Document:

<PAGE>   1

                             DATED January 26, 1999

                               CHASELANDS LIMITED

                                     - and -

                           HUGO INTERNATIONAL LIMITED

                                      LEASE
                                     - of -
                                  COOKHAM HOUSE
                          PARK VILLAGE LANGLEY BUSINESS
                       PARK STATION ROAD LANGLEY BERKSHIRE

Term:             10 years from 25.12.1998

Term:       pound sterling 60,000.00 per annum subject to review

                                TROWERS & HAMLINS
                                  Sceptre Court
                                  40 Tower Hill
                                 London EC3N 4DX
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                                    CONTENTS

CLAUSE                                                                     PAGE

1.    DEFINITIONS...........................................................1
2.    DEMISE AND RENTS......................................................3
3.    TENANTS COVENANTS.....................................................4
   3.1      TO PAY RENTS....................................................4
   3.2      VAT ON PAYMENTS.................................................4
   3.3      TO PAY RATES ETC................................................4
   3.4      TO REPAIR.......................................................5
   3.5      TO DECORATE.....................................................5
   3.6      UPKEEP OF EQUIPMENT ETC, AND FIRE PRECAUTIONS...................6
   3.7      LANDLORD'S INSPECTIONS AND NOTICE TO REPAIR.....................6
   3.8      TO COMPLY WITH STATUTES.........................................7
   3.9      NOTIFICATION TO THE LANDLORD OF ORDERS ETC......................7
   3.10     NOT TO ALTER....................................................8
   3.11     USE.............................................................8
   3.12     NOT TO AFFIX SIGNS, ETC.........................................9
   3.13     ALIENATION PROVISIONS...........................................9
   3.14     PROVISIONS CONCERNING INSURANCE................................13
   3.15     COMPLIANCE WITH PLANNING LAWS..................................14
   3.16     NOT TO OBSTRUCT WINDOWS, ETC...................................15
   3.17     NOT TO CAUSE NUISANCE..........................................16
   3.18     CONTROL OF PARKING AND LOADING ON COMMON PARTS, ETC............17
   3.19     LANDLORD'S COSTS...............................................18
   3.20     INDEMNITY TO LANDLORD..........................................18
   3.21     RELETTING VIEWING, ETC.........................................19
   3.22     MAKING GOOD BREACH OF COVENANT.................................19
   3.23     APPLICATION TO LANDLORDS AGENT.................................19
   3.24     TO YIELD UP....................................................20
   3.25     NOTICE OF DEATH................................................20
   3.26     COMPLIANCE WITH FREEHOLD COVENANTS.............................20
4.    LANDLORD'S COVENANTS.................................................20
   4.1      QUIET ENJOYMENT................................................20
   4.2      INSURANCE......................................................21
   4.3      SERVICES.......................................................22
5.    PROVISOS.............................................................22
   5.1      FORFEITURE.....................................................22
   5.2      NON-WAIVER OF BREACH OF COVENANT...............................22
   5.3      INTEREST ON ARREARS............................................23
   5.4      RECOVERY OF SUMS DUE...........................................23
   5.5      LANDLORD'S RIGHT TO BUILD, ETC.................................23
   5.6      AGAINST ACQUISITION OF EASEMENT, ETC...........................23
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   5.7      SERVICE OF NOTICES.............................................24
   5.8      CONCERNING USER................................................24
   5.9      MANAGEMENT OF COMMON PARTS.....................................24
   5.10     RENT ABATEMENT.................................................24
   5.11     DISPUTES.......................................................25
   5.12     COMPENSATION...................................................25
   5.13     PARTY WALLS....................................................25
   5.14     DISPOSAL OF LANDLORDS INTEREST.................................25
   5.15     SCHEDULE OF DILAPIDATIONS......................................25
   5.16     WHOLE AGREEMENT................................................26
6.    SURETY'S COVENANT....................................................26
7.    NEW LEASE............................................................27
8.    BREAK OPTION.........................................................27
9.    STAMP DUTY CERTIFICATE...............................................28

THE FIRST SCHEDULE

            PART 1: THE DEMISED PREMISES...................................28

THE SECOND SCHEDULE

            RIGHTS AND EASEMENTS GRANTED TO THE TENANT.....................29

THIRD SCHEDULE

            EXCEPTIONS AND RESERVATIONS....................................29

THE FOURTH SCHEDULE

            RENT REVIEW....................................................31

THE FIFTH SCHEDULE

            THE SERVICE RENT...............................................33

THE SIXTH SCHEDULE

            THE SERVICES...................................................35

SEVENTH SCHEDULE

            AUTHORISED GUARANTEE AGREEMENT AND LICENCE TO ASSIGN...........37
<PAGE>   4
THIS LEASE is made this 26th day of January 1999.

BETWEEN:

CHASELANDS LIMITED whose registered office is at 9 Grosvenor Street, London W1.
("the LANDLORD")

            HUGO INTERNATIONAL LIMITED whose registered office is at l22A Nelson
            Road Whitton Twickenham Middlesex TW2 7AY ("the TENANT")

WITNESSES as follows:

1.          DEFINITIONS

1.1         In this Lease unless the context precludes the following words and
            expressions shall have the following meanings:

            "THE PLAN" the plan annexed hereto which is for identification
            purposes only.

            "THE ESTATE" the land at Langley Business Park Station Road Langley
            Berkshire shown edged green on the Plan together with the buildings
            and works from time to time erected or standing thereon and known as
            Park Village.

            "THE DEMISED PREMISES" the premises forming part of the Estate and
            described in the First Schedule.

            "THE PARKING SPACES" 17 spaces within the Estate as shown edged
            yellow on the Plan or such substituted spaces as may be designated
            from time to time by the Landlord.

            "THE SERVICE MEDIA" the watercourses, water supply pipes, waste
            water pipes, soil pipes, drains, sewers, gutters, downpipes, gas
            pipes, fuel pipes, oil pipes, electricity cables, telephone cables,
            ducts, flues, wires cables serving the Estate together with any
            other media for the provision of the services.

            "THE INSURED RISKS" the risks against which the Landlord may from
            time to time insure pursuant to clause 4:2 hereof.

            "THE SERVICES" the services and amenities set out in the Sixth
            Schedule hereto to be provided by the Landlord pursuant to the
            covenant on its part hereinafter contained.

            "THE SERVICE COSTS" the total costs expenses outgoings or otherwise
            paid discharged incurred or which may be paid discharged or incurred
            either by the Landlord or on the Landlords behalf in or in
            connection with the provision of the Services.
<PAGE>   5
            "THE SERVICE RENT" 17.02% of the Service Costs and payable by the
            Tenant in accordance with the provisions of the Fifth Schedule
            hereto

            "ACCOUNTING PERIOD" any yearly period commencing on 1st January in
            any year and ending on 31st December in any year or such other
            yearly period as the Landlord may from time to time specify

            "THE COMMON PARTS" all parts of the Estate which are neither demised
            nor intended to be demised including (without prejudice to the
            generality of the foregoing) the service roads footpaths pavements
            street lighting perimeter walls and fences gates sheds and stores
            street signs and Service Media (except any parts of the Service
            Media hereby demised or exclusively serving any other premises
            within the Estate and intended to be demised therewith) and the
            landscaped areas

            "THE PLANNING ACTS" the Town and Country Planning Acts 1971 to 1977
            and any Act or Acts for the time being in force amending or
            replacing the same and any Orders Regulations or Directions issued
            or continued in force under or by virtue of the said Acts

            "THE TERMS" the term of years created by Clause 2 hereof and any
            statutory extension or continuation thereof

            "THE LANDLORD'S AGENT" means the person or firm appointed by the
            Landlord to act for all or any of the purposes of this Lease

            "THE PRINCIPAL RENT" means the clear rent specified in clause 2:1
            hereof or such sum as is determined in accordance with the Fourth
            Schedule hereto

            "THE REVIEWED RENT" means the rent specified in paragraph 1:3 of the
            Fourth Schedule hereto

1.2         Words importing the singular number only include the plural number
            and vice versa and when there are two or more persons included in
            the expressions "the Landlord" or "the Tenant" covenants expressed
            to be made by "the Landlord" or "the Tenant" (as the case may be)
            shall be deemed to be made by such persons jointly and severally

1.3         the expression "person or persons" shall include a corporate body or
            firm

1.4         The expression "the Landlord" shall include the person or persons
            for the time being, entitled to the reversion immediately expectant
            on the term and the expression "the Tenant" shall include the person
            or persons for the time being entitled to the Term

1.5         The words "development" and "material development" shall have the
            meanings ascribed thereto by the Planning Acts or any statutory
            modification or reenactment thereof
<PAGE>   6
2.          DEMISE AND RENTS

            In consideration of the rents and the covenants on the part of the
            Tenant hereinafter reserved and contained the Landlord HEREBY DEMISE
            unto the Tenant ALL THAT the Demised Premises TOGETHER WITH the
            rights (in common with the Landlord and all others from time to time
            entitled thereto) specified in the Second Schedule hereto EXCEPT AND
            RESERVING to the Landlord and all others entitled thereto and the
            owners and occupiers for the time being of each and every part of
            the Estate the right specified in the Third Schedule hereto and
            SUBJECT TO all rights easements quasi easements and privileges as
            are now used and enjoyed against the Demised premises by any
            adjoining adjacent or neighboring property or land TO HOLD the same
            (except and reserved as aforesaid) unto the Tenant from the 25th day
            of December 1998 for a term of 10 years YIELDING AND PAYING therefor
            during the Term to the Landlord the following rents:

2.1         First until 25 December 2003 the clear rent of Sixty Thousand Pounds
            (pound sterling 60,000.00) by equal quarterly payments in advance on
            the usual quarter days the first payment in respect of the period
            from the 25 day of December 1998 to the quarter day next following
            being paid on the execution hereof AND on 25.12.2003 and thereafter
            a clear yearly rent equal to the Reviewed Rent ascertained and
            payable in accordance with the provisions of the Fourth Schedule
            hereto; and

2.2         A sum or sums of money in each year of the Term equal to the amount
            or amounts (including any increased premiums payable by reason of
            any act neglect or default of the Tenant or other the occupier for
            the time being of the Demised Premises or servants agents or
            visitors of the Tenant or the said occupier of the Demised Premises
            or by reason of the trade or business carried on from time to time
            in the Demised Premises) which the Landlord shall reasonably expend
            in each year in or in respect of effecting or maintaining insurance
            against the Insured Risks (or if the Demised Premises are insured
            jointly with other premises such sum or sums attributable to the
            Demised Premises as shall be determined by the Landlord) such sum or
            sums to be paid on demand at any time PROVIDED THAT the Landlord's
            insurance by way of a block policy including other properties within
            its portfolio will not be deemed to be a breach of this Clause; and

2.3         Such additional sums as may from time to time be payable pursuant to
            paragraph 7.2 of the Fourth Schedule; and

2.4         The Service Rent in accordance with the provisions of the Fifth
            Schedule hereto including such sums on account of the Service Rent
            as therein mentioned

2.5         On demand all interest payable in accordance with Clause 5.3
<PAGE>   7
3.          TENANTS COVENANTS

            The Tenant HEREBY COVENANTS with the Landlord for itself and its
            successors and assignees to observe and perform throughout the Term
            the following conditions and obligations:

3.1         TO PAY RENTS

3.1.1       To pay the reserved rents on the days and in the manner as specified
            in clause 2 without any deduction whatsoever except income tax in
            accordance with the statutory powers of deduction by the Tenant for
            the time being

3.1.2       To pay the Principal Rent the Reviewed Rent and the Service Rent in
            such manner as the Landlord shall from time to time direct and if so
            required by the Landlord to pay by bankers Standing Order or by
            Direct Debit in such form as may from time to time be furnished by
            the Landlord and in favour of such account at such bank as the
            Landlord shall from time to time direct PROVIDED that any rents paid
            in this manner shall be deemed not to have been received by the
            Landlord until the same shall have been received by the Landlord's
            said bank

3.2         VAT ON PAYMENTS

            To pay all Value Added Tax properly payable on any sums of money
            chargeable thereto due from the Tenant under this Lease and to
            indemnify the Landlord against liability to pay Value Added Tax on
            any such sums

3.3         TO PAY RATES ETC

3.3.1       To pay and discharge all existing and future rates taxes duties
            levies charges assessments impositions and outgoings whatsoever
            whether parliamentary county municipal parochial local or of any
            other description and whether of the nature of capital or revenue
            and even though of a wholly novel character which are now or may at
            any time hereafter be taxed assessed charged or imposed upon the
            Demised Premises or on the owner or occupier in respect thereof
            except only such as the owner is by law bound to pay notwithstanding
            any contract to the contrary

3.3.2       In the event of the Tenant vacating the Demised Premises or any part
            thereof earlier than the date of determination of this Lease
            (howsoever determined) to indemnify and keep indemnified the
            Landlord in respect of any loss suffered by the Landlord as a result
            of being precluded from obtaining general and other rates relief for
            empty premises for any period after such determination by virtue of
            the Tenant having allowed the Demised premises or any part thereof
            to become vacant for a period prior to such determination
<PAGE>   8
3.4         TO REPAIR

3.4.1       From time to time and at all times during the Term well and
            substantially to renew repair uphold clean support maintain and
            amend and keep in good and substantial repair and condition and in
            good decorative order the Demised Premises and every part thereof
            and all improvements thereto or replacements thereof and also the
            Landlord's fixtures and fittings from time to time therein and
            including (without prejudice to the generality of the foregoing) the
            glass in the windows and doors the coverings of the walls floors and
            ceilings the Service Media serving the Demised Premises and sanitary
            and water apparatus comprised in and used for the benefit of the
            Demised Premises

3.4.2       To keep those parts of the Demised Premises which are not built upon
            in neat and tidy condition and (as regards hard surfaced areas) in
            good and substantial repair

3.4.3       Provided that the obligations of the Tenant under paragraphs 3.4.1
            or 3.4.2 shall not extend to making good damage occasioned by any of
            the Insured Risks unless the insurance of the Demised Premises
            (either alone or jointly with other adjoining premises of the
            Landlord) shall have been rendered void or voidable or payment of
            the policy monies shall have been refused or withheld in whole or in
            part in consequence of any act or default on the part of the Tenant
            or of the servants agents or visitors of the Tenant

3.5         TO DECORATE

3.5.1       In the third year of the Term and in every succeeding period of
            three years thereafter to prepare and decorate the exterior of the
            Demised Premises PROVIDED that such external decoration shall
            include:

            (i)         the preparation and painting of all the previously
                        painted outside wood metal and cement parts and all
                        other exterior parts previously painted with three coats
                        at least of good quality paint

            (ii)        the preparation treatment polishing and maintenance of
                        all the outside work now so treated with good quality
                        materials

            (iii)       the cleaning of the brickwork and other finishes to the
                        exterior

            (iv)        the cleaning and treatment in a suitable manner for its
                        maintenance in good condition of all the outside
                        hardwood and metal and other work not required to be
                        painted or polished and the cleaning of all washable
                        surfaces

3.5.2       In every fifth year of the Term and also in the last year thereof
            (terminate when it may) in a proper and workmanlike manner to
            prepare and paint or otherwise suitably treat all the inside parts
            of the Demised Premises previously or usually painted or preserved
<PAGE>   9
            with two coats at least of good quality paint or other suitable
            materials of good quality AND so that in the last year of the Term
            the tints colours and patterns of all such works of internal
            painting and decoration shall be previously approved by the Landlord

3.5.3       To clean the windows of the Demised Premises (internally and
            externally) as necessary and at least once in every calendar month

3.6         UPKEEP OF EQUIPMENT ETC, AND FIRE PRECAUTIONS

3.6.1       To keep the Landlords fixtures and fittings and all lighting heating
            ventilation and drainage systems water supply gas electricity lifts
            and all means of security and all installations fire fighting
            equipment (if any) and all other machinery plant and apparatus (if
            any) (including electrical wiring gas and oil and other necessary
            pipes) in good working order repair and condition and from time to
            time to replace (as and when necessary) the same or any of them by
            suitable articles or equipment of similar and modern kind and equal
            value to the reasonable satisfaction of the Landlord or the
            Landlord's Agent

3.6.2       At all times during the Term fully and adequately to supply and
            equip the Demised Premises with fire fighting and extinguishing
            equipment apparatus and appliances and whenever required by any
            statute regulation or competent authority but in any event at least
            once in every six months to have the same inspected and maintained
            by a competent person and not to obstruct or permit to be obstructed
            the access to or means of working any such equipment apparatus or
            appliances or any means of escape and to comply with all regulations
            requirements and recommendations of the Insurers or any competent
            authority in relation to means of escape from the Demised Premises
            in case of fire or in relation to fire precautions generally

3.7         LANDLORD'S INSPECTIONS AND NOTICE TO REPAIR

3.7.1       Upon the Landlord giving at least 24 hours prior notice (save in
            case of emergencies) to permit the Landlord and its agents and
            workmen at all reasonable times to enter the Demised Premises for
            the purposes of viewing the condition or user thereof or for
            inspecting any works in progress or for taking inventories of the
            fixtures and things to be surrendered at the expiration of this
            Lease and upon written notice by the Landlord to execute any repairs
            lawfully required by such notice for which the Tenant is liable
            under the provisions hereof and if the Tenant shall not execute such
            repairs within three months of the date of service upon it of such
            notice or sooner in case of emergency but in any event without any
            delay the Landlord may itself enter the Demised Premises with
            workmen and others and execute such repairs and the costs incurred
            by it in so doing including any architect's surveyors' and
            solicitors' fees together with interest thereon at the rate
            specified in Clause 5.3 hereof from the date of expenditure to the
<PAGE>   10
            date of payment by the Tenant shall be paid by the Tenant to the
            Landlord on demand and recoverable by the Landlord as rent in arrear

3.7.2       Upon the Landlord giving at least 72 hours prior notice (save in
            case of emergencies) to permit the Landlord and others authorised by
            the Landlord with workmen and others and with any appropriate
            materials and equipment at all reasonable times to enter the Demised
            Premises for the purpose of executing any extensions and alterations
            to or upon any adjoining adjacent neighbouring premises property or
            land and any of the conducting media apparatus or works in through
            or over the Demised Premises the person so entering causing as
            little inconvenience to the Tenant as reasonably practicable and
            making good to the reasonable satisfaction of the Tenant all damage
            occasioned to the Demised Premises by such entry

3.8         TO COMPLY WITH STATUTES

3.8.1       At all times during the Term at the Tenant's own expenses in all
            respects to comply with and do all acts and things and execute all
            such works and provide all arrangements as may be required under the
            provisions of all statutes already or hereafter to be passed
            (including without derogation from the generality of this paragraph
            the Factories Act 1961 the Offices Shops and Railway Premises Act
            1963 the Fire Precautions Act 1971 the Defective Premises Act 1972
            the Control of Pollution Act 1974 and the Health and Safety at Work
            etc. Act 1974 (where applicable) or any statutory modification or
            reenactment thereof for the time being in force) and bye-laws and
            all orders and regulations made thereunder and the requirements of
            any competent authority or court of competent jurisdiction which
            relate to the Demised Premises or to the user thereof or to any
            fixtures machinery plant or chattels for the time being affixed
            thereto or which are for the benefit of the persons employed in or
            about the Demised Premises whether such compliance or acts things
            works or arrangements are required of the Landlord or the Tenant or
            other occupier of the Demised Premises AND not to do or omit or
            suffer to be done or omitted in or about the Demised Premises any
            act or thing whereby the Landlord may under any enactment incur or
            have imposed upon it or become liable to pay any penalty damages
            compensation costs expenses or charges AND at all times to keep the
            Landlord filly and effectually indemnified against all penalties
            damages compensation costs expenses charges demands claims or
            liability arising as aforesaid either in respect of the Demised
            Premises or premises used by the Tenant for the purposes of but not
            comprised in the Demised Premises

3.9         NOTIFICATION TO THE LANDLORD OF ORDERS ETC

            To give notice forthwith to the Landlord of any:

3.9.1       notice order direction requisition or permission or proposal for the
            same made given or issued to the Tenant by any government department
            local or public or other competent authority under or by virtue of
            any statutory powers and relating to or affecting or
<PAGE>   11
            likely to affect the Demised Premises or any part thereof or the use
            thereof Together with a certified true copy thereof AND without
            delay to comply with such notice order direction requisition
            permission or proposal AND also at the request and cost of the
            Landlord to make or join in making such objections or
            representations against or in respect of any such notice order
            direction requisition or proposal as the Landlord may require

3.9.2       relevant defect in the Demised Premises within the meaning of
            Section 4 of the Defective Premises Act 1972 or any statutory
            modification or re-enactment thereof (if applicable)

3.9.3       damage to or destruction of the Demised Premises or any part thereof
            whether caused by occurrence of any of the Insured Risks or
            otherwise

3.10        NOT TO ALTER

            Not to carry out nor cause or permit or suffer to be carried out to
            the Demised Premises or to any part thereof (except in accordance
            with plans and specifications previously submitted in triplicate to
            and approved in writing by the Landlord by way of a licence deed and
            in accordance with any requirements of the Landlord's insurers) the
            erection of any new buildings on the Demised Premises or any part
            thereof or any external or internal alterations or additions
            whatsoever to the Demised Premises or to the heating apparatus
            electrical installations or sprinkler system (if any) therein
            PROVIDED that:

3.10.1      the Tenant may without such formal consent (i) erect maintain or
            alter internal partitioning or other items of a non-structural
            nature subject to the Tenant at the end or sooner determination of
            the Term if so requested by the Landlord removing any such
            partitions and other items and restoring the Demised Premises to
            their former state and condition and (ii) while this Lease is vested
            in the Tenant (here meaning Hugo International Limited only) effect
            alterations to the electrical installation in accordance with any
            relevant terms conditions and regulations of the Institution of
            Electrical Engineers and the electricity supply authority subject to
            the Tenant notifying the Landlord forthwith following such
            alterations

3.10.2      the Tenant shall forthwith upon completion of any alteration
            addition or erection notify the Landlord in writing of the value
            thereof for insurance purposes and the Landlord shall not be liable
            to effect insurance thereof in accordance with Clause 4.2 until
            seven days after receipt by the Landlord of such notification

3.11        USE

            Not to use or permit or suffer the Demised Premises to be used
            otherwise than for business purposes within Class B.1 of the Town
            and Country Planning (Use Classes)
<PAGE>   12
            Order 1987 PROVIDED THAT such use shall throughout the term be first
            approved by the Landlord (such approval not to be unreasonably
            withheld)

3.12        NOT TO AFFIX SIGNS. ETC

3.12.1      Not to affix or exhibit or permit to be affixed or exhibited any
            figure or letter advertisement poster placard nameplate or sign
            (whether illuminated or not) whatsoever in to or upon the Demised
            Premises or any part thereof which is visible from outside the
            Demised Premises other than those whose size design and location has
            previously been approved by the Landlord and such approval shall not
            be unreasonably withheld

3.12.2      On the expiration or sooner determination of the Term (if required
            by the Landlord) to remove or efface any such signboard or nameplate
            as aforesaid

3.13        ALIENATION PROVISIONS

3.13.1      Save pursuant to a transaction permitted by and effected in
            accordance with this Lease the Tenant will not:

            (i)         part with possession of the whole or any part of the
                        Demised Premises or

            (ii)        permit another to occupy the whole or any part of the
                        Demised Premises or

            (iii)       share the occupation of the whole or any part of the
                        Demised Premises or

            (iv)        hold the whole or any part of the Demised Premises on
                        trust for another

3.13.2      The Tenant will not assign underlet or mortgage part only of the
            Demised Premises.

3.13.3      Subject to clauses 3.13.4 and 3.13.5 the Tenant will not assign or
            mortgage the whole of the Demised Premises without the prior written
            consent of the Landlord which will not be unreasonably withheld or
            delayed

3.13.4      If any of the following circumstances (which are specified for the
            purposes of the Landlord and Tenant Act 1927 section 19 (lA))
            applies either at the date when application for consent to assign is
            made to the Landlord or after that date but before the assignment
            has taken place the Landlord may withhold or revoke its consent:

            (i)         any sum due from the Tenant under this Lease remains
                        unpaid or any other material breach of covenant by the
                        Tenant has not been remedied
<PAGE>   13
            (ii)        in the reasonable opinion of the Landlord the assignee
                        is not of sufficient financial standing to enable it to
                        comply with the tenant's covenants and conditions
                        contained in this Lease throughout the Term

            (iii)       the assignee is a company that is in the same group of
                        companies (within the meaning of the Landlord and Tenant
                        Act 1954 section 42) as the Tenant unless the assignee
                        company shall be of a similar or better financial
                        standing to that of the Tenant when this restriction
                        shall not apply

            (iv)        the assignee or any guarantor for the assignee (other
                        than any guarantor under an authorised guarantee
                        agreement) is resident in (or being a corporation is
                        registered in) a jurisdiction in which a court order
                        obtained in England and Wales will not be enforced
                        against the assignee or guarantor

            but the Landlord may also withhold or revoke it consent in any other
            circumstances where it would be reasonable to do so

3.13.5      The Landlord may impose any or all of the following conditions
            (which are specified for the purposes of the Landlord and Tenant Act
            1927 section 1 9(lA)) on giving any consent to an assignment by the
            Tenant:

            (i)         before the earlier of any assignment or giving
                        occupation to the assignee the Tenant requesting consent
                        to assign (together with the assignee and any former
                        tenant who by virtue of the Landlord and Tenant
                        (Covenants) Act 1995 section 11 was not released on an
                        earlier assignment of this Lease) will enter into an
                        authorised guarantee agreement with the Landlord in the
                        terms set out in the Seventh Schedule or in terms from
                        time to time reasonably determined by the Landlord

            (ii)        if reasonably so required by the Landlord on an
                        assignment to a limited company the assignee will ensure
                        that at least two directors of the company or some other
                        guarantors acceptable to the Landlord enter into direct
                        covenants with the Landlord in the form of CLAUSE 6

            (iii)       if reasonably so required by the Landlord the assignee
                        will execute and deliver to the Landlord prior to the
                        assignment a rent deposit deed for such sum as the
                        Landlord may reasonably determine in such form as the
                        Landlord may reasonably require together with the
                        payment by way of cleared funds of the sum specified in
                        the rent deposit deed

            (iv)        the application for consent to the assignment must be
                        accompanied by:

            (a)         certified copies of the assignee's and (where
                        appropriate) any guarantor's audited accounts for each
                        of the three financial years immediately preceding the
                        date of the application for consent to the assignment
<PAGE>   14
            (b)         references from the assignee's and (where appropriate)
                        any guarantor's bankers confirming that the assignee and
                        (where appropriate) any guarantor are considered good
                        for the rents payable under this Lease and if the
                        assignee is a tenant of other premises a reference from
                        at least one of its landlords confirming that the
                        assignee has been a satisfactory tenant

            (c)         an undertaking from solicitors acting for the Tenant of
                        for the assignee to pay all costs disbursements and any
                        VAT thereon which may properly be incurred by the
                        Landlord in considering the application whether or not
                        consent is granted and in granting consent (if it is
                        granted)

            (v)         upon or before any assignment the Tenant will give to
                        the Landlord a copy of the health and safety file
                        required to be maintained under the CDM Regulations
                        containing full details of all works undertaken to the
                        Demised Premises by the Tenant

            (vi)        the assignment shall not take place until any necessary
                        consent of any superior landlord or mortgagee has been
                        obtained and any lawfully imposed condition of such
                        consent satisfied

            but the Landlord may also impose any other condition which it would
            be reasonable to impose

3.13.6      Not to underlet the whole of the Demised Premises without first
            procuring:

            (i)         a direct covenant by the undertenant with the Landlord
                        to perform and observe (while bound by the tenant
                        covenants in the underlease) all of the tenant covenants
                        and the other provisions in this Lease (other than the
                        payment of the rents) and in the proposed underlease

            (ii)        if the Landlord reasonably so requires an acceptable
                        surety who will execute and deliver to the Landlord a
                        deed containing direct covenants with the landlord in
                        the terms contained in CLAUSE 6 (mutatis mutandis) or in
                        such terms as the Landlord reasonably requires

            (iii)       the written consent of the Landlord (which will not be
                        unreasonably withheld) and (where necessary) of any
                        mortgagee

            (iv)        that any underlease to be granted under this Lease
                        shall:

            (a)         be granted without fine or premium and at a rent not
                        less than the higher of the Basic Rent and the highest
                        annual rent reasonably obtainable for the Demised
                        Premises at the time of such underlease
<PAGE>   15
            (b)         contain (where the term of such underlease extends
                        beyond a Date of Review) provisions for rent review
                        consistent in all respect with the terms set out in the
                        FOURTH SCHEDULE

            (c)         contain a condition for re-entry on breach of the
                        underlease by the undertenant

            (d)         contain restrictions no less stringent than those in
                        this Lease as to assignment mortgaging charging parting
                        with possession or sharing occupation of the Demised
                        Premises provision for registration with the Landlord
                        and an absolute prohibition against underletting

            (e)         contain a covenant by the undertenant with the Tenant to
                        perform and observe all the tenant covenants and the
                        other provisions contained in this Lease (other than the
                        payment of the rents)

            (f)         contain a covenant by the undertenant with the Tenant
                        not to do anything inconsistent with or in breach of
                        this Lease

            (v)         that any underlease is excluded from the provisions of
                        Sections 24 to 28 (inclusive) of the Landlord and Tenant
                        Act 1954 (as amended by Section 5 of the Law of Property
                        Act 1969)

3.13.7      (i)         The Tenant will enforce the performance and observance
                        by every undertenant of the covenants provisions and
                        conditions of any underlease and will not at any time
                        either expressly or by implication waive any breach

            (ii)        The Tenant will not vary the terms of any underlease or
                        agree so to do without the prior written consent of the
                        Landlord (such consent not to be unreasonably withheld)

            (iii)       The Tenant will ensure that the rents reserved by any
                        underlease shall not be commuted or payable more than
                        one quarter in advance and will not permit the reduction
                        of any rents reserved by any underlease

            (iv)        The Tenant will ensure that in any underlease the rent
                        is reviewed in accordance with its terms and will not
                        agree with the undertenant any reviewed rent or any rent
                        payable on any renewal without the prior written consent
                        of the Landlord (such consent not to be unreasonably
                        withheld) and further that if the rent under any
                        underlease is to be determined by an independent person
                        the Tenant will permit the Landlord to make
                        representations as to the rent payable to that
                        independent person

3.13.8      Any consent granted pursuant to this Lease shall only be valid for a
            period of three months from the date thereof unless it is acted upon
            within such period
<PAGE>   16
3.13.9      The Tenant will when application is made to the Landlord for consent
            furnish the Landlord with full written details setting out in the
            case of an assignment all the terms and conditions and in the case
            of an underletting the annual rent and the service charge (if any)
            and other payments to be made by the intended undertenant

3.13.10     Within one month after completion thereof the Tenant will give
            notice of and to send to the Landlord or its solicitors certified
            copies of all assignments transfers mortgages charges underleases
            tenancy agreements probates of wills letters of administration
            assets and other dispositions of the Demised Premises or any estate
            or interest in them howsoever remote or inferior and the Tenant will
            pay the Landlord's or its solicitors' proper fees of not less than
            pound sterling 25 for the registration of every such document

3.13.11     Nothing in this Clause 3.13 shall prevent the Tenant with the
            consent in writing of the Landlord (which consent shall not be
            unreasonably withheld) from sharing possession of the whole or any
            part or parts of the demised premises with any company which is for
            the time being a member of the same group as the Tenant (within the
            meaning of Section 42 of the Landlord and Tenant Act 1954 as
            amended) PROVIDED THAT:

            (i)         no relationship of landlord and tenant shall be created
                        between such company and the Tenant

            (ii)        such company shall not be permitted to have exclusive
                        occupation of any part of the Demised Premises

3.14        PROVISIONS CONCERNING INSURANCE

3.14.1      Not to do or omit or suffer to be done or omitted any act or thing
            whatsoever which may render void or voidable or otherwise prejudice
            any policy for the insurance of the Demised Premises or any part
            thereof or of the Landlord's fixtures and fittings therein or of any
            adjoining or neighbouring property (whether or not part of the
            Estate)

3.14.2      To reimburse to the Landlord on demand any expenses incurred by the
            Landlord in the renewal of any such policy or policies rendered
            necessary by a breach of the Tenant's obligations under Clause 3.14.

3.14.3      If any such act or omission by the Tenant or any use to which Tenant
            may put the Demised Premises results in an increase in the rate of
            premium or loading for the insurance of the Demised Premises or of
            any adjoining property (whether or not part of the Estate) the
            Tenant shall be bound to reimburse to the Landlord all such increase
            or loading

3.14.4      If the Demised Premises or any part thereof or any adjoining or
            neighbouring property of the Landlord (whether or not part of the
            Estate) or any part thereof is damaged or destroyed by any of the
            Insured Risks at any time during the Term and the insurance
<PAGE>   17
            money under any insurance thereof effected by the Landlord is wholly
            or partly irrecoverable by reason solely or in part of any act
            neglect or default of the Tenant its lessees agents servants or
            visitors then and in every such case the Tenant will forthwith pay
            to the Landlord the whole or a fair proportion of the cost
            (including professional or other fees) of completely rebuilding
            reinstating or repairing the Demised Premises or such adjoining or
            neighbouring property

3.14.5      If at any time the Tenant is entitled to the benefit of any
            insurance on the Demised Premises then to apply all monies received
            by virtue of such insurance in making good with all speed the loss
            or damage in respect of which the same shall have been received

3.15        COMPLIANCE WITH PLANNING LAWS

            In relation to the Planning Acts:

3.15.1      not to do or omit or permit to be done or omitted anything on or in
            connection with the Demised Premises the doing or omission of which
            shall be a contravention of the Planning Acts and to indemnify the
            Landlord against all actions proceedings damages penalties costs
            charges claims and demands in respect of such acts and omissions

3.15.2      not to make any application to the local planning or other authority
            for consent under the Planning Acts without the prior written
            consent of the Landlord and to indemnify the Landlord against the
            costs of any application for planning permission and the works and
            things done in pursuance thereof

3.15.3      If the Landlord gives written consent to any of the matters in
            respect of which the consent of the Landlord shall be required under
            the provisions of Clause 3.10 and 3.12 above or otherwise and if
            permission from any authority under the Planning Acts is necessary
            for such matters to apply at the cost of the Tenant to the local
            planning authorities for all licences consents and permissions which
            may be required and to give notice to the Landlord of the grant or
            refusal (as the case may be) of all such licences consents and
            permissions together with a copy thereof forthwith on the receipt
            thereof

3.15.4      If the licence consent or permission is granted only with
            modifications or subject to conditions not to accept such
            modifications or conditions without the consent in writing of the
            Landlord and to give the Landlord forthwith full particulars of such
            modifications or conditions and if such modifications or conditions
            shall in the opinion of the Landlord be undesirable then the Tenant
            shall at the request of the Landlord withdraw its application

3.15.5      Unless the Landlord shall otherwise direct to carry out before the
            expiration or sooner determination of the Term any works stipulated
            to be carried out to the Demised
<PAGE>   18
            Premises by a date subsequent to such expiration or sooner
            determination as a condition of any planning permission which may
            have been granted during the Term

3.15.6      Not to serve any purchase notice under the Planning Acts requiring
            any local or other authority to purchase the Tenant's interest in
            the Term without first offering to surrender this Lease to the
            Landlord at the price which might reasonably be expected to be
            obtained from the local or other authority pursuant to such purchase
            notice such price in the absence of agreement between the parties to
            be referred to the decision of an independent surveyor (who shall
            act as an expert and not as an arbitrator) nominated on the
            application of either party by the President for the time being of
            the Royal Institution of Chartered Surveyors

3.15.7      If the Tenant shall receive or shall have been entitled to receive
            any compensation with respect of its interest hereunder because of
            any restriction placed upon the use of the Demised Premises under or
            by virtue of the Planning Acts then if and when the Tenant's
            interest hereunder shall be determined however that event may occur
            the Tenant shall forthwith make such provision as is just and
            equitable for the Landlord to receive its due benefit from such
            compensation

3.15.8      If and when called upon so to do to produce to the Landlord all such
            plans documents and other evidence as the Landlord may reasonably
            require in order to satisfy the Landlord that the provisions of this
            Clause 3.15 have been complied with in all respects

3.16        NOT TO OBSTRUCT WINDOWS, ETC.

3.16.1      Not to stop up darken or obstruct or suffer to be stopped up
            darkened or obstructed any of the windows lights or ventilators
            belonging to the Demised Premises nor to permit any easement or
            right belonging to or used with the Demised Premises to be
            obstructed or lost

3.16.2      Not knowingly to permit or suffer any encroachment upon the Demised
            Premises or the acquisition of any new right to light passage
            drainage or other easement on under or over the Demised Premises or
            any part thereof and in case any encroachment or easement whatsoever
            shall be made or acquired or threatened to be made or acquired by
            any person or persons whomsoever forthwith to give notice thereof in
            writing to the Landlord and at the cost of the Tenant to adopt all
            such means and take such actions as may be reasonably required by
            the Landlord for preventing any such encroachment or the acquisition
            of any such easement failing which it shall be lawful for the
            Landlord and its employees agents and workmen to enter upon the
            Demised Premises and to do the same and the costs incurred by the
            Landlord in so doing shall be paid by the Tenant to the Landlord on
            demand
<PAGE>   19
3.17        NOT TO CAUSE NUISANCE

3.17.1      Not to keep or deposit or permit or suffer to be kept or deposited
            on the Demised Premises any goods or materials of a dangerous
            combustible or explosive nature nor any materials of any nature the
            keeping of which may contravene a statute or order or local
            regulation or bye-law

3.17.2      Not to do or permit or suffer to be done on the Demised Premises or
            any part thereof or on the Parking Spaces or the Common Parts
            anything which shall be or tend to be or cause a nuisance damage
            annoyance disturbance or inconvenience to the Landlord or the owners
            lessees or occupiers of any adjoining or neighbouring premises
            (whether or not part of the Estate)

3.17.3      From time to time during the term to pay all costs charges and
            expenses incurred by the Landlord in abating a nuisance caused by
            the Tenant its servants agents or visitors on the Demised Premises
            or on any other part of the Estate whether or not in pursuance of a
            notice served by any local or other authority

3.17.4      Not to deposit or permit or suffer to be deposited on any part of
            the Demised Premises (except in receptacles approved by the
            Landlord) or on any of the Common Parts any rubbish or refuse

3.17.5      To comply with all such reasonable regulations as the Landlord shall
            from time to time make under the powers reserved to it by paragraph
            8 of the Third Schedule hereto

3.17.6      Not to install or suffer to be installed in the Demised Premises any
            machinery which shall be noisy or which may cause dangerous
            vibration or be a nuisance to the Landlord owners lessees or
            occupiers of adjoining or neighbouring premises and not to impose
            upon the roof or the walls or the floor of the Demised Premises any
            strain in excess of that which they are designed to bear with due
            margin for safety

3.17.7      Not to hang exhibit place put store deposit or expose outside any
            part of the buildings comprised in or including the Demised Premises
            or on or about the Common Parts any goods articles or things for
            sale hire rent or otherwise and not to permit or suffer any of the
            aforesaid things to be done

3.17.8      Not to commit or permit or suffer to be committed any waste whether
            permissive voluntary or ameliorating in or upon the Demised Premises

3.17.9      Not to allow to pass into or through the conducting media serving
            the Demised Premises any noxious noisome or deleterious effluent or
            other substance which may cause an obstruction to or injure the
            conducting media (and in the event of any such obstruction or injury
            forthwith to make good such damage to the reasonable
<PAGE>   20
            satisfaction of the Landlord's surveyor) nor to discharge or allow
            to be discharged therein any fluid or substance of a poisonous or
            noxious nature which might eventually be deposited therefrom into
            the water of any stream river or otherwise so as to cause pollution
            or change the composition thereof and the Tenant shall employ such
            plant as may be reasonably required by the Landlord or by any
            competent authority for treating any deleterious effluent or
            pollutant before permitting the same to pass into the sewers drains
            or watercourses serving the Estate or any part thereof

3.17.10     Not to hold or permit any sale by auction to be held upon the
            Demised Premises or any part thereof nor to use or permit or suffer
            the Demised Premises or any part thereof nor to use or permit or
            suffer the Demised Premises or any part thereof to be used as a
            dwelling place or for sleeping therein or as a betting office or
            amusement arcade or otherwise in connection with gambling or gaming
            for monetary or other prizes or as a sex shop or for the sale of
            alcohol or for any public meeting nor to carry on or use or permit
            the Demised Premises or any part thereof to be used for any noisome
            offensive or dangerous trade manufacture business or occupation or
            for any illegal or immoral purpose

3.17.11     Not to bring or keep or suffer to be brought or kept upon the
            Demised Premises anything which in the opinion of the Landlord is or
            may become unclean unsightly or detrimental to the Demised Premises
            or to the general amenity of the Estate

3.17.12     To preserve and maintain all trees (if any) upon the Demised
            Premises

3.17.13     To ensure that the Demised Premises are adequately ventilated at all
            times due regard being had to the nature of the Tenant's occupation
            and use thereof

3.18        CONTROL OF PARKING AND LOADING ON COMMON PARTS, ETC.

3.18.1      Not to park or permit to be parked any vehicle of the Tenant its
            servants agents visitors suppliers or contractors on the Common
            Parts and not to cause or permit or suffer any obstruction or damage
            thereto

3.18.2      To ensure that all goods arriving at or despatched from the Demised
            Premises shall be loaded or unloaded as the case may be within the
            loading bays in such a way that no obstruction of access to any
            adjoining or adjacent premises is caused and that the Common Parts
            are kept clear at all times

3.18.3      To ensure that all vehicles of the Tenant its servants agents
            visitors suppliers and contractors entering and leaving the
            Development do so only at the vehicular access points constructed
            for that purpose
<PAGE>   21
3.18.4      Not to use the Parking Spaces for any purpose other than the parking
            on each space of one private motor car or light commercial vehicle
            of the Tenant its employees visitors or agents

3.18.5      To keep the Parking Spaces in a clean and tidy condition and free
            from oil waste and offensive matter or things whatsoever

3.19        LANDLORD'S COSTS

            To pay to the Landlord on demand all reasonable costs and expenses
            (including legal costs stamp duty on any consents licences or
            duplicates bailiffs' fees and fees payable to a surveyor and any
            value added tax thereon) which may be properly incurred by the
            Landlord of and incidental to and or in contemplation of:

3.19.1      The preparation and service of any notice or of any proceedings
            under Section 146 and 147 of the Law of Property Act 1925
            (notwithstanding that forfeiture is avoided otherwise than by relief
            granted by the Court); and

3.19.2      The preparation and service of a Schedule of dilapidations during or
            upon the determination of the Term; and

3.19.3      The recovery of arrears of rent or any other sums payable hereunder
            and proceedings in connection therewith; and

3.19.4      The grant or refusal of consent upon any application by the Tenant
            pursuant to the provisions of this Lease (including cases where the
            application is withdrawn)

3.19.5      Any valuation of the Demised Premises for the purpose of
            ascertaining the reinstatement cost thereof from time to time for
            insurance purposes

3.20        INDEMNITY TO LANDLORD

            To keep the Landlord fully and effectually indemnified from and
            against all expenses proceedings costs claims damages demands and
            any other liability whatsoever either:-

3.20.1      In respect of any injury to or death of any person or damage to
            property (real or personal) the infringement disturbance or
            destruction of any right easement or privilege arising -directly or
            indirectly out of:

            (i)         The state of repair and condition of the Demised
                        Premises any alteration thereto or the user thereof or
                        work carried out or in the course of being carried out
                        to the Demised Premises
<PAGE>   22
            (ii)        Anything now or hereafter attached to or projecting from
                        the Demised Premises

            (iii)       Any matters arising out of or in resect of the
                        provisions of Section 4 of the Defective Premises Act
                        1972 or any statutory modification or re-enactment
                        thereof for the time being in force (so far as such
                        matters are not the direct responsibility of the
                        Landlord under the terms of this Lease); or

3.20.2      In respect of the breach by the Tenant of any of its obligations
            under this Lease or

3.20.3      In respect of any act by the Tenant or other occupier for the time
            being of the Demised Premises or any agent servant employee licensee
            or invitee of the Tenant or other the occupier for the time being of
            the Demised Premises

3.21        RELETTING VIEWING, ETC.

            To permit the Landlord and its surveyors or agents or others having
            authority from the Landlord at any time and upon reasonable prior
            notice during the six months preceding the determination of the Term
            whether by effluxion of time or otherwise and at any time during the
            Term in relation to the Landlord's reversionary interest in the
            Demised Premises to enter upon the Demised Premises and to put out
            and maintain without interference such "To Let" and "For Sale"
            boards upon the Demised Premises and to permit persons with written
            authority from the Landlord or his agents to view the Demised
            Premises at reasonable times in the daytime

3.22        MAKING GOOD BREACH OF COVENANT

            In relation to any breach of any of the covenants on the part Tenant
            herein contained immediately upon notice in writing from the
            Landlord requiring it so to do to remedy the breach and make good
            and restore the Demised Premises to the state and condition thereof
            before the breach by the Tenant as directed by the Landlord and if
            the Tenant shall neglect to do so for seven days after such notice
            it shall be lawful for the Landlord his servants agents and workmen
            to enter upon the Demised Premises to remedy the breach and to make
            good and restore the same to the state and condition existing before
            the breach and all expenses of so doing including surveyors'
            architects; and legal fees shall be repaid to the Landlord by the
            Tenant on demand

3.23        APPLICATION TO LANDLORDS AGENT

            Where the consent of the Landlord is required hereunder for any
            matter or thing to make application for such consent to the
            Landlord's Agent or as the Landlord's Agent may direct
<PAGE>   23
3.24        TO YIELD UP

            At the expiration or sooner determination of the Term peaceably and
            in good repair and condition in accordance with the Tenant's
            covenants to surrender and yield up the Demised Premises to the
            Landlord together with all fixtures and additions (other than trade
            or tenant's fixtures which may be removed subject to the Tenant
            making good all damage caused by such removal to the satisfaction of
            the Landlord) AND (if so required by the Landlord at the Tenant's
            own expense) to reinstate the Demised Premises to the satisfaction
            of the Landlord to the condition existing before any alterations
            additions or erections were carried out pursuant to Clause 3.10.1
            the Tenant forthwith and in proper and workmanlike manner making
            good all damage occasioned thereby

3.25        NOTICE OF DEATH

            Within 21 days of the death during the Term of any person who has or
            shall have guaranteed to the Landlord the payment of the rents
            hereinbefore reserved and the covenants conditions and agreements
            herein contained and on the Tenant's part to be observed and
            performed to give notice thereof in writing to the Landlord and if
            so required by the Landlord at the Tenant's expense in all respects
            to procure some other person acceptable to the Landlord to execute a
            guarantee in the same form as is herein contained PROVIDED ALWAYS
            that if the Tenant shall be a company of which such deceased
            guarantor was a director the Landlord may require some other
            director of such Company (including such person (if any) as may be
            appointed to fill the place of such deceased director) to execute
            such guarantee as aforesaid

3.26        COMPLIANCE WITH FREEHOLD COVENANTS

            To observe and perform at all times during the Term the covenants
            conditions exceptions reservation declarations agreements and
            stipulations and all other matters contained or referred to in the
            property and charges registers of title No BK 248793 so far as the
            same relate to the Demised Premises

4.          LANDLORD'S COVENANTS

            The Landlord HEREBY COVENANTS with the Tenant to observe and perform
            the following conditions and obligations:-

4.1         QUIET ENJOYMENT

            That the Tenant paying the rents hereby reserved and performing and
            observing the covenants on the part of the Tenant and the conditions
            and agreements herein contained shall peaceably hold and enjoy the
            Demised Premises during the Term without any
<PAGE>   24
            Interruption by the Landlord or any person rightfully claiming under
            or in trust for the Landlord

4.2         INSURANCE

            If and so long as and to the extent that the Tenant shall pay the
            amount or amounts payable by way of additional rent under Clause 2.2
            hereof as aforesaid to insure and (unless the insurance so effected
            shall become void or voidable through or by reason of any act
            neglect or default of the Tenants or of the servants agents or
            visitors of the Tenant) to keep insured in the name of the Landlord
            the Demised Premises and all buildings erections and Landlord's
            fixtures (including boilers and pipes) of an insurable nature which
            at any time during the Term may be erected or placed upon or affixed
            to the Demised Premises against loss or damage by fire lightning
            thunderbolt explosion aircraft (other than hostile) aerial devices
            or articles dropped therefrom earthquake flood storm tempest or
            damage by impact of vehicles bursting or overflowing of water tanks
            apparatus or pipes riot civil commotion and malicious damage to
            underground water and gas pipes or electricity cables property
            owners liability and damage to plate glass windows and such other
            risks as the Landlord shall from time to time consider necessary in
            an insurance company or underwriters of repute in such sum as in the
            Landlord's opinion represents the full reinstatement value thereof
            from time to time throughout the Term (Provided that such value
            shall not be less than the sum which the Tenant (by notice in
            writing to the Landlord) may from time to time require) together
            with architect's surveyors' and engineers' fees (based on such value
            and at the respective professional scales of charge (if any) from
            time to time in force) demolition and clearing costs together with
            insurance against loss of the Principal Rent for a period not
            exceeding three years having regard to potential increases of rent
            in accordance with the rent review provisions contained in this
            Lease AND in case of destruction or damage by any of the Insured
            Risks subject to all requisite consents permissions and licences
            being obtained and unrevoked unless payment of any monies under any
            policy of insurance shall be refused either in whole or in part by
            reason of any act neglect or default of the Tenant or of the
            servants agents or visitors of the Tenant to apply all policy monies
            received under -or by virtue of any such insurance as aforesaid
            (other than money received in respect of insurance against loss of
            rent) in repairing or reinstating the Demised Premises with all
            reasonable speed PROVIDED THAT such obligation to repair or
            reinstate the Demised Premises shall be deemed to have been complied
            with if such works are carried out using -materials of a similar or
            improved quality type of specification and/or making such
            modifications or changes in the design layout specifications or
            otherwise of the Demised Premises as shall in the Landlord's opinion
            be reasonably necessary to comply with any Act or Acts of Parliament
            for the time being in force or any instrument regulation or order
            made thereunder
<PAGE>   25
4.3         SERVICES

            Subject to the Tenant paying the Service Rent at the times and in
            the manner specified to use its reasonable endeavours and in
            accordance with the principles of good estate management to carry
            out or procure the carrying out of the Services Provided
            nevertheless that the Landlord shall not be liable for any loss or
            damage to the Tenant on account of any delay or stoppage in
            connection with the performance or observance of such obligations or
            for any omission to perform the same due to any cause or
            circumstances not within the Landlord's control but the Landlord
            shall take all practicable steps to remedy and make good the same as
            soon as reasonably possible after notification thereof

5.          PROVISOS

            PROVIDED ALWAYS and IT IS HEREBY AGREED AND DECLARED and these
            presents are made upon the express condition that:-

5.1         FORFEITURE

            If the said rents or any part thereof shall be unpaid for 21 days
            after any of the days hereinbefore appointed for payment thereof
            (whether the same shall have been formally demanded or not) or if
            the Tenant while the Demised Premises or any part thereof remain
            vested in it (being a company) shall be wound up compulsorily or
            voluntarily (except for a reconstruction or amalgamation previously
            approved in writing by the Landlord such approval not to be
            unreasonably withheld) or shall have a Receiver appointed or (being
            an individual or if more than one individual then any one of them)
            shall become bankrupt or shall have a Receiving Order made or shall
            make any assignment for the benefit of creditors or make any
            arrangements with creditors for the liquidation of debts by
            composition or otherwise or shall suffer any distress or execution
            to be levied on the Tenant's goods (which is not paid out within 21
            days) or if any covenant on the Tenant's part herein contained shall
            not be performed or observed then and in any of the said cases -and
            thenceforth it shall be lawful for the Landlord or any person or
            persons duly authorised by the Landlord in that behalf at any time
            thereafter to re-enter the Demised Premises or any part thereof in
            the name of the whole and thereupon this demise shall absolutely
            determine without prejudice to any right of action or remedy of
            either party in respect of any antecedent breach of any of the
            covenants by the other party herein contained

5.2         NON-WAIVER OF BREACH OF COVENANT

            No acceptance of or demand or receipt for rent by the Landlord his
            bankers or agents after knowledge or notice received by the Landlord
            or his agents of any breach of the Tenant's covenants herein
            contained or implied shall operate as a waiver in whole or in part
            of any such breach or of any of the Landlord's rights of forfeiture
            or re-entry in
<PAGE>   26
            respect thereof but that any such breach shall for all the purposes
            of these presents be a continuing breach of covenant so long as such
            breach shall be subsisting and so that no person taking any estate
            or interest under the Tenant shall be entitled to set up any such
            acceptance of or demand or receipt for rent as a defence in any
            action or proceedings by the Landlord

5.3         INTEREST ON ARREARS

            If the rents or any other sums hereby reserved or made payable or
            any part thereof shall not be discharged on the date when they
            become payable (whether formally demanded or not) then in addition
            and without prejudice to the right of re-entry in paragraph 5.1. of
            this Clause or to any other remedy herein contained or by law vested
            in the Landlord the Landlord shall be entitled to charge interest on
            the unpaid rent or other sum or sums (as the case may be) from the
            date on which it becomes due to the date on which the arrears are
            paid in full or until the date on which re-entry is effected (as the
            case may be) on a day to day basis and compounded on the usual
            quarter days at a rate 4 per cent per annum above the base lending
            rate of National Westminster Bank P.L.C. for the time being in force
            (or above any rates which may replace the same)

5.4         RECOVERY OF SUMS DUE

            In the event of the non-payment by the Tenant to the Landlord of any
            moneys due to the Landlord hereunder on the day due for payment such
            moneys shall be recoverable by the Landlord as rent in arrear

5.5         LANDLORD'S RIGHT TO BUILD, ETC

            The Landlord shall have the full and free right to deal in any
            manner with any premises property or land adjoining adjacent or
            neighbouring to the Demised Premises (whether on the Estate or not)
            or to erect or suffer to be erected upon such adjoining adjacent or
            neighbouring premises property or land any buildings whatsoever
            whether such buildings shall or shall not affect or diminish the
            light or air which may now or at any time during the Term be enjoyed
            by the Tenant or other the occupier of the Demised Premises and -in
            particular but without prejudice to the generality of the foregoing
            the Landlord shall in no way be restricted or bound by the plot
            scheme or layout of the Estate which may be shown on any plans at
            any time prepared with regard thereto

5.6         AGAINST ACQUISITION OF EASEMENT, ETC

            The Tenant shall not be or become entitled to any right of light or
            air to the Demised Premises or to any other right easement or
            quasi-easement whatsoever (other than those expressly hereby
            granted) which would or might restrict or interfere with the use for
            building or any other purposes of any adjoining or neighbouring land
            of the Landlord (whether or not forming part of the Estate)
<PAGE>   27
5.7         SERVICE OF NOTICES

            In addition to any other prescribed mode of services any notice
            required to be served hereunder shall be validly served if served in
            accordance with Section 196 of the Law of Property Act 1925 (as
            amended by the Recorded Delivery Services Act 1962) or (in the case
            of the Tenant) if left addressed to it (or if there be more that one
            then to any one of them) on the Demised Premises or sent to it him
            or any of them by post or left at the last known address or
            addresses of it him or any of them in England

5.8         CONCERNING USER

            Nothing in this Lease shall be deemed to constitute a warranty by
            the Landlord that the Demised Premises or any part thereof are
            authorised for use under the Planning Acts for any specific purpose
            or that the same are fit or useable or authorised for any purpose or
            in any other manner or way

5.9         MANAGEMENT OF COMMON PARTS

            The Common Parts shall at all times be subject to the exclusive
            control and management of the Landlord who shall be entitled to
            alter stop up diver or otherwise use any part thereof leaving
            available for use by the Tenant reasonable means of enjoyment
            thereof

5.10        RENT ABATEMENT

            If at any time or times during the term the Demised Premises or any
            part thereof shall be destroyed or damaged by any of the Insured
            Risks so as to be unfit for occupation and use in manner hereby
            authorised and the policy or policies of insurance effected by the
            Landlord shall not have been vitiated or payment of the policy
            monies refused in Whole or in part in consequence of any act neglect
            or default of the Tenant or of its lessees or of its or their
            respective servants agents or visitors the Principal Rent or a fair
            proportion thereof according to the nature and extent of the damage
            sustained shall be suspended until the Demised Premises shall have
            again been rendered fit for occupation and use in manner aforesaid
            by the Tenant or until the expiration of a period of three years
            from the date of such destruction or damage (whichever shall be the
            earlier) and in the case of dispute as to the proportion or period
            of such abatement the same shall be determined by same independent
            competent person acting as an arbitrator and appointed upon the
            application of either party by the President for the time being of
            the Royal Institution of Chartered Surveyors and the provisions of
            the Arbitration Act 1996 or any other statutory provision for the
            time being in force shall apply thereto
<PAGE>   28
5.11        DISPUTES

            Any dispute arising as between the Tenant and the lessees tenants or
            occupiers of adjoining or neighbouring premises belonging to the
            Landlord relating to any easement right or privilege in connection
            with the Demised Premises or relating to the party or other walls of
            the Demised Premises or as to the amount of any contribution towards
            the expenses of works to services used in common shall be referred
            to the Landlord whose decision shall be binding upon all parties to
            the dispute

5.12        COMPENSATION

            Subject to the provisions of Section 38(2) of the Landlord and
            Tenant Act 1954 (as amended by the Law of Property Act 1969) neither
            the Tenant nor any assignee or under lessee shall be entitled on
            quitting the demised premises to any compensation under Section 37
            of the said Landlord and tenant Act

5.13        PARTY WALLS

            The walls dividing the Demised Premises form adjoining premises
            comprised within the Development are party walls within the meaning
            of Section 38 of the Law of Property Act 1925 and shall be
            maintained and repaired accordingly

5.14        DISPOSAL OF LANDLORDS INTEREST

            The Landlord shall not be liable to the Tenant for any breach
            non-performance or nonobservance of the Landlord's covenants or the
            conditions provisions agreements and declarations contained
            hereinafter after the Landlord shall have disposed of the Landlord's
            interest in the demised premises

5.15        SCHEDULE OF DILAPIDATIONS

            In respect of the Schedule of Dilapidations relating to the Demised
            Premises dated October 1998 and served upon the Tenant with Messrs
            Trowers & Hamlins' letter of 26th October 1998:

5.15.1      the Tenant shall be under no obligation to remove the mezzanine
            floors referred to in such notice and the same shall upon the
            execution of this Lease become (at least as between the Landlord and
            the Tenant) Landlord's fixtures and fittings and the said mezzanine
            floors shall be taken into account in determining the Reviewed Rent
            pursuant to the Fourth Schedule to this Lease; and

5.15.2      unless the Landlord and the Tenant shall otherwise agree all other
            items of dilapidations mentioned on such notice save for those
            listed below shall be remedied by the Tenant within 6 months of the
            date of this Lease:
<PAGE>   29
            (i) removal of Tenant's signage to car parking areas;

            (ii) removal of aerial and coaxial cabling;

            (iii) removal of Tenant's signage and associated electrical
                  floodlights; and

            (iv) removal of telecommunications cabling

5.16        WHOLE AGREEMENT

            This Lease is the complete and exclusive statement of the Agreement
            between the Landlord and Tenant relating to the Demised Premises and
            supercedes all previous communications representations and
            arrangements written or oral between the Landlord and the Tenant

6.          SURETY'S COVENANT

            The Surety (in consideration of this demise made at the request of
            the Surety) hereby covenants with the Landlord that:

6.1         The Tenant will pay the rents reserved and discharge the other
            obligations of the Tenant under this Lease whether before or after
            any disclaimer of the Lease

6.2         If a trustee in bankruptcy of the Tenant or a liquidator of the
            Tenant (as the case maybe) disclaims this Lease or if it is
            forfeited or if this Lease vests as bona vacantia then the Landlord
            may within three months after such disclaimer or forfeiture or
            vesting by written notice require the Surety to take a lease of the
            Demised Premises for a term equal to the residue of the term granted
            by this Lease immediately before such disclaimer or forfeiture or
            vesting and on the same terms as this Lease (such lease to take
            effect from the date of such disclaimer or forfeiture or vesting at
            rents corresponding with those payable under this Lease in respect
            of the period immediately before such disclaimer or forfeiture or
            vesting but subject to review at the same times as those at which
            reviews would have occurred had this Lease remained in existence)
            and the Surety will take up such lease and execute and deliver to
            the Landlord a counterpart of it and will pay the Landlord's proper
            costs and expenses of and incidental to its grant

6.3         If the Landlord does not require the Surety to take a lease of the
            Demised Premises pursuant to clause 6.2 the Surety will nevertheless
            upon demand pay to the Landlord a sum equal to the rents and other
            payments that would have been payable under this Lease but for the
            disclaimer or forfeiture or vesting or until the earlier of (a) the
            date 6 months after the date of disclaimer or forfeiture or vesting
            or (b) the date on which the Demised Premises are relet
<PAGE>   30
6.4         Anything done omitted or agreed by the Tenant is done omitted or
            agreed with the concurrence of the Surety

6.5         The Surety will not be entitled to participate in any security held
            by the Landlord in respect of the Tenant's obligations to the
            Landlord under the Lease until the obligations on the part of the
            Surety or of the Tenant under the Lease have been performed or
            discharged

6.6         The Surety will not be released or discharged by time or indulgence
            being given to or any arrangement or alteration of terms being made
            with the Tenant or any other person or by -any release or dealing by
            the Landlord or by any act omission or thing whatsoever whether with
            or without the express or implied consent of the Surety whereby the
            Surety as a surety only might have been released or discharged

6.7         The Surety will be liable to the Landlord as sole or principal
            debtor or covenant or for the Tenant's obligations in this Lease:

6.7.1       while the Tenant is bound by the tenant covenants in this Lease and

6.7.2       for any period during which the Tenant is liable under an authorised
            guarantee agreement entered into by the Tenant with the Landlord
            pursuant to clause 3.13

6.8         The provisions of this clause 6 are for the benefit of the Landlord
            and its successors in title without the need for any express
            assignment

7.          NEW LEASE

            This Lease is a new tenancy for the purpose of Section 1 of the
            Landlord and Tenant -(Covenants) Act 1995

8.          BREAK OPTION

8.1         If the Tenant wishes to determine the Term on the 25 December 2003
            25 December 2008 25 December 2012 and 25 December 2018 ("THE BREAK
            DATE") and gives to the Landlord not less than six months' prior
            written notice to that effect and provided that if the Tenant has
            served the notice the Tenant has up to and including the Break Date
            (i) paid the rents (ii) performed and observed the covenants on its
            part and the conditions contained in this Lease (iii) pays to the
            Landlord nine months rent at the rate passing under this Lease at
            the time of service of the said notice and (iv) on the Break Date
            gives to the Landlord full vacant possession of the Demised Premises
            in accordance with its covenants contained in this Lease then this
            Lease shall cease and determine on the Break Date but without
            prejudice to any claim by the Landlord against the Tenant in respect
            of any antecedent breach of any covenant or condition contained in
            this Lease
<PAGE>   31
8.2         If any other person other than the Tenant shall:-

8.2.1       apply to the court for relief against forfeiture; or

8.2.2       obtain relief against forfeiture; or

8.2.3       apply to the Court for an Order vesting the Lease dated 5th January
            1988 made in respect of the Demised Premises

            within 6 months of the date of this Lease then the Tenant may upon
            giving written notice to the Landlord determine the Term without
            liability on the part of the Tenant save for any non-payment by the
            Tenant of any of the rents reserved by this Lease in respect of the
            period prior to the service of such notice and upon service of such
            notice this Lease shall cease and determine save for the provisions
            of this clause and the Landlord will reimburse the Tenant for all
            reasonable and proper legal costs incurred by the Tenant in the
            taking of this Lease

9.          STAMP DUTY CERTIFICATE

            The Landlord and the Tenant certify that there is no agreement for
            Lease (or talk) to which this Lease (or talk) gives effect

IN WITNESS whereof the Landlord and the Tenant have caused their respective
Common Seals to be hereunto affixed and the Surety has hereunto set his hand and
seal the day and year first before written

                               THE FIRST SCHEDULE
                          PART 1: THE DEMISED PREMISES

ALL THAT the land situate at Park Village Langley Business Park Station Road
Langley Berkshire which land is shown edged red on the Plan Together with the
buildings from time to time erected thereon or on some part thereof and known as
Cookham House Park Village TOGETHER WITH the Landlord's fixtures and fittings
and the Service Media exclusively serving the same and including (but not
limited to):-

(a)          the walls enclosing and within the same but in the case of any wall
             dividing the same from any adjoining premises one half of such wall
             severed vertically and

 (b)        the floors and foundations thereof and

 (c)        the roof or roofs covering the same and
<PAGE>   32
 (d)        the porch forming part of the same

                               THE SECOND SCHEDULE
                   RIGHTS AND EASEMENTS GRANTED TO THE TENANT

1.       To pass and repass with or without vehicles (i) over the estate road
         leading from Station Road Langley to the Estate and (ii) over the
         forecourt and service areas within the Estate and on foot only over the
         footpaths now or at any time hereafter during the Term constructed on
         the Estate for the purpose of access to or egress from the Demised
         Premises and the Parking Spaces PROVIDED ALWAYS AND IT IS HEREBY AGREED
         AND DECLARED that if at any time during the Term and in its absolute
         discretion the Landlord shall desire to alter stop up or re-route the
         said forecourt service areas or footpaths or any part or parts thereof
         the Landlord shall have full right and liberty so to do but at its own
         expense and subject to the Landlord leaving available for use at all
         times by the Tenant reasonable uninterrupted and adequate means of
         access to the Demised Premises the position of such access (except in
         case of emergency) being previously notified in writing to the Tenant
         by the Landlord or his agents

2.       The free passage of water soil electricity gas telephone and other
         services to and from the Demised Premises through the Service Media now
         or at any time during the said Term serving the Demised Premises

3.       A right of support and protection for the benefit of the Demised
         Premises as is now enjoyed from the other premises of the Estate

4.       The exclusive right to use the Parking Spaces in accordance with the
         provisions of Clause 3.18 hereof

                                 THIRD SCHEDULE
                           EXCEPTIONS AND RESERVATIONS

1.       The free and passage and running of water soil gas electricity and
         other services from and to other parts of the Estate or any adjoining
         adjacent or neighbouring premises property or land which may now or
         hereafter during the Term belong to the Landlord through the Service
         Media which are now or may at any time during the Term be upon over
         through or under the Demised Premises with the right to construct and
         maintain new services and to connect up to the Service Media

2.       A right of support and protection for any adjoining or neighbouring
         land and buildings of the Landlord
<PAGE>   33
3.       The right to enter (after reasonable notice except in case of
         emergency) upon the Demised premises at all reasonable times for the
         purpose of constructing and laying new Services or Service Media for
         the benefit of other parts of the Estate or of any such adjoining
         adjacent or neighbouring premises property or land and making
         connections to inspecting repairing cleansing maintaining altering
         replacing relaying or renewing any Service Media the person or persons
         exercising such right making good to the reasonable satisfaction of the
         Tenant all damage to the Demised Premises thereby occasioned

4.       The full right to execute works and repairs and to make erections upon
         or to erect rebuild or alter other premises within the Estate
         notwithstanding that the access of light and air to the Demised
         Premises may thereby be affected or diminished

5.       The right to affix and retain on the exterior of the Demised Premises
         and run wires and cables thereto such lamps and other apparatus for
         illuminating the Common Parts or otherwise together with such
         directional or other signs as the Landlord shall reasonably require and
         the right of access thereto for the purpose of maintaining repairing
         renewing - or otherwise dealing with the same person or persons
         exercising such right making good to the reasonable satisfaction of the
         Tenant all damage to the Demised Premises thereby. occasioned

6.       The right to enter after reasonable notice (except in case of
         emergency) upon the Demised Premises at all reasonable times for

6.1      all purposes connected with or arising from the provisions of the
         services and

6.2      inspecting the condition and state of repair thereof and

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

6.4      carrying out any works (whether of construction repair or otherwise) to
         any premises property or land adjoining adjacent or neighbouring to the
         Demised premises or to any party structure sewer drain or other thing
         used or capable of being used by the Tenant in common with others

         The person or persons exercising the rights making good to the
         reasonable satisfaction of the Tenant all damage to the Demised
         Premises thereby occasioned

7.       All such rights to enter on the Demised Premises and other rights
         powers and privileges of whatsoever kind as are expressed to be
         conferred on or excepted or reserved to the Landlord under the
         covenants on the part of the Tenant and the provisos in this Lease
         contained
<PAGE>   34
8.       The right for the Landlord from time to time to make add to or amend
         reasonable regulations for the preservation and/or control of the
         Common Parts and/or control of the Common Parts and access thereto and
         movement of vehicles within the Estate and other amenities of the
         Estate or any part thereof or for the general convenience of occupiers
         of the Premises from time to time forming part of the Estate

                               THE FOURTH SCHEDULE
                                   RENT REVIEW

1.       For the purposes of this Schedule the following expressions shall bear
         the following respective meanings:-

1.1      "THE REVIEW DATE"          means 25th December 2003

1.2      "the Current Rent"         means pound sterling 60,000.00 for the
                                    period up to 25th December 2003 and
                                    thereafter in relation to any subsequent
                                    Review Date rent at the rate per annum
                                    applicable in the year immediately preceding
                                    the Review Date in question

1.3      "THE REVIEWED RENT"        means the greater of the annual rent payable
                                    hereunder -during the period immediately
                                    prior to the Review Date in question and the
                                    open market rack rental value of the Demised
                                    Premises and based on the assumption that
                                    the Demised Premises consist of offices
                                    without any fine-or -premium on the Review
                                    Date in question for a term of years
                                    commencing on that Review Date equivalent in
                                    length to the Term ascertained as between a
                                    willing landlord and a willing tenant with
                                    vacant possession on the terms of this Lease
                                    (including this Schedule but save as to the
                                    amount of rent then payable) upon the
                                    supposition that the Tenant has complied
                                    with its obligations under this Lease but
                                    disregarding the following namely:-

1.3.1    Any effect on rent of the fact that the Tenant or any sub-tenant has
         been in occupation of the Demised Premises; and

1.3.2    Any goodwill attached to the Demised Premises by reason of the carrying
         on thereat of the business of the Tenant and
<PAGE>   35
1.3.3    Any effect on rent of any improvement carried out before or after the
         commencement of the Term with the prior consent in writing of the
         landlord and at the expense of the Tenant and otherwise than in
         pursuance of any obligation to the Landlord whether under this Lease or
         otherwise

1.3.4    Damage by fire or other insured risk

1.3.5    Any restraint or restriction on the right to recover rent imposed by or
         by virtue of any Act of Parliament

         AND references to the Review Date and to the Reviewed Rent shall where
         the context admits be taken respectively to refer to a particular
         Review Date and to each particular Review Date as the case may be and
         to the Reviewed Rent at that Review Date and at each particular Review
         Date as the case may be

2.       The Landlord and the Tenant may agree the Reviewed Rent as at a Review
         Date

3.       So long as any such agreement has not been reached and either before
         (but not more than three months before) or after the Review Date either
         the Landlord or the Tenant after written notice to the other of its
         intention so to do may request the President for the time being of the
         Royal Institution of Chartered Surveyors to appoint a competent
         independent person to act as an arbitrator or to determine the Reviewed
         Rent as at that Review Date and the arbitration shall be conducted in
         accordance with the Arbitration Acts 1996 or any statutory modification
         or re-enactment thereof for the time being in force

4.       If the said President shall for any reason not be available or be
         unable or fail to make such appointment the appointment may be made by
         the Vice President or next senior officer of the said Institution then
         available and able to make such appointment or if no such officer of
         the said Institution shall be so available and able or if such officer
         shall fail to make such appointment by such officer of such
         professional body as the Landlord shall designate

5.       If the Surveyor shall fail to determine the Reviewed Rent within three
         months after the date of his appointment or if he shall relinquish his
         appointment or die or if it shall become apparent that for any reason
         he will be unable to complete his duties hereunder the Landlord or the
         Tenant may apply to the said President or other persons hereinbefore
         provided for a substitute to be appointed in his place which procedure
         may be repeated as many times as necessary

6.       The Reviewed Rent shall if agreed or determined on or before the Review
         Date be payable therefrom and if agreed or determined after the Review
         Date be payable from the date of such agreement or determination and in
         each such case until superseded (if at all) by any further Reviewed
         Rent and in each case quarterly in advance on the usual quarter days
<PAGE>   36
7.       If the Reviewed Rent is agreed or determined after the Review Date the
         Tenant shall:-

7.1      Continue to pay at the rate of the Current Rent quarterly in advance on
         the usual quarter days until superseded pursuant to paragraph 6

7.2      Pay to the Landlord as additional rent within seven days after the
         agreement or determination of the Reviewed Rent a sum equal to the
         amount (if any) by which the aggregate of the equal quarterly
         instalments of the Reviewed Rent which would have been payable in
         respect of the period commencing on that Review Date and ending
         immediately before the usual quarter day next following the date of
         agreement or determination had the reviewed Rent been so agreed or
         determined before that Review Date exceeds the payments made by the
         Tenant under sub-paragraph 7.1 above in respect of the same period; and
         together with interest thereon from the Review Date until the date of
         payment at the rate of three per cent per annum above the base lending
         rate of National Westminster Bank Plc for the time being in force (or
         above any rate which may replace the same) and compounded on the usual
         quarter days

8.       Forthwith after each Reviewed Rent has been agreed or determined
         (whether or not as -aforesaid) the Landlord and the Tenant shall
         execute in duplicate a Memorandum under hand (to be prepared by the
         Landlord's Solicitors at the expense of the Tenant) recording the
         amount of the Reviewed Rent

9.       If and so long as by law any limit is imposed on rent payable under
         this Lease then paragraph 6 and 7 of this Schedule shall take effect
         subject to any such limitation but the procedures for the ascertainment
         of the Reviewed Rent shall not (unless and so far as the law otherwise
         requires) be displaced and in the ascertainment of the Reviewed Rent
         all restrictions whatsoever relating to rent or to security of tenure
         contained in any statute or orders or regulations thereunder and any
         directions thereby given relating to any method of determination of
         rent shall (so far as may be permitted by law) be disregarded

                               THE FIFTH SCHEDULE
                                THE SERVICE RENT

1.       The Service Costs for each Accounting Period shall be the sum of:-

1.1      The costs and expenses of and incidental to the provision by the
         Landlord of the Services and the observance by the Landlord or its
         covenants and obligations in this Lease

1.2      Contributions determined by the Landlord's Agent as appropriate to such
         items of expenditure as:
<PAGE>   37
1.2.1    are not of annual nature

1.2.2    will be incurred in the future by the Landlord pursuant to its
         covenants in Clause 4 hereof whether during or after the Term (and if
         after the Term on the assumption that those -covenants exist); and

1.2.3    are certified by the Landlord's Agent as items for which it is
         reasonable to make provision

         PROVIDED ALWAYS and it is hereby agreed such part of the Service Rent
         as is paid under paragraph 1.2.1 above shall be held by the Landlord on
         trust to apply in the provision of the Services

2.       The Tenant shall pay to the Landlord the Service Rent in manner
         following that is to say:-

2.1      The Tenant shall if required by the Landlord with every quarterly
         payment of rent herein reserved pay to the Landlord such sum in advance
         and on account of the Service Rent as the Landlord or the Landlord's
         Agent shall specify at its discretion to be fair and reasonable interim
         payment PROVIDED ALWAYS that the first payment hereunder shall be made
         on the date hereof and shall be an apportioned amount in respect of the
         period from the 10th November 1987 to the quarter day next following
         the date hereof

2.2      As soon as practicable after the end of each Accounting Period the
         Landlord's Agent will supply to the Tenant a certificate summarising
         the Service Costs for the Accounting Period and the Service Rent
         payable by the Tenant (due credit being given for all interim payments
         on account made by the Tenant) and save for any manifest error the
         certificate shall be conclusive evidence of the matters which it
         purports to certify

2.3      Within 14 days after the service of the said certificate the Tenant
         shall pay to the Landlord the amount of the Service Rent or any balance
         payable by the Tenant or (as the case may be) there shall be allowed by
         the Landlord to the Tenant on account of the Service Rent payable for
         the following year any amount overpaid by the Tenant

3.       Any omission by the Landlord to include in the said certificate for an
         Accounting Period a sum expended or a liability incurred in that year
         shall not preclude the Landlord from including such sum or the amount
         of such liability in the said certificate for any subsequent Accounting
         Period or Periods

4.       At the end of each Accounting Period the Landlord shall have the right
         to review and to alter the Service Rent provisions as circumstances
         require and in such event shall give notice in writing to the Tenant
         setting out the provisions for payment and collection of the Service
         Rent for the next ensuing Accounting Period
<PAGE>   38
                               THE SIXTH SCHEDULE
                                  THE SERVICES

1.       The maintenance repair renewal decoration lighting and cleaning of the
         Common Parts including:

1.1      repairing maintaining cleaning rebuilding and lighting the service
         roads and footpaths serving the Estate and the roadways footpaths
         visitors car parking areas landscaped areas and any boundary walls
         fences hedges gates entrances and signs now or at any time during the
         Term constructed on the Estate and any of the Service Media or other
         services or fittings relating thereto which may from time to time
         throughout the term be over in under or through the Estate and any
         adjoining adjacent or neighbouring premises property or land including
         the point of connection with public services whether outside the Estate
         or not and any other easements or facilities used or capable of being
         used in common with the occupiers of any premises property or land
         adjoining adjacent or neighbouring to the Estate

1.2      the provision maintenance repair and renewal of an estate board serving
         the Estate and the display thereon of the tenants' names and businesses

1.3      the cultivation of any planted landscaped or grassed part of the Estate

1.4      the cost of and incidental to doing and executing or causing to be done
         and executed all such acts and things and works as are or may be under
         or by virtue of any Act or Acts of Parliament for the time being in
         force or any instrument regulation or order made thereunder or by any
         Local or other competent authority be directed or required to be done
         or executed upon or in respect of the Estate or any part thereof for
         the user thereof or employment or residence therein of any person or
         persons or fixtures or fittings chattels goods machinery plant or other
         things thereon save where such acts and things and works are the
         responsibility of any tenant for the time being under a lease or any
         part of the Estate

1.5      all fees charges expenses and commissions in respect of the
         administration and management of the Estate or payable to any solicitor
         accountant valuer surveyor agent or architect or any of them whom the
         Landlord may from time to time employ in connection with the
         administration or management of the Estate including the cost of
         preparing and causing to be prepared a certified statement of the
         Service Costs (as referred to in the Fifth Schedule hereto) and
         auditing the same

1.6      the costs of carrying out all other work or providing goods and
         services of any kind whatsoever which the Landlord may from time to
         time reasonably consider necessary or desirable for the purpose of
         maintaining or improving the Estate in the interest of the
<PAGE>   39
         tenants thereof including such sum or sums as the Landlord shall in its
         discretion think fit as being a reasonable provision or reserve for
         expenditure anticipated or likely to be incurred in the future in
         connection with the matters mentioned in this Schedule or any of them

1.7      all existing and future rates taxes charges assessments duties
         impositions and outgoings whatsoever whether parliamentary parochial
         local or of any other description which are now or shall at any time
         during the Term be rated taxed charged assessed imposed upon or payable
         in respect of the Estate or any part thereof (but excluding the Demised
         Premises or any part or parts of the Estate which is let or intended to
         be let at a profit Rent) or upon or payable by either the owner or
         occupier in respect thereof including (but without prejudice to the
         generality of the foregoing) Value Added Tax or any similar or
         substituted tax and any such rates taxes charges assessments duties
         impositions and outgoings which may be attributable to the Estate in
         respect of any premises property land thing or facility which is or are
         used or capable of being used for the benefit of the Estate

2.       The cost to the Landlord of complying with the covenants on its part
         contained in a Deed of Covenant originally dated 18th July 1986 and
         made between Langley Business Park Limited and others

3.       The insurance of such parts of the Estate as shall be used in common by
         the various tenants of the Estate and the provision of insurance for
         any staff employed by the Landlord in the management and maintenance
         thereof together with public liability insurance

4.       Such other services including the provision of such staff (including
         gatemen gardeners and caretakers) for the maintenance and management of
         the Common Parts and of the Estate as a whole and the provision of such
         accommodation and equipment and the obtaining of such professional
         advice and services as shall in each case in the reasonable opinion of
         the Landlord be necessary or desirable for the general benefit of the
         land and Units forming part of the Estate and of the occupiers thereof
<PAGE>   40
                                SEVENTH SCHEDULE

              AUTHORISED GUARANTEE AGREEMENT AND LICENCE TO ASSIGN

                            DATED              199_

                    [                                     ]

                                     - AND -

                    [                                     ]

                                      -AND-

                    [                                     ]

                         AUTHORISED GUARANTEE AGREEMENT
                              AND LICENCE TO ASSIGN

                                TROWERS & HAMLINS
                                  Sceptre Court
                                  40 Tower Hill
                                 London EC3N 4DX
<PAGE>   41
THIS AUTHORISED GUARANTEE AGREEMENT AND LICENCE TO ASSIGN made.by deed
the                                day of                             199

BETWEEN

(1)  [            ] [whose registered office is at] [Company Registration No.]
     [of]                                             (the "GUARANTOR")

(2)  [            ] [whose registered office is at] [Company Registration No.]
     [of]                                             (the "LANDLORD")

(3)  [            ]  [whose registered office is at] [Company Registration No.]
     [of]                                              (the "ASSIGNEE")

WITNESSESS as follows:

1.       DEFINITIONS

         In this Deed the following expressions have the meanings specified:

         "THE LEASE"
         a lease dated [           ] and made between [                    ] (1)
         [                               ] (2) and    [                    ] (3)

         "THE ACT"
         the Landlord and Tenant (Covenants) Act 1995

         "TENANT COVENANTS"
         has the same meaning as in Section 28(1) of the Act

         "THE TERM"
         has the same meaning as in the Lease

         The definitions and provisions as to interpretation in the Lease shall
         apply in this Deed where the context so admits

2.       RECITALS

2.1      The Lease provides that the consent of the Landlord is required to an
         assignment of the Lease

2.2      The Guarantor wishes to assign the Lease to the Assignee
<PAGE>   42
2.3      The Landlord has agreed to give consent to the assignment to the
         Assignee on condition that the Guarantor enters into this Deed

3.       COVENANTS BY THE GUARANTOR

         In consideration of the Landlord's consent to the assignment of the
         Lease to the Assignee the Guarantor as sole or principal debtor
         covenants with the Landlord that for the period during which the
         Assignee is bound by the tenant covenants of the Lease:

3.1      The Assignee will pay the rents reserved and observe and perform the
         covenants and other terms of the Lease on the part of the tenant to be
         observed and performed both before and after any disclaimer of the
         Lease by any liquidator or trustee in bankruptcy or by the Crown

3.2      If a trustee in bankruptcy or a liquidator of the Assignee (as the case
         may be) disclaims the Lease or if it is forfeited or vests as bona
         vacantia then the Guarantor will if so required by notice served by the
         Landlord within six months of the Landlord becoming aware of such
         disclaimer or forfeiture take from the Landlord a lease of the Demised
         Premises for the residue of the term of the Lease immediately before
         the date of the disclaimer or forfeiture (on the assumption that the
         disclaimer or forfeiture has not occurred) on the same terms and
         conditions as the Lease mutatis mutandis (such lease to take effect
         from the date of the disclaimer or forfeiture at the rents then payable
         under the -Lease subject to review on the Dates of Review and the
         Guarantor will execute and deliver to the Landlord a counterpart of the
         new lease and will pay the Landlord's costs and expenses of and
         incidental to its grant

3.3      If the Landlord does not require the Guarantor to take a lease of the
         Demised Premises under clause 3.2 and if the Guarantor does not take an
         overriding lease under Section 19 of the Act the Guarantor will
         nevertheless upon demand pay to the Landlord a sum equal to the rents
         and other payments that would have been payable under the Lease but for
         the disclaimer or forfeiture until the expiration of six months from
         such disclaimer or forfeiture

3.4      Anything done omitted or agreed by the Assignee is done omitted or
         agreed with the concurrence of the Guarantor

3.5      The Guarantor will not be entitled to participate in any security held
         by the Landlord in respect of the Assignee's obligations to the
         Landlord under the Lease until the obligations on the part of the
         Guarantor or of the Assignee under the Lease have been performed or
         discharged

3.6      The Guarantor will be liable to the Landlord as sole or principal
         debtor or covenant or for all obligations on the part of the Tenant
         contained in the Lease and will not be released or discharged by time
         or indulgence being given to or any arrangement or alteration of terms
<PAGE>   43
         being made with the Assignee or any other person or by any release or
         dealing by the Landlord or by any act omission or thing whatsoever
         whether with or without the express or implied consent of the Guarantor
         whereby the Guarantor as a guarantor only might have been released or
         discharged

4.       SUCCESSORS IN TITLE

         The provisions of this Authorised Guarantee Agreement and Licence shall
         enure for the benefit of the successors and assigns of the Landlord
         without the necessity for any assignment and the Landlord will have no
         liability whatsoever to the Guarantor or the Assignee after it shall
         have parted with the reversion of the Lease

5.       ACKNOWLEDGEMENTS

5.1      The Guarantor and the Assignee acknowledge that this Deed is an
         Authorised Guarantee Agreement within the meaning of Section 28(1) of
         the Act

5.2      The Assignee acknowledges that the conditions imposed in the Lease and
         in this Deed subject to which consent to assignment may be granted are
         reasonable

6.       CONSENT

         In consideration of the Guarantor's and the Assignee's covenants in
         this Deed the Landlord consents to the assignment of the Lease by the
         Guarantor to the Assignee

7.       SAVING PROVISIONS

7.1      The consent of the Landlord contained in this Deed shall not extend to
         any further assignment of the Lease and is given without prejudice to
         any of the tenant covenants and conditions in the Lease and shall
         determine absolutely if the assignment is not effected within two
         months of the date of this Deed

7.2.1    Any provision of this Deed rendered void by virtue of Section 25 of the
         Act is to be severed from all of the remaining provisions and the
         remaining provisions are to be preserved

7.2.2    If any provision of this Deed extends beyond the limits permitted by
         Section 25 of the Act that provision is to be varied so as not to
         extend beyond those limits

7.3      This Deed is made without prejudice to

7.3.1    any claim of the Landlord against the Guarantor for any breach of any
         covenant-or condition in the Lease prior to the assignment
<PAGE>   44
7.3.2    any other guarantee surety or security which the Landlord may have or
         take in respect of the tenant covenants or conditions in the Lease

IN WITNESS of which the parties have executed the Deed and delivered it on the
day and year first before written

TILE COMMON SEAL OF CHASELANDS                         )
LIMITED WAS HEREUNTO AFFIXED IN THE PRESENCE           )
of:-                                                   )

                                                  Director /s/ signature unknown

                                                 Secretary /s/ signature unknown<PAGE>   1
                                                                   EXHIBIT 10.10

                                     DOLPHIN

                                     SERVICE

                                    PROVIDER

                                    AGREEMENT

                                       NB3

                                    FLEETCOMM

                              MobileRadio Networks

         Dolphin Telecommunications Ltd
         The Crescent
         Jays Close
         Basingstoke

         Hants RG22 4BS

Telephone:        01256 811822
Fax:              01256 474537
<PAGE>   2
                                                      Service Provider Agreement
                                                                    Page 2 of 17

         THIS AGREEMENT dated the 29th day of July, 1998 is made between:

         1.       DOLPHIN TELECOMMUNICATIONS LIMITED whose registered office is
                  The Crescent, Jays Close, Basingstoke, Hants RG22 4BS.
                  (Dolphin)

         2.       NATIONAL BAND THREE LIMITED whose registered office is c/o
                  Edge & Ellison, 18 Southampton Place, London, WC1A 2AJ. (NB3)

         3.       FLEETCOMM LIMITED T/A FLEETCOMM MOBILE RADIO NETWORKS, whose
                  registered office is at The Grange, Rawcliffe Road, Goole,
                  East Yorkshire DN14 6TY. (Fleetcomm)

         4        HUGO INTERNATIONAL LTD whose registered office is at 122a
                  Nelson Road, Whitton, Twickenham Middx Tw2 Fay (Service
                  Provider).

         WHEREAS           NB3 has been granted Licences, as hereinafter
                           defined, by the Secretary of State for Trade and
                           Industry to operate a nation-wide mobile radio
                           telecommunications system as specifically described
                           in such Licences; and

         WHEREAS           Fleetcomm has been granted Licences, as hereinafter
                           defined, by the Secretary of State for Trade and
                           Industry to operate a nation-wide mobile radio
                           telecommunications system as specifically described
                           in such Licences; and

         WHEREAS           The Service Provider wishes to provide to Subscribers
                           (as hereinafter defined) service made available by
                           means of the System (as hereinafter defined); and

         WHEREAS           Dolphin has purchased controlling interests in NB3
                           and Fleetcomm and

         WHEREAS           Dolphin wishes to procure the grant by NB3 and
                           Fleetcomm to the Service Provider of certain
                           non-exclusive rights to promote the use of the
                           Systems within the Coverage Area (as hereinafter
                           defined) and to grant access to the Systems to
                           Subscribers and the Service Provider wishes to accept
                           such grant all on the terms and conditions as follow.
<PAGE>   3
                                                      Service Provider Agreement
                                                                    Page 3 of 17

         NOW IT IS HEREBY AGREED:

1.       DEFINITIONS

                  In this Agreement, the following words and expressions shall
                  (unless the context otherwise requires) have the following
                  meanings:

         1.1      "NETWORK OPERATORS"       NB3 and Fleetcomm and Network
                                            Operator shall mean either of
                                            them.

         1.2      "LICENCES"                Licences granted to the Network
                                            Providers by the Secretary of State
                                            under the Telecommunications Act
                                            1984 ("T.Act Licence) and a Licence
                                            granted to the Network Providers by
                                            the Secretary of State under the
                                            Wireless Telegraphy Act 1949
                                            ("W.T. Act Licence").

         1.3      "SYSTEM"                  the telecommunications system
                                            specified in the T.Act Licence.

         1.4      "T.ACT"                   the Telecommunications Act 1984 and
                                            any regulations thereunder.

         1.5      "W.T.ACT"                 the Wireless Telegraphy Act 1949 and
                                            any regulations thereunder.

         1.6      "SCHEDULE OF CHARGES"     the Schedule of Charges for mobile
                                            radio telecommunications services as
                                            published by the Network Operators
                                            or Dolphin from time to time.

         1.7      "SERVICES"                such mobile radio telecommunications
                                            services as may be available from
                                            time to time by means of the System.

         1.8      "COVERAGE AREA"           the approximate area shown in such
                                            coverage maps as may be published
                                            by the Network Operators or Dolphin
                                            from time to time.
<PAGE>   4
                                                      Service Provider Agreement
                                                                    Page 4 of 17

         1.9      "SUBSCRIBER"              the individual recipient of the
                                            Service Provider's services who is
                                            authorized by the Service Provider
                                            to use a Subscriber Number (as
                                            hereinafter defined).

         1.10     "SUBSCRIBER NUMBER"       such number(s) identified with a
                                            specific piece of Subscriber
                                            Equipment (as hereinafter defined)
                                            to be used by the Subscriber for
                                            the purposes of obtaining the
                                            Services.

         1.11     "SUBSCRIBER EQUIPMENT"    any mobile, transportable, portable
                                            or fixed mobile station apparatus
                                            which is approved under the T.Act
                                            and/or W.T.Act as applicable for use
                                            on and which is connected to the
                                            System.

         1.12     "REGISTRATION"            the process whereby the Network
                                            Operators cause the System to
                                            provide those Services to which a
                                            Subscriber elects to subscribe to a
                                            Subscriber Number. The words
                                            "Register" and "Registered" shall be
                                            construed accordingly.

         1.13     "AGREEMENT"               this agreement made between Dolphin
                                            and the Network Operators and the
                                            Service Provider relating to the
                                            provision of the Services and to
                                            which the Schedules of Charges and
                                            these terms and conditions apply.

         Words in the singular shall include the plural and vice versa where the
         context requires or admits.

         References to any statute or statutory instrument shall include any
         re-enactments, modifications or amendments thereto for the time being
         in force.

2.       DURATION

         This Agreement shall commence on the date hereof and shall continue
         until terminated in accordance with Section 8.

3.       LICENCES

         The Service Provider shall at its own expense obtain in its own name
         any licence required by the T.Act ,and/or the W.T.Act.
<PAGE>   5
                                                      Service Provider Agreement
                                                                    Page 5 of 17

4.       GRANT OF RIGHT

         The Network Operators respectively grant at the direction of Dolphin to
         the Service Provider the non-exclusive right during the term of the
         Agreement to provide Services within the Coverage Area to Subscribers
         by means of the System.

5.       UNDERTAKINGS OF THE SERVICE PROVIDER

         The Service Provider hereby undertakes to Dolphin and to the Network
         Operators and to each of them during the term of this Agreement:

         5.1      To use its best endeavours to promote the Services and not to
                  do anything which would reasonably be regarded as inconsistent
                  with this obligation.

         5.2      To provide its services (including Services) to Subscribers in
                  respect of the System in a proper and efficient manner.

         5.3      To employ such numbers of qualified management, sales and
                  technical personnel as will provide proper demonstration,
                  sales, advisory, repair and other relevant services to
                  Subscribers and potential Subscribers to the System.

         5.4      To comply with the requirements of the United Kingdom
                  legislation and regulations relating to telecommunications;
                  not to use the Services for improper or unlawful purposes; not
                  to cause the quality of the Services to be impaired; not to
                  cause the services of other Service Providers to be impaired;
                  and to impose binding obligations on its Subscribers to comply
                  with such undertakings and so far as it is possible to ensure
                  compliance by its Subscribers therewith.

         5.5      To comply with any code of practice issued pursuant to the
                  Licences and with any requirement under such Licences
                  applicable to Service Providers, in particular any
                  requirements related to confidentiality of Subscriber
                  information.

         5.6      To provide Dolphin or the Network Operators with such
                  information and cooperation that Dolphin or the Network
                  Operators may reasonably require and comply with reasonable
                  directions issued by Dolphin or the Network Operators with
                  respect to the use of the Services.

         5.7      To ensure in respect of all Subscriber Equipment supplied by
                  it that the proposed Subscriber is properly instructed in the
                  operation thereof and to arrange repair, maintenance and after
                  sales service to a standard acceptable to Dolphin or the
                  Network Operators.
<PAGE>   6
                                                      Service Provider Agreement
                                                                    Page 6 of 17

         5.8      As required by the T.Act Licence and as published by Dolphin
                  or the Network Operators within their various Service Provider
                  codes of practice to provide within the terms and conditions
                  of the contract between the Service Provider and its
                  Subscribers, an inexpensive arbitration procedure by which
                  disputes with its Subscribers can be resolved.

         5.9      To characterize as "proposed" or "projected" and not
                  otherwise, to its Subscribers or potential Subscribers, the
                  "proposed" or "projected" System coverage and Services
                  characterized as such by Dolphin or the Network Operators in
                  their publications from time to time.

         5.10     Not to promote any rival service or system in preference to
                  the Services and the System nor to unfairly discount any such
                  service or system so as to promote sales of that service or
                  system in preference to the Services and the System.

         5.11     To accept as Subscribers without unfair discrimination and
                  upon the standard terms and conditions of trade of the Service
                  Provider from time to time, customers who have acquired
                  equipment approved under the T.Act and/or W.T.Act other than
                  from the Service Provider for use in connection with the
                  System.

6.       UNDERTAKINGS BY DOLPHIN AND THE NETWORK OPERATORS

         Dolphin and the Network Operators hereby undertakes to the Service
         Provider during the term of this Agreement:

         6.1      To operate and maintain the System retaining the right without
                  liability to the Service Provider, to modify, expand, improve,
                  suspend, maintain or repair the System or the Services even if
                  this requires suspension of operation of such.

         6.2      To give to the Service Provider non-binding periodic
                  forecasts, proposals and projections of the coverage of the
                  System and the Services to be offered thereon.

         6.3      To provide to the Service Provider such technical advice,
                  assistance and information related to the operation of the
                  system as the Service Provider may reasonably request. Dolphin
                  and the Network Operators receive the right at their sole
                  discretion to make reasonable charges for the provision of
                  such technical advice, assistance and information as it
                  considers to be beyond that which it would normally provide
                  without charge.
<PAGE>   7
                                                      Service Provider Agreement
                                                                    Page 7 of 17

         7.       CHARGES AND PAYMENT

         7.1      The Service Provider shall pay in respect of its Subscribers,
                  whether or not the Service Provider has received payment from
                  its Subscribers, the charges of Dolphin and the Network
                  Operators as set out in the Schedule of Charges as published
                  from time to time corresponding to those Services for which
                  each Subscriber Number is Registered. Dolphin and the Network
                  Operators reserve the right to modify the Schedule of Charges
                  at any time and will provide thirty days notice to the Service
                  Provider of each such modification, provided that this right
                  shall not be exercised unreasonably.

         7.2      Charges shall be incurred in respect of each Subscriber Number
                  from the date of Registration.

         7.3      The charges set out in the Schedule of Charges shall be
                  payable to Dolphin or the Network Operators by the Service
                  Provider at the times and in the manner set out therein.

         7.4      If the Service Provider fails to pay any such charge by the
                  due date for payment then Dolphin or the Network Operators
                  shall have the right to charge interest at the rate of two (2)
                  per cent above the then base rate of National Westminster Bank
                  plc from the date such charge falls due until the actual date
                  of receipt of payment by Dolphin or the Network Operators.

         7.5      Dolphin or the Network Operators may at any time as a
                  condition of the provision or continuance of provision of the
                  Services to the Service Provider require security for payment
                  in the form of bank guarantees or otherwise to the extent
                  Dolphin or the Network Operators at their sole discretion deem
                  appropriate. Failure to provide such security shall be deemed
                  to be a breach of this Agreement by the Service Provider.

8.       TERMINATION

         8.1      This Agreement shall terminate automatically and without
                  notice.

                  (i)      in the event either of the Licences or any other
                           licence in the name of Dolphin or the Network
                           Operators relating to the operation of the System or
                           any modification or replacement thereof expires, is
                           revoked, or is terminated, or

                  (ii)     in the event any of the parties shall become
                           insolvent or if a receiver is appointed in respect of
                           its assets or if any order shall be made or a
<PAGE>   8
                                                      Service Provider Agreement
                                                                    Page 8 of 17

                           resolution passed for its winding up (other than a
                           members voluntary winding up for purposes of
                           amalgamation or reconstruction).

         8.2      The Service Provider shall have the right to terminate this
                  Agreement by prior written notice to Dolphin:

                  (i)      in the event Dolphin or either of the Network
                           Operators shall commit a material breach of any of
                           the obligations on its part to be performed and (in
                           the case of a breach capable of remedy) shall fail to
                           remedy the same within thirty (30) days after notice
                           is given to Dolphin by the Service Provider requiring
                           such remedy, or

                  (ii)     for convenience of the Service Provider upon ninety
                           (90) days prior written notice to Dolphin.

         8.3      Dolphin shall have the right to terminate this Agreement by
                  prior written notice to the Service Provider:

                  (i)      in the event any payment becoming due to Dolphin or
                           either of the Network Operators is in arrears for
                           thirty (30) days after the same shall become payable

                  (ii)     in the event the Service Provider shall commit a
                           material breach of any of the obligations on its part
                           to be performed and (in the case of a breach of
                           remedy) shall fail to remedy the same within thirty
                           (30) days after notice is given to the Service
                           Provider by Dolphin or either of the Network
                           Operators requiring such remedy

                  (iii)    at any other time upon ninety (90) days prior written
                           notice to the Service Provider unless the cumulative
                           number of subscribers connected to the Services by
                           the Service Provider, net of disconnections , exceeds
                           500 in which case the notice period is extended to
                           two (2) years.

9.       RESULT OF TERMINATION

         9.1      Upon termination of this Agreement all monies then due from
                  the Service Provider to Dolphin or the Network Operators shall
                  become immediately due and payable. Additionally the Service
                  Provider shall immediately discontinue any use of the names
                  "Dolphin" or "National Band Three" or "Fleetcomm" and all
                  other trade names, signs, cards notices and other display or
                  advertising matter indicative of Dolphin, NB3 or Fleetcomm or
                  of their business or Services and shall make or cause to be
                  made such changes in trade names, signs, cards, notices and
                  other
<PAGE>   9
                                                      Service Provider Agreement
                                                                    Page 9 of 17

                  display or advertising matter so as to distinguish effectively
                  its business from the subject matter of the Agreement.

         9.2      Upon but not withstanding the termination of this Agreement by
                  Dolphin under Sub-section 8.3(i) or (ii) or by the Service
                  Provider under Section 8.2(ii), the Service Provider shall use
                  its best endeavour to assign its Subscribers (and contracts
                  with Subscribers for the Services) to another Service Provider
                  of Dolphin or any of its subsidiary or associated companies
                  and shall provide eventuality in its agreements with its
                  Subscribers. At any time in the circumstances described in
                  Condition 8 of the T.Act Licence, either before or after
                  termination of this Agreement, Dolphin may write to the
                  Service Providers present and former Subscribers to advise
                  them all other Service Providers of Dolphin or of its
                  subsidiary or associated companies from whom the Subscribers
                  may obtain the Services after termination of the Agreement;
                  and Dolphin or such companies may themselves provide Services
                  to the Subscribers or make arrangements for another Service
                  Provider to provide services to the subscribers in accordance
                  with Condition 8 of the T.Act Licence.

         9.3      Termination of the Agreement shall be without prejudice to any
                  claims or remedies that Dolphin and the Network Operators may
                  have against the Service Provider and vice versa accrued up to
                  the date of termination or available by reason of a breach of
                  Sections 9.2 or 14.

10.      PROVISION OF SERVICE

         10.1     Service shall comprise such Services provided at such times,
                  during such periods, in such circumstances and by such means
                  as Dolphin or the Network Operators may from time to time
                  consider reasonably appropriate.

         10.2     Dolphin and the Network Operators shall use all reasonable
                  endeavours to provide the Services in accordance with any
                  specifications and to any timescales issued by Dolphin or
                  either of the Network Operators from time to time but Dolphin
                  or the Network Operators cannot guarantee that such provision
                  will be fault free nor that it will precisely meet such
                  timescales.

         10.3     Dolphin or either of the Network Operators reserves the right:

                  i.       having given reasonable notice, to change the number
                           allocated to a Service Provider's Subscriber or any
                           other code or number whatsoever allocated by Dolphin
                           or either of the Network Operators from time to time
                           for use in connection with the enjoyment of Service
                           from the System;
<PAGE>   10
                                                      Service Provider Agreement
                                                                   Page 10 of 17

                  ii.      in the event of war or the proclamation of an
                           emergency, to cease summarily to provide Service or
                           to temporarily suspend service to the Service
                           Provider and/or its Subscribers.

         10.4     Dolphin or the Network Operators shall give such instructions
                  concerning the use of Services as they consider appropriate
                  from time to time in the interests of safety, of the quality
                  of Service, of other Service Providers and/or Subscribers or
                  of the System as a whole, and any such instructions shall,
                  while they are in force be deemed to form part of this
                  Agreement. Dolphin or the Network Operators shall take such
                  steps as it considers appropriate to bring such instructions
                  to the notice of the Service Provider and its Subscribers.

11.      ALLOCATION AND REGISTRATION OF SUBSCRIBERS NUMBERS

         11.1     Upon the request of the Service Provider and subject to
                  available System capacity, Dolphin or one of the Network
                  Operators shall allocate a Subscriber Number for a Subscriber
                  and Register that Subscriber Number and the Service relating
                  thereto onto the System as soon as is reasonably practicable.

         11.2     Upon the request of the Service Provider the Network Operators
                  will reserve additional contiguous Subscriber Numbers for a
                  Subscriber to allow for future growth. The Network Operators
                  will reserve additional Subscriber Numbers up to thirty per
                  cent (30%) of the initial allocation without charge, but
                  reserves the right to charge for further Subscriber Numbers
                  reserved.

         11.3     Only those Services which the Service Provider specifically
                  requests shall be included within the registration

         11.4     Within seven working days of the registration of a Subscriber
                  Number, the Service Provider shall provide to Dolphin or the
                  relevant Network Operator information related to the
                  Subscriber using such Subscriber Number in the format of the
                  Service Order Form attached to this Agreement or as modified
                  by Dolphin from time to time. Such information shall not be
                  used by Dolphin or the Network Operators for any purposes
                  other than that related to the operation of the System and
                  compliance with the requirements of the Licences without the
                  prior written consent of the Service Provider.

         11.5     Once allocated by Dolphin or the relevant Network Operator,
                  the Service Provider shall not transfer or reallocate a
                  Subscriber Number between its Subscribers, nor shall it assign
                  or transfer a Subscriber Number to a third party without prior
                  written consent of Dolphin or the relevant
<PAGE>   11
                                                      Service Provider Agreement
                                                                   Page 11 of 17

                  Network Operator which consent shall not be unreasonably
                  withheld. The ownership of Subscriber Numbers allocated to the
                  Service Provider shall at all times be vested in Dolphin or
                  the relevant Network Operator. Under no circumstances may the
                  Service Provider or its Subscribers duplicate a Subscriber
                  Number, registered by Dolphin or either of the Network
                  Operators, for use on more than one piece of Subscriber
                  Equipment at the same time.

12.      CONNECTION OF OTHER TELECOMMUNICATIONS SYSTEMS AND APPARATUS

         12.1     Dolphin or the Network Operators shall at the written request
                  of the Service Provider and subject to the terms and
                  conditions of this Agreement, permit the connection to the
                  System of any telecommunications system or apparatus, which is
                  not a Specified Public Telecommunications System as defined in
                  the T.Act Licence, provided always that:

                  i        such telecommunications system or apparatus shall be
                           shown to comply with the Relevant Standards (as
                           hereinafter defined) or where none exists the
                           relevant Network Operator's standards for the time
                           being in force and shall have any licences and
                           approvals which may be necessary under the provisions
                           of the T.Act,

                  ii       W.T.Act or any other statutory provision for the time
                           being in force; and

                  iii      the Service Provider shall not make any alteration to
                           such telecommunication system, apparatus or signaling
                           protocol once connected to the System without the
                           prior written agreement of Dolphin or the relevant
                           Network Operator.

         12.2     Dolphin or the Network Operators will permit any connection so
                  made to remain until the termination or expiry of this
                  Agreement or until such earlier date as the Service Provider
                  may request except that Dolphin or either of the Network
                  Operators shall have the right summarily to disconnect any
                  such connection where:

                  i.       such telecommunication system or apparatus which
                           conformed at any Relevant Standard or where none
                           exists the Network Operator's standards in force at
                           the time of connection to the System, has ceased to
                           do so and does not conform to any new Relevant
                           Standard or where none exists the Network Operator's
                           standards which may become applicable from time to
                           time; or

                  ii.      such telecommunication system or apparatus is in the
                           opinion of Dolphin or the network operators liable to
                           cause death of, or personal injury to, or damage to
                           the property of Dolphin or the Network Operators and
                           their
<PAGE>   12
                                                      Service Provider Agreement
                                                                   Page 12 of 17

                           respective employees or any person involved in the
                           running of the System or materially to impair the
                           quality of the Service provided by means of the
                           System and the Director General of Telecommunications
                           has not expressed a contrary opinion.

         12.3     In this condition "Relevant Standards" means any standard
                  which may be specified in a licence granted under the W.TAct
                  or T.Act for the running of a system to which this condition
                  applies.

13.      LIMITATION OF LIABILITY

         13.1     For the avoidance of doubt Dolphin and the Network Operators
                  have no obligation or duty or liability in contract, tort, for
                  breach of statutory duty or otherwise beyond that of a duty to
                  exercise reasonable skill and care in the provision of the
                  System.

         13.2     In any event, Dolphin and the Network Operators undertake no
                  liability whatever whether in contract, tort (including
                  negligence or breach of statutory duty) or otherwise for the
                  acts or omissions of other providers of telecommunications
                  services or systems or for fault in or failures of their
                  apparatus.

         13.3     Dolphin and the Network Operators shall not be liable to the
                  Service Provider for any costs, damages or losses incurred or
                  sustained by it arising from operation or any failure
                  whatsoever of the System or failure by Dolphin or the Network
                  Operators to operate or the suspension or non-availability of
                  the System.

         13.4     The Service Provider shall indemnify Dolphin and the Network
                  Operators and hold each of them harmless in respect of any
                  claims, costs, losses or damages incurred by Dolphin or the
                  Network Operators in relation to any claim brought by any
                  Subscriber, third party, or by any customer or employee of the
                  Service Provider in the respect of the operation or failure of
                  operation of any kind of the System or arising directly or
                  indirectly from any breach of, or non-compliance with the
                  terms of this Agreement by the Service Provider or in respect
                  of any damage caused to the System by the Service Provider
                  and/or its Subscribers.

         13.5     In any event Dolphin or the Network Operators liability in
                  contract, tort (including negligence or breach of statutory
                  duty) or otherwise arising by reason of or in connection with
                  this Agreement or howsoever otherwise shall be limited to
                  pound sterling 1,000,000 for any one incident or series of
                  incidents and pound sterling 2,000,000 for any series of
                  incidents related or unrelated in any period of 12 months.

         13.6     Each provision of this condition is to be construed as a
                  separate limitation applying and surviving even if for any
                  reason one or other of the said provisions is
<PAGE>   13
                                                      Service Provider Agreement
                                                                   Page 13 of 17

                  held inapplicable or unreasonable in any circumstance and
                  shall remain in force notwithstanding termination of this
                  Agreement.

         13.7     Nothing in this clause shall exclude or restrict liability for
                  death or personal injury resulting from Dolphin or the Network
                  Operator's own negligence.

14.      CONFIDENTIALITY

         All business or technical information disclosed by either party
         ("disclosing party") to the other ("receiving party") shall be treated
         as confidential unless expressly stated otherwise in writing and shall
         not be disclosed to third parties by the receiving party unless
         required to be disclosed by the terms of government licence or
         regulation under which Dolphin and the Network Operators operate the
         System without prior written consent of the disclosing party, provided
         that information shall not be regarded as confidential if (a) it is
         authorized to be disclosed by the disclosing party or (b) it is already
         known by the receiving party, or (c) it is disclosed by a third party
         without a breach of confidence, or (d) it is in the public domain. This
         undertaking shall survive termination of this Agreement for a period of
         five years from the date of such termination.

15.      INTELLECTUAL PROPERTY RIGHTS

         15.1     The Service Provider shall have the right to promote the
                  Services using the "Dolphin", "National Band Three" and
                  "Fleetcomm" trademarks provided always that the Service
                  Provider shall comply with such guide-lines and directions
                  issued by Dolphin and the Network Operators from time to time
                  in connection with such trademark and enter into such
                  agreements as may from time to time be required by Dolphin and
                  the Network Operators, in order to protect the rights of
                  Dolphin and the Network Operators therein.

         15.2     All intellectual property rights to the System and the
                  Services (whether copyright, patents, registered designs or
                  trademarks include the "National Band Three" trademark or
                  similar rights) shall be retained by Dolphin and the Network
                  Operators and the Service Provider shall acquire no rights
                  therein by reason of providing the Services to Subscribers, by
                  virtue of this Agreement, by principles of estoppel, or
                  otherwise.

         15.3     All intellectual property rights in the Service Provider's
                  services, other than the Services (whether copyright, patents,
                  registered designs, trademarks or similar rights) shall be
                  retained by the Service Provider and Dolphin and the Network
                  Operators shall acquire no rights therein by virtue of this
                  Agreement.
<PAGE>   14
                                                      Service Provider Agreement
                                                                   Page 14 of 17

16.       RELATIONSHIPS

         16.1     This Agreement governs the provision of Services by means of
                  the System to the Service Provider to the exclusion of all
                  other written or verbal representations, statements,
                  understandings, negotiations, proposals or agreements.

         16.2     It is hereby agreed and acknowledged that there shall be no
                  contractual relationship between Dolphin or the Network
                  Operators and the Service Provider's Subscribers by virtue of
                  the registration by the network operators of Subscribers as
                  users of the System and the use of the System by Subscribers
                  except insofar as is necessary for Dolphin and the Network
                  Operators to comply with Condition 8 of the T.Act licence.

         16.3     The Service Provider shall not represent itself to be the
                  agent of Dolphin and the Network Operators for any purpose and
                  shall not pledge the credit of Dolphin and the Network
                  Operators nor incur any other obligations or liabilities or
                  make any promise or representations on behalf of Dolphin and
                  the Network Operators . This Agreement shall not create a
                  partnership between the parties hereto.

         16.4     The Service Provider shall be free to determine the prices and
                  other terms and conditions applicable to the services provided
                  by the Service Provider to its Subscribers in connection with
                  the System, provided that no such term or condition
                  contravenes the conditions of the Agreement, and shall be
                  responsible for the making of charges to Subscribers and
                  collection thereof in respect of such services.

17.      TAXES

         The Service Provider shall be responsible for and shall indemnify
         Dolphin and the Network Operators and each of them against all taxes,
         levies and other payments of a similar nature (and in particular
         against all defaults of the same) imposed by any present or future law
         of the United Kingdom which may become payable (howsoever arising) as a
         result of the Service Provider providing any service to any Subscriber
         dependant on or relating to the Services. Such indemnity shall not
         include the licence fees payable by Dolphin or the Network Operators
         under the Licences or any tax on, or assessed by reference to, the
         profits of Dolphin and the Network Operators.

18.      FORCE MAJEURE

         Neither Dolphin nor the Network Operators nor the Service Provider
         shall be under any liability for any breach of any provision of the
         Agreement or any other failure hereunder if and to the extent that such
         breach or failure is as a result of Acts of God, war (whether
<PAGE>   15
                                                      Service Provider Agreement
                                                                   Page 15 of 17

         declared or not), sabotage, riot, explosion, Government control,
         restrictions or prohibitions or any other Government act or omission
         whether local or national, requirement to act in accordance with the
         Licences, act or default of any supplier, agent, or sub-contractor,
         industrial disputes of any kind, physical obstacles or atmospheric
         conditions or any other cause beyond the reasonable control of any
         party.

19.      WAIVER

         Any concession or waiver allowed by Dolphin or either Network Operator
         to the Service Provider shall only be valid if given by Dolphin or the
         Network Operator in writing and shall neither prevent Dolphin and/or
         the Network Operators from exercising any of its rights nor prejudice
         Dolphin and/or the Network Operators rights to take any subsequent
         action.

20.      NOTICES

         Any notice required or permitted to be given under this Agreement shall
         be in writing and may be given by any means reasonably calculated to
         reach the other party including, without limiting the generality of the
         foregoing, telex or first class post addressed to such party at its
         address as stated in this Agreement or such other address as shall have
         been notified to the first party as being the address for the receipt
         of such notices. Such notice if given by first class post shall be
         deemed to have been delivered not later than the second day after
         posting.

21.      HEADINGS AND INTERPRETATIONS

                  i.       The headings in these terms and conditions shall not
                           be deemed to be part hereof or be taken into
                           consideration in the interpretation of construction
                           hereof or of this Agreement.

                  ii.      If any of the works or provisions of these terms and
                           conditions shall be deemed to be invalid for any
                           reason then they shall be read as if the invalid
                           provisions had to that extent been deleted therefrom
                           and the validity of the remaining provisions of these
                           terms and conditions shall not be affected thereby.

22.      ASSIGNMENT OF AGREEMENT

         The Agreement shall not be assigned either in whole or in part by the
         Service Provider to any third party except with Dolphins prior written
         consent and in any event any purported assignment of the Agreement
         shall not have any force and effect unless such assignment
<PAGE>   16
                                                      Service Provider Agreement
                                                                   Page 16 of 17

         is to another Service Provider which has a subsisting Service Provider
         Agreement with Dolphin and/or any of its subsidiary or associated
         companies.

23.      SUB-CONTRACTING

         The Service Provider shall not sub-contract or delegate the performance
         of any of its obligations under this Agreement without the prior
         written consent of Dolphin Such consent shall not be unreasonably
         withheld where, in the opinion of Dolphin, the sub-contractor or
         delegate is sound and reputable.

24.      VARIATION

         Subject to the notification and publication provisions of the Licence
         Dolphin and the Network Operators shall have the right at any time to
         make amendments or variations to these terms and conditions:

                  i.       of a minor nature which are reasonably appropriate
                           for the provision of the Services

                  ii.      reasonably considered by Dolphin and the Network
                           Operators (after consultation with the Office of
                           Telecommunications) to be made necessary by any
                           provision of the Licences or changes thereof.

         Any amendments or variations referred to above shall take effect
         immediately upon publication by Dolphin and the Network Operators.

25.      GOVERNING LAW

         This Agreement shall be governed by and construed in accordance with
         English Law.
<PAGE>   17
                                                      Service Provider Agreement
                                                                   Page 17 of 17

         IN WITNESS WHEREOF the hands of the duly authorized representative of
         the parties the day, month and year first above written.

         Signed by:              D. W. Foden On Behalf of Hugo International LTD
                                 -----------------------------------------------

         Signature:              /s/  D. W. Foden
                                 -----------------------------------------------

         In the presence of:     Jan O'Hara
                                 -----------------------------------------------

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

         Signature of Witness:   /s/  Jan O'Hara
                                 -----------------------------------------------

         Signed by:              /s/ signature unknown
                                 -----------------------------------------------

         For and on behalf of:      Dolphin Telecommunications Limited
                                 -----------------------------------------------

         In the presence of:        Alison Fisk
                                 -----------------------------------------------

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

         Signature of Witness:      /s/ Alison Fisk
                                 -----------------------------------------------

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