	 	(c)	Not
    Applicable
	 	 	 
	7	(a)	Service
    Charges
	 	 	 
	 	 	Not
    Applicable
	 	 	 
	 	(b)	Time
    of Payment of Service Charge
	 	 	 
	 	 	Not
    Applicable
	 	 	 
	8	(a)	Fit-Out
    Deposit
	 	 	 
	 	 	Nil
	 	 	 
	 	(b)	Fit-Out
    Fee
	 	 	 
	 	 	Nil
	 	 	 
	 	(c)	Date
    for Commence of Fit-Out Works
	 	 	 
	 	 	Nil
	 	 	 
	 	(d)	Fit-Out
    Period
	 	 	 
	 	 	Nil
	 	 	 
	9	 	Specific
    Use of the Demised Premises
	 	 	 
	 	 	Office
	 	 	 
	10	 	Renewal
    Term
	 	 	 
	 	 	Not
    Applicable.

 

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SCHEDULE
B

 

[FIXTURES
AND FITTINGS]

 

Nil

 

————————————

 

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SCHEDULE
C

 

[ADDITIONAL
COVENANTS BY THE LANDLORD]

 

Nil

 

————————————

 

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SCHEDULE
D

 

[ADDITIONAL
TERMS AND CONDITIONS]

 

	1.	Notwithstanding
    any provisions to the contrary in this Agreement the Tenant may at any time during the Term of this tenancy terminate this Agreement
    by giving the Landlord three (3) months’ notice in writing and upon such termination the Deposits shall be forfeited to the
    Landlord absolutely as agreed liquidated damages SUBJECT that in the event the Tenant is able to secure a new tenant to take up the
    tenancy of the Demised Premises at a rent not less than the Rent upon the same terms and conditions of this Agreement the Landlord
    agrees that the Deposits shall not be forfeited as aforesaid and Clause 10.3 hereof shall not apply.

 

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SCHEDULE
E

 

[LAYOUT
AND FLOOR PLAN]

 

    	 31 | P a g e

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