Document:

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                                                                   EXHIBIT 10.16

                  FINANCE CONTRACT FOR PROPERTY LEASING NO 8386

Between

1   FORTIS LEASE N.V. a limited company incorporated under the laws of Belgium,
    with registered office at Kolonienstraat 62, 1000 Brussels, registered in
    the Brussels Trade Register under no 310.464, VAT no 403.269.481,
    represented for the purposes of this agreement by Mr FF Voorhelst and Mrs C
    Boogmans, who have been duly authorised to act in this respect, hereinafter
    referred to as "Fortis Lease" or "the owner"

and

2   XEIKON N.V., with registered office at 2640 Mortsel, Vredebaan 72,
    registered in the Trade Register of Antwerp under n degrees 265.170, VAT no
    BE434.998.973, represented for the purposes of this agreement by Mr A Buts,
    and Mr J Van Daele, who have been duly authorised to act in this respect in
    accordance with article 17 of the Memorandum and Articles of Association and
    who, if so required, stand surety for the company, hereinafter referred to
    as "the customer"

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PREAMBLE

The customer wishes to construct an industrial hall and offices.

The customer has applied for the required building permission, has had plans
drawn up in line with his requirements, and has assessed the investment costs
and the time required to complete the project.

The customer has applied to Fortis Lease to finance the transaction by means of
leasing.

Fortis Lease has agreed to finance this transaction by acquiring the
propertyright of the building ("droit de superficie" / "recht van opstal" )and
leasing it to the customer through a lease agreement (" the Lease Agreement ")
attached hereto.

This having been stated, the parties have agreed as follows:

ARTICLE 1: SUBJECT

By virtue of this contract and the Lease Agreement which forms an integral part
thereof, the parties enter into a mutual undertaking with regard to a property
leasing transaction as provided for in article 44 Section 3, 2b of the new VAT
Code and Royal Decree no 30 of 29 December 1992, whereby Fortis Lease will have
a building constructed in accordance with the customer's instructions. Fortis
Lease will subsequently place the building at the customer's disposal against
payment of rentals and an option to purchase at the end of the contract term,
both rentals and option price representing insofar as the customer exercises the
option to purchase on expiry of the lease, the capital outlay plus interest and
the transaction costs.

ARTICLE 2: FINANCING

Fortis Lease undertakes, except in the event of "force majeure" to:

a)   acquire from Xeikon a 20 year building right ( "droit de superficie" /
     "recht van opstal") on the land, exempt and free from all charges and
     mortgages, situated in the commune of Lier,

       part of the land registry section A no 299 with a surface area of 1 ha 2
       a 80 ca

       part of the land registry section A no 301/F with a surface area
       9.075 m(2)

       part of the land registry section A no 300/A with a surface area
       12.906 m(2)

       part of the land registry section A no 322/A with a surface area
       17.460 m(2)

       part of the land registry section A no 322/B with a surface area
       6.660 m(2)

     and belonging to Xeikon, as the said land appears on the plan dated 1/3/99
    submitted by Studiegroep Omgeving CBVA, Mr E. Van Vaerenbergh and Mr V. De
    Meulder,, chartered surveyors.

    The term of the building right will be extended by 30 years if the customer
    is in breach with one or more of his obligations under this contract.

    The customer acknowledges awareness of all of Fortis Lease's obligations
    under civil law and under the purchase contract for the land in its capacity
    as "opstalnemer" (owner of building right) of the land with respect to the
    construction of a building and operating a business in the said building.
    The customer undertakes to fulfill these

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    undertakings and discharges Fortis Lease from any liability in such respect.
    The customer will also compensate Fortis Lease fully for any damages which
    Fortis Lease may have to pay because of the customer not fulfilling his
    commitments.

    The notarial deed should be executed by 31/10/2000 at the latest.

b)  build on this land the buildings as specified by the customer, in accordance
    with the plans and specifications agreed or to be agreed and in accordance
    with the conditions set forth below.

    The plans and specifications will be attached to this contract and will form
    an integral part thereof.

    All costs for any legal action which may be necessary against the prior
    owners of the land will be paid by the customer, unless the customer has
    opposed such legal action with good reason.

    Under no circumstances will the total amount to be financed by Fortis Lease
    exceed BEF 1.320.000.000.

    The customer undertakes to sign a Lease Agreement for the whole of the
    above-mentioned property, which the customer will use for his industrial
    activities. The parties expressly state that this agreement is not subject
    to the law of 30 April 1951 on commercial leases.

ARTICLE 3: RENTAL

The customer will lease the building mentioned in article 2 from Fortis Lease in
accordance with the Lease Agreement, commencing on the date stipulated in
article 7 for a period of 15 years, at the expiry of which the customer will
have an option to purchase the building as specified in article 11. The Lease
Agreement cannot be terminated upon notice.

ARTICLE 4: BUILDING TO BE FINANCED

Fortis Lease is only obliged to construct and to finance the building as
scheduled in the attached plans and specifications, without prejudice to any
additional agreements regarding supplementary works within the limits of the
amount to be financed as specified in article 2b.

The customer is to pay for all other equipment.

The fact that the customer pays for this equipment will constitute proof that he
is owner thereof and Fortis Lease will not oppose removal of, replacement of, or
alteration to such equipment, even after the lease has expired, on condition
that such equipment does not qualify as fixtures and fittings and that the
tenant has paid all damages caused to the land or buildings.

The customer may, during the leaseperiod carry out any works necessitated by his
business activities, including extensions, conversions and improvements. In this
event

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Fortis Lease's prior approval must be sought. Fortis Lease may not withhold its
approval without good reason.

ARTICLE 5: BUILDING MANDATE

Fortis Lease gives the customer an irrevocable mandate, free of charge, to take
any decision, conclude any agreements and in general do anything that is
necessary or lawful for the purpose of having the scheduled building erected on
its behalf in accordance with the plans and specifications which have been
agreed or are to be agreed. The customer accepts this mandate and undertakes to
exercise the mandate in good faith until the final acceptance of the building.

The customer will accordingly represent Fortis Lease as the owner and prime
contractor. After obtaining Fortis Lease's approval, the customer will conclude
the necessary contracts with architects, contractors, suppliers and workmen in
Fortis Lease's name and on Fortis Lease's behalf. Fortis Lease will either give
its express approval or will be presumed to have given its tacit approval if it
has not responded ten days after the customer has sent the plans and
specifications, building contracts, orders and invoices for approval. The
customer must employ validly registered contractors.

Fortis Lease will be entitled to supervise all the building work; this includes
checking that the contracts are being correctly executed. It may not, however,
hinder the progress of the work.

By mutual agreement, the parties to this agreement appoint SECO to check that
the contracts are correctly executed. Their fee is to be paid by Fortis Lease
and included in the amount to be financed.

The customer guarantees that all chosen contractors are registered according to
the implementations of the Law concerning the economic reorientation of 4 August
1978. The customer obliges himself to opt for registered contractors to execute
any works trusted to third parties. During the whole period of the execution of
the contracts, he will see to it that no registrations are canceled. In case of
cancellation, he will immediately inform the lessor by registered letter and
this for any invoice following the cancellation. The customer will pay any
penalties or fiscal or social costs which should be calculated to the lessor in
accordance with the regulations stipulated in the law of 4 August 1978 and the
Royal Decree of 7 October 1978.

All contracts to be concluded with contractors will retain a clause which allows
the builder to suspend any payments and this from the moment of notification of
cancellation of the registration, to charge the concerned contractor to pay
penalties, fiscal or social costs and to break the contract in justice. The
possibility to break the contract in justice must be allowed in case of
banktruptcy of the contractor, extension of payments or concordat, dissolution
of the contracting company, deliberate or forced remittance of the exploitation
of the business by the contractor.

The customer will take any action required against the architects, building
contractors, workmen etc. The costs of such action will be paid by Fortis Lease
and included in the amount to be financed, subject to the limit stipulated in
article 2.

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The customer will use its best efforts to ensure that the construction will be
subject to provisional and final acceptance to be carried out on the dates set
in the specifications which have been agreed or are to be agreed.

ARTICLE 6: PAYMENT OF INVOICES DURING THE CONSTRUCTION PHASE

The customer will have the invoices etc from the architects, builders and
miscellaneous workmen drawn up in the name and address of Fortis Lease, the
owner and prime contractor. Unless otherwise agreed, these bills etc, and in
general all charges relating to the building specified in article 4, para 1,
will be paid by Fortis Lease within the agreed time limit, after being approved
by the architect and or the customer.

ARTICLE 7: COMPLETION OF THE BUILDING WORK AND START OF THE LEASE

(a)    The customer's mandate provided for in article 5 does not include the
       authority to carry out the provisional and final acceptance. Fortis Lease
       alone will carry out the provisional and final acceptance; the customer
       will be present or will have been invited to attend by prior written
       notice from Fortis Lease.

       Subject to the provisions of paragraphs (b) through (d) of this Article
       7, the lease will take effect on the day (the "Commencement Date")
       following the date of provisional acceptance, which is foreseen for:
       31/3/2002.

(b)    Fortis Lease hereby covenants and agrees that it will cause construction
       of the building on the land and pay all costs in connection therewith in
       accordance with Article 2 by 31/3/2002 (the "Completion Date"). Fortis
       Lease may, by written notice to customer, extend the Completion Date by
       up to 180 days (the "Outside Completion Date").

(c)    Notwithstanding the provisions of paragraph (a) of this Article 7, if the
       building is not completed by the Outside Completion Date due to the
       occurrence of a "Force Majeure Event" (as defined below), customer may
       either (i) waive completion of the building by the Outside Completion
       Date and the Lease Agreement and payment of rental shall commence or (ii)
       terminate the Contract upon payment of 89% of the building improvement
       costs to Fortis Lease. "Force Majeure Event" means with respect to the
       building any event the existence or potentiality of which, in the case of
       any event other than adverse weather conditions, was not known and would
       not have been discovered through the exercise of reasonable due diligence
       by the customer beyond the control of the customer, including, but not
       limited to, strikes, lockouts, adverse soil conditions, acts of God,
       adverse weather conditions, inability to obtain labor or materials,
       government activities, civil commotion and enemy action. If option (ii)
       is chosen, title to the property shall remain with Fortis Lease.

(d)    If at any time prior to the Completion Date there occurs full destruction
       or expropriation of the building, in each case, the customer shall
       either: (i) notify Fortis Lease that it intends to waive completion of
       the building by the Outside Completion Date, in which case Fortis Lease
       (or the customer as its agent) shall promptly and diligently take all
       reasonable and practical steps to complete the

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       construction of the building and the Lease Agreement will commence and
       customer will commence paying rent on the Outside Completion Date
       irrespective of whether the building has been completed by such date, or
       (ii) notify Fortis Lease in writing that it intends to terminate the
       Contract in which event customer shall pay to Fortis Lease, on a date
       designated by the customer (which date shall not be more than thirty (30)
       days after the occurrence of the applicable event), an aggregate amount
       equal to 89% of the building improvement costs and on such date the
       Contract shall terminate and title to the property shall remain with
       Fortis Lease. If option (i) is chosen, rent will be calculated based upon
       the estimated construction cost and will be adjusted upon completion of
       the building.

ARTICLE 8: CHARGES AND RENTAL

The customer undertakes to pay Fortis Lease (i) any interim charges which may be
due up to the starting date of the lease referred to in the preceding article
and (ii) the fixed rentals throughout the duration of the lease.

The interim charges cover the interest accrued pro rata temporis on any amounts
disbursed by Fortis Lease prior to the start of the lease.

The charges and rental plus the option to purchase cover the payment and
financing of any amounts whatsoever disbursed by Fortis Lease for acquiring the
building rights (" droit de superficie"/ "recht van opstal"), the erection of
the building, and other associated transactions, including charges for judicial
and other matters, insurance premiums, charges and fees due to solicitors,
lawyers and other members of the professions whose services and assistance are
required, indirect, non-recoverable taxes on the above-mentioned items and taxes
relating to the property as a whole (property tax, taxes levied by national,
regional, provincial or municipal authorities etc).

If it is necessary to exceed the amount specified in article 2, the customer
will pay the balance and if required will reimburse Fortis Lease immediately
with any amounts disbursed, without any interest or consideration being due to
the customer and without any prejudice whatsoever to Fortis Lease's property
rights over the land and the building as a whole.

ARTICLE 9: INTERIM CHARGES

The interim charges from the date on which this contract is signed until the
date on which the lease comes into effect will be booked in a current account
between the parties.

This current account will be balanced quarterly, the first quarter ending on
30.09.2000 and in any event when the contract comes into force, as defined in
article 7.

The customer will be considered to have definitively approved the statement of
account unless he contests it within ten business days. The interim charges will
be calculated pro rata temporis on the amounts disbursed by Fortis Lease during
the current quarter and on the last balance drawn up.

The rate applied will be the aggregate of (i) Euribor 3 months and a margin of
0.50%.

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ARTICLE 10: RENTAL SCHEDULE

As from the date on which the lease comes into effect, the rental schedule will
be based on all the investments made or to be made in order to make the property
as a whole available, including incidental charges and miscellaneous taxes in
respect of the building, in accordance with article 8 par 3, but in any event
limited to the amounts which Fortis Lease has agreed to finance, ie BEF
1.320.000.000.

A credit discount at the rate Euribor 3m less a margin of 0.50% will be allowed
on the amounts paid by Fortis Lease after the lease has come into effect. A
table summarising the total investment made will be attached to this agreement.

The rental will be calculated according to the formula of constant term
annuities on the basis of the following items:

-   THE LENGTH OF THE LEASE: 15 years

-   THE INTERVAL AT WHICH RENTAL IS PAID: quarterly in advance

-   THE NOMINAL TRANSACTION RATE: 5.59% per year (based on the interest rates
    applicable on 19/4/2000)

-   THE ESTIMATED AMOUNT OF THE TOTAL INVESTMENT:  BEF 1.320.000.000

-   THE OPTION TO PURCHASE: BEF 806.798.000, as set forth in Article 11 and
    corresponding to the property's estimated fair market value at the normal
    date of expiration of the Lease.

-   THE RENTAL REPAYS THE AMOUNT OF THE INVESTMENT UP TO 38.8789%

On the basis of the following parameters, the quarterly rental is as follows:

The aggregate of a capital repayment of BEF 8.553.367 and interest calculated on
the outstanding balance at a rate of 5.59 % (based on the interest rates
applicable on 19/4/2000) (VAT excl.).

If the final cost of the investment differs from the amount initially estimated,
the rental schedule will be amended to take account of the new amount.

The initial rate and consequently the rental will be revised when the contract
effectively comes into force, and thereafter every five years.

The applicable interest rate at the beginning of the rent and afterwards at
every revision will be determined taking into account, on the one hand, a
variable interest rate which is determined in function of the duration and
increased with a margin, and on the other hand the formula of the weighted
average taking into account the reimbursement rythm of the capital.

A)  The reference interest rates are equal to the Prime Rate at 1, 2, 3, 4 and 5
    years applied by the Belgian Banks and published at 11 o'clock, 2 banking
    days before the day of the fixing of the transaction interest rate.

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B)  Formula of the weighted average:

    The formula of the weighted average takes into account the capital part of
    the rentals invoiced during the period for which the interest rate had been
    fixed. This formula is the following one:

              n
       (SIGMA) = (a . t . x ) + b . n . x
              t 1  t       t             n
       --------------------------------------------

       (SIGMA) = (a . t) + b . n
              t 1  t

       t = period of fixation of the interest rate

       a = % of the yearly reimbursed capital parts during the concerned periods
           (years 1 till n)

       b = % of the capital part still payable at the end of the transaction,
           i.e. the residual value

       x = interest rate of the period concerned.

       The sum of the percentages (a + ... + a ) + b is equal to 100.
                                    1         n

The possibility to fix the rate during the leasing contract for a period longer
than 5 years is subject to the condition that N.V. Fortis Bank will have the
opportunity at that moment to enter the IRS market or to enter any similar
market for the periods concerned.

If for any reason the above-mentioned reference rate is no longer representative
of the cost of loans for the period in question, then Fortis Lease will agree a
new reference rate with the customer, which will in any event be in line with
the rate applied by Fortis Bank to private companies for similar transactions at
the time of the review.

If, during the lease, any costs have to be paid by Fortis Lease in connection
with the building concerned, such as:

-   judicial and extra-judicial costs in connection with the transaction, such
    as costs deriving from disputes with the neighbours, architect, contractor
    and others;

-   direct taxes on the property as a whole (property tax, taxes levied by
    national, regional, provincial or municipal authorities etc);

-   any other costs disbursed by Fortis Lease within the context of this lease;

such costs are to be repaid by the customer within thirty days of Fortis Lease
requesting such by registered letter. They will automatically be subject to
interest at Fortis Bank's base rate plus 1.5%, with a minimum of 10% per annum.
Fortis Lease undertakes to make it possible for the customer to make payment as
soon as possible.

Fortis Lease reserves the right to charge a fee in the event of it being
necessary for Fortis Lease to become involved, as owner of the property, in any
legal proceedings, to negotiate with third parties in connection with the
building or any other action required. This fee will cover Fortis Lease's
administrative costs.

If the rental is paid late, late interest will automatically be charged at
Fortis Bank's rate for cash advances plus 1,5 %, with a minimum of 10 % per
annum.

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Any and all taxes levied on the rental will be paid by the customer.

Upon signature of this contract, the customer undertakes to give a direct debit
order for rental and invoices. If this direct debit order is refused or
rescinded, the rental will automatically be increased by a fixed sum of BFr
10.000.

ARTICLE 11: OPTION TO PURCHASE - OPTION TO GO ON RENTING - REMARKETING OPTION

(a)    Provided there is no event of default, upon the expiry of the Lease term
       customer shall have the option (exercisable by giving Fortis Lease
       irrevocable written notice (the "election notice")) to:

       (i)    purchase the building on the expiry date at a price of BEF
              806.798.000 (eight hundred and six million seven hundred ninety
              eight thousand Belgian Francs) corresponding to the Property's
              estimated fair market value at the Lease expiration date as
              confirmed by the appraisal dated June 15, 2000 of JOB-BOTTEQUIN
              N.V. [appraiser] (the "Purchase Option Price");

       (ii)   remarket the building pursuant to the procedures described below;
              or

       (iii)  continue renting the building on terms to be agreed as mutually
              satisfactory to Fortis Lease and to the customer.

       The election notice must be sent to Fortis Lease not earlier than 270
       days and no later than 180 days prior to the expiry of the Lease
       Agreement. If the customer fails to deliver a request for (ii) or (iii)
       above by the date which is 180 days prior to the expiry of the Lease
       Agreement (or if customer shall have delivered a request for (iii) above
       but customer and Fortis Lease shall have failed to reach agreement on
       mutually satisfactory terms for renewal of the rental and customer shall
       not have thereafter delivered a request for (ii) no later than 180 days
       prior to expiry of the Lease Agreement), customer shall be deemed to have
       exercised option (i). If customer exercises its purchase option, all
       indirect taxes, duties, charges and fees whatsoever entailed by taking up
       the option and concluding the deed of sale will be paid solely by the
       customer.

       The notarial deed of sale must be executed within three months of the end
       of the lease; the price and charges will be paid on the day this deed is
       executed. During the period between the date on which the financing
       contract expires and the payment of the purchase option, the customer
       will pay interim interest on the amount of the purchase option at the
       last contracted interest rate.

       The option may be exercised and the building acquired by any third party
       appointed by the customer, but the customer remains jointly and severally
       liable for payment of the price, charges, taxes and duties.

       By exercising the option, the customer enters into an obligation to
       assume in his name and on his behalf all the rights and obligations
       deriving from the insurance policies which Fortis Lease may have been
       required to conclude because of the customer's failure so to do (cf
       article 13).

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       The customer waives all right of recourse against Fortis Lease in respect
       of any defects in the property sold.

(b)    If customer elects the remarketing option (subparagraph ii above)
       customer shall market the building as non-exclusive agent for Fortis
       Lease, to produce a purchaser therefor on the expiry date. Customer's
       effective exercise and consummation of the remarketing option shall be
       subject to the due and timely fulfillment of each of the following
       conditions, the failure of any of which shall render the remarketing
       option null and void and constitute an event of default under the
       Contract:

       (i)    Customer shall, as nonexclusive agent for Fortis Lease, use
              commercially reasonable efforts to sell Fortis Lease's interest in
              the building and will attempt to obtain the highest cash purchase
              price therefor. Customer will be responsible for hiring brokers
              and making the building available for inspection by prospective
              purchasers. Customer shall promptly provide any maintenance
              records relating to the building to Fortis Lease and any potential
              purchasers upon request, and shall otherwise do all things
              necessary to sell and deliver possession of the building to any
              purchaser. All such marketing of the building shall be at
              customer's sole expense. Customer shall allow Fortis Lease and any
              potential qualified purchaser access to such Property for the
              purpose of inspecting the same;

       (ii)   Customer shall submit all bids to Fortis Lease, and Fortis Lease
              will have the right to review the same. All bids shall be on an
              all cash basis. Customer shall seek bids from one or more bona
              fide prospective purchasers and shall use commercially reasonable
              efforts to deliver to Fortis Lease not less than thirty (30) days
              prior to the expiry date a binding written unconditional (except
              as set forth below) irrevocable offer by such purchaser or
              purchasers offering the highest all-cash bid to purchase the
              building. No such purchaser shall be customer, or any subsidiary
              or affiliate of customer. The written offer must specify the Lease
              Expiry Date as the closing date. Customer shall provide Fortis
              Lease with such additional information about the bids and the bid
              solicitation procedure as Fortis Lease may request from time to
              time. In the event of any bona fide offer to purchase the
              building, Fortis Lease shall sell the building free of any liens
              attributable to Fortis Lease, without recourse or warranty, for
              cash to the purchaser or purchasers identified by customer or
              Fortis Lease, as the case may be, and customer shall surrender
              possession of the building;

       (iii)  Customer shall pay directly, and not from the sale proceeds, all
              prorations, credits, costs and expenses of the sale of the
              building, whether incurred by Fortis Lease or customer;

       (iv)   Customer shall pay to Fortis Lease at least two (2) business days
              prior to the Lease Expiry Date (or to such other person as Fortis
              Lease shall notify customer in writing), an amount equal to 89% of
              the Lease Balance (as herein defined). "Lease Balance" shall mean
              that portion (the "unamortized portion") of all costs incurred by
              Fortis Lease in connection with the acquisition and construction
              of the building which has not yet

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              been recovered by Fortis Lease as the capital installments of
              rentals invoiced to the customer under the Lease, together with
              all acrrued and unpaid rent;

       (v)    The purchase of the building shall be consummated on the Lease
              Expiry Date substantially contemporaneously with customer's
              surrender of the building and the gross proceeds (the "gross
              proceeds") of the sale (i.e., without deduction for any marketing,
              closing or other costs, prorations or commissions) shall be paid
              directly to Fortis Lease; provided, however, that if, as of the
              expiry date, the sum of (w) the gross proceeds from the sale, plus
              (x) 89% of the Lease Balance, plus all rental paid by customer on
              the Lease Expiry Date, exceeds the Lease Balance as of such date,
              then the excess shall be paid to customer on the Lease Expiry
              Date;

       (vi)   Customer shall have no right, power or authority to bind Fortis
              Lease in connection with any proposed sale of the building, other
              than as expressly provided herein.

       (vii)  If customer exercises the remarketing option, then customer
              shall, on the Lease Expiry Date, and at its own cost, transfer
              possession of the building to the independent purchaser(s)
              thereof, in each case by surrendering the same into the possession
              of the customer or such purchaser(s), as the case may be, free and
              clear of all liens, in good condition, ordinary wear and tear
              excepted, and in compliance with all applicable laws and the
              provisions of the Contract and the Lease Agreement. Customer
              shall, on and within a reasonable time before and after the Lease
              Expiry Date, cooperate with Fortis Lease and the independent
              purchaser of the building in order to facilitate the ownership and
              operation by such purchaser of the building after the Lease Expiry
              Date, which cooperation shall include the following, all of which
              customer shall do on or before the expiry date or as soon
              thereafter as is reasonably practicable: providing all books and
              records regarding the maintenance and ownership of the building
              subject hereto and all "know-how", data and technical information
              relating thereto, providing a current copy of the plans and
              specifications, granting or assigning all licenses necessary for
              the operation and maintenance of the building subject hereto and
              cooperating in seeking and obtaining all necessary approvals.

(c)    If upon the Lease Expiry Date customer is in default customer shall pay
       the Lease Balance to Fortis Lease.

ARTICLE 12: LIABILITY

The customer will assume full liablility towards third parties in respect of the
works specified in article 4. He discharges Fortis Lease from any such
liablility and guarantees Fortis Lease in this respect.

ARTICLE 13: INSURANCE

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A.  With effect from the date on which work commences until the date of the
    provisional acceptance, the customer will conclude at his own cost with an
    insurance company, approved in advance by Fortis Lease, a contractors' all
    risks policy (" Tous Risques Chantier" / " Alle Bouwplaatsrisico's") based
    on the 1984 General Conditions.

    The policy taken should at least meet the following conditions:

    Insured:  - the customer
              - Fortis Lease
              - the principal contractor
              - the sub-contractors
              - the civil engineer and engineering department of the
                construction firm
              - the architect and generally all those involved on the site.

    Cover:

    a) Section 1: Damage and loss to the works (including fire)
       1 insured value: amount of the investment + 10 % for the demolition costs
       2 cover for a year
       3 excess: at the customer's discretion, with a maximum of BEF 500.000

    b) Section 2: Liability insurance
       1. basic cover: minimum of BEF 50.000.000 in all for physical and
             material damage
       2. disturbance to the neighbourhood (article 544 of the Belgian Civil
          Code) : cover for BEF 20.000.000, minimum excess at the customer's
          discretion, with a maximum excess of BEF 200.000.

    The excesses stipulated in the contract are to be paid by the insured;
    however, the customer undertakes to repay any payments which may for
    whatever be made by Fortis Lease.

    If the principal contractor has concluded a contractors' all risks policy,
    it will not be necessary for the customer to conclude such a policy so long
    as the policy take out by the principal contractor meets the above-mentioned
    conditions. The customer undertakes to provide Fortis Lease with a copy of
    the contractors' all risks policy concluded by the main contractor.

B.  The customer further undertakes to conclude at his own cost, commencing on
    the date of the expiry of section I of the contractors' all risks policy and
    throughout the duration of the lease, one or more insurance policies
    covering at least the risks of fire, lightning, explosion, falling of
    aircraft and flying craft or parts thereof.

    Such insurance will be taken out on both the customer's and Fortis Lease's
    behalf and will at all times cover the property for the full index-linked
    new reconstruction value.

    Furthermore, the contract will specify the waiver of any mutual right of
    recourse in case of fire and annexed damages. The customer remains
    responsible for any loss provided with in the exceptions of the assurance
    contract.

    The contract should also cover the following risks:

    - commercial unemployment (operating losses)
    - neighbours' legal right of recovery

                                      -12-
<PAGE>   13

    - demolition and debris removal costs
    - the cost of the intervention of the fire brigade.

    The customer undertakes to use any monies which he receives in compensation
    under these policies for the purpose of having the property repaired.

    Any payment of a claim superior to 15 % of the insured capital must obtain
    prior consent of Fortis Lease.

    If the compensation received is not sufficient to cover the cost of
    restoring the property to its original state, the customer will make up the
    difference and restore the building immediately in its original state.

    In the event of total destruction, the customer will assume full liability
    and will discharge Fortis Lease and will hold them harmless in this respect.
    The customer will also immediately restore the property to its original
    condition at his own expenses.

C.  For the duration of the lease, the customer will take out at his own
    expenses, to provide cover against claims from third parties, a legal
    liability and operational risks insurance policy for an amount of at least
    BEF 50.000.000 in all for physical and material damage.

D.  In addition the customer expressly waives any right of recourse he may have
    against the owner as a result of any loss or damage which may occur to all
    or part of the rented property and expressly undertakes to have such a
    waiver included in any insurance policies which he is required to take out.
    The customer is also obliged to demand the same waiver from any person
    occupying the property in any capacity whatsoever.

E.  The customer will have a clause included in the insurance policies which
    states that suspension, termination, reduction, cancellation or anihilation
    will only be enforceable against the owner if one month's notice is given to
    the owner by registered letter.

F.  If the customer fails to pay the premiums due, Fortis Lease may pay them on
    his behalf. The customer will repay these premiums to Fortis Lease on its
    first demand by registered letter. Late interest will automatically be
    charged on the amounts of such premiums which Fortis Lease pays to the
    insurance company, at Fortis Bank's base rate plus 1,5%; interest will be
    charged from the date on which Fortis Lease makes payment to the insurance
    company.

    The same will apply in the event of the customer not taking out policies in
    line with the provisions of the contract and Fortis Lease being obliged to
    take out policies on his behalf.

G.  Copies of the insurance policies will be sent to Fortis Lease. They should
    include:

    a) index-linking of the amounts insured

    b) the waiver of any recourse by the insurers against Fortis Lease

    c) the undertaking by the insurers to notify Fortis Lease of any amendment
       being considered to the insurance policies. Such notice should be sent to
       Fortis Lease at

                                      -13-
<PAGE>   14

       least 30 days prior to the cancellation or expiry of the contract,
       including in the event of the customer being in default.

ARTICLE 14: AUTHORISATIONS AND LIABILITY

The customer undertakes to complete all the necessary formalities to obtain the
statutory authorisations required to implement this contract and the lease
agreement. If necessary, Fortis Lease will give the customer power of attorney
for this purpose.

Both before and during the validity period of the lease, the customer will
comply with the relevant laws and regulations and will alone be liable to the
public authorities and third parties. In this connection the customer holds
Fortis Lease harmless in every respect. The customer therefore assumes any and
all liability and discharges Fortis Lease and holds it harmless in this respect.

ARTICLE 15: TERMINATION

I.     If any of the following events should occur prior to the Commencement
       Date:

       A)   if the granting of the titles of property on the buildings ("droit
            de superficie" / "recht van opstal") or the building permit is not
            acquired within three months after signature of the contract;

       B)   if the authorisations mentioned in article 14 required for the
            purpose of leasing the property are not obtained or are revoked; or

       C)   if, due to force majeure such as a natural disaster, war, civil war,
            or action taken by the public authorities, it is impossible for this
            contract to come into effect, provided that none of the above is due
            to one of the parties to the agreement; or

       D)   if an event occurs which is not due to the fault, even minor, of one
            of the parties to this agreement, and which makes it impossible for
            the building to be occupied within 27 months of signature of this
            contract,

            then the provisions of Article 7(c) shall apply.

II.    In the event that one of the events cited in I A, B, C or D occurs on or
       after the Commencement Date, the Contract will be terminated
       automatically and the customer will pay Fortis Lease, subject to the
       provisions of Subsection IV of this Article 15, the sum of the following
       amounts:

       - the rent remaining due discounted to present value as at the date the
         contract is cancelled, plus:

       - all levies and charges due as a result of the early termination of this
         contract, including the VAT to be repaid by Fortis Lease to the
         Treasury as a result of the fifteen-year VAT revision clause being
         applied,

       - the Purchase Option Price as defined in Article 11(a),

                                      -14-
<PAGE>   15

       - any amounts and charges disbursed by or due from Fortis Lease under the
         leasing contract and which have not been included in the investment
         amount in accordance with article 10.

       In that case, and subject to full payment by the customer of said amounts
       and the levies and/or taxes concerning transfer of title, title to the
       property will be transferred to the customer.

       The discount is as follows:

       - for the period after the next revision of the rate, at the last rate
         provided with in the contract, less a margin of 0,50 %;

       - the discounted amount calculated as described above and the rentals due
         until the next revision, at prime rate (applicable two working days
         before the termination of the contract) valid for the remaining period
         until the following revision less a margin of 0,50 %. The rediscount
         rate may not be superior to the transaction rate, less a margin of
         0,50%.

III.   In the event of the contract being terminated by reason of the customer's
       default pursuant to article 1184 of the Belgian Civil Code, the customer
       will pay Fortis Lease compensation for the loss it has suffered. The
       amount of this compensation will be equal to the rent remaining due
       discounted to present value as at the date the contract is cancelled,
       plus:

       - all levies and charges due as a result of the early termination of this
         contract, including the VAT to be repaid by Fortis Lease to the
         Treasury as a result of the fifteen-year VAT revision clause being
         applied,

       - the Purchase Option Price referred to in Article 11(a),

       - any amounts and charges disbursed by or due from Fortis Lease under the
         leasing contract and which have not been included in the investment
         amount in accordance with article 10.

       - plus a one-off sum equal to the total rental for two years.

       However, this compensation will be decreased, up to (at most) the amount
       of the compensation, by the sale price of the property. The costs for
       realising the sale of the property will be included in the compensation
       for loss. Should the sale-price of the property, less the costs for
       realising the sale of the property, be superior to the compensation, the
       customer will not have right to the surplus.

       The discount is as follows:

       - for the period after the first revision of the rate, at the last rate
         provided with in the contract, less a margin of 2%;

       - the discount calculated as described and the rentals due until the
         following revision, at prime rate (applicable two working days before
         the termination of the contract) valid for the remaining period until
         the following revision less a margin of 2 %. The rediscount rate may
         not be superior to the transaction rate, less a margin of 2%.

                                      -15-
<PAGE>   16

The compensation referred to in this article will be due on the day on which
this contract is terminated.

All amounts and compensations provided for in this article and not paid on the
due date will automatically produce late interest at Fortis Bank's rate for cash
advances plus 1.5%, no prior notice being required. If payment is not effected
within thirty days of the due date, additional interest of 1.5% will be charged.

The customer will not be entitled to claim any compensation from Fortis Lease,
except in the event of serious misconduct on Fortis Lease's part. However,
Fortis Lease will transfer to the customer any right of recourse which it may
have against the persons responsible for the termination, up to the amount of
the damage suffered by the customer. Fortis Lease reserves the right to take
joint action in respect of damage which it has suffered itself.

IV.    Notwithstanding any other provision of this Article 15:

       (a)    Provided there is no event of default, upon a total destruction or
              expropriation of the building, customer shall, not later than
              thirty (30) days after such occurrence, either (i) deliver to
              Fortis Lease a written notice stating that the Contract and the
              Lease Agreement shall remain in full force and effect, and at
              customer's sole cost and expense, customer shall promptly and
              diligently restore the building in accordance with the Contract,
              or (ii) deliver to Fortis Lease a termination notice with respect
              to the building as described in subparagraph (e) below. If
              customer fails to deliver the written notice pursuant to clause
              (i) above within the thirty (30) day period, the Contract and the
              Lease Agreement shall continue and customer shall promptly build
              and restore the building in accordance with the Contract.

       (b)    If pursuant to the preceding subparagraph, the Contract and the
              Lease Agreement shall continue in full force and effect, customer
              shall, at its sole cost and expense (and, without limitation, if
              any award, compensation or insurance payment is not sufficient to
              restore the building in accordance with the Contract, customer
              shall pay any shortfall), promptly and diligently repair any
              damage to the building (or restore the building) caused by such
              destruction or expropriation and in accordance with the terms
              hereof and the other provisions of the Contract using the as-built
              plans and specifications for the building so as to restore the
              building to the same or better condition, operation, function and
              value as existed immediately prior to such destruction or
              expropriation.

       (c)    If customer has elected or is required to repair or rebuild,
              customer shall be entitled to receive (and Fortis Lease hereby
              assigns to customer all of Fortis Lease's right, title and
              interest in) any award, compensation or insurance proceeds to
              which customer or Fortis Lease may become entitled by reason of
              their respective interests in the building subject hereto if all
              or a portion of the building is damaged or destroyed in whole or
              in part or subject to expropriation. Customer may appear in any
              proceeding or action to negotiate, prosecute, adjust or appeal any
              claim for any award, compensation or insurance payment on account
              of any such destruction or expropriation and shall pay all
              expenses thereof. At customer's reasonable request, and at
              customer's sole cost and expense,

                                      -16-
<PAGE>   17

              Fortis Lease shall participate in any such proceeding, action,
              negotiation, prosecution or adjustment. Fortis Lease and customer
              agree that the Contract shall control the rights of Fortis Lease
              and customer in and to any such award, compensation or insurance
              payment. If customer does not rebuild, the proceeds shall be paid
              to Fortis Lease.

       (d)    In no event shall a destruction or expropriation with respect to
              which the Contract and the Lease Agreement remains in full force
              and effect under subparagraph (a) above affect customer's
              obligations to pay rental pursuant to the Contract or the Lease
              Agreement or to perform its obligations and pay any amounts due on
              or prior to the expiry of the Lease Agreement.

       (e)    A termination notice under subparagraph (a) shall contain:
              (i) notice of termination of the Contract and the Lease Agreement
              on the next occurring rental payment date (the "termination date")
              and (ii) a binding and irrevocable agreement of customer to pay to
              Fortis Lease an amount (the "termination payment") equal to the
              lesser of the Lease Balance (as defined in Article 11) or 89% of
              the building improvement costs. On the termination date, customer
              shall pay to Fortis Lease the termination payment and customer's
              interest in the building shall terminate and any insurance or
              expropriation proceeds shall be paid over to Fortis Lease.

ARTICLE 16: LEASE AGREEMENT

The Lease Agreement will be converted into a notarial deed, to be executed by
Maitre Olivier de Clippele, a notary of Brussels, within ninety days of this
agreement being signed. The customer undertakes to appear before the notary for
this purpose.

The Lease Agreement forms an integral part thereof. The clauses of the Lease
Agreement and this contract are complementary and each of the two documents is
to be interpreted in the light of the other. Accordingly, any cancellation,
termination or invalidity measures affecting one automatically affect the other.
In the event of contradiction, the finance contract will prevail.

ARTICLE 17: EXPROPRIATION

In the event of expropriation for public purposes or any other actions taken by
a public authority which impair the tenant's rights of possession in respect of
the property, the customer will not be entitled to receive any compensation from
Fortis Lease and may not claim any compensation from any third party whatsoever
which may reduce the compensation due to Fortis Lease.

The first party informed of the expropriation will inform the other thereof. The
procedure will be as specified in Article 15.II and 15.IV.

ARTICLE 18: INTERPRETATION AND VALIDITY

Failure by one of the parties to exercise a right will not be considered as a
waiver or a precedent altering the contractual relations. In particular, Fortis
Lease will at all times retain the right to demand that the customer strictly
respects its contractual obligations,

                                      -17-
<PAGE>   18

even if Fortis Lease has previously accepted a delay or failure on the
customer's part to fulfil all or part of the obligations.

If any one of the provisions laid down in this contract or in the lease
agreement ceases to be valid, the other provisions will nonetheless remain in
force.

ARTICLE 19: INFORMATION

The customer undertakes to remit its annual accounts and income statement to
Fortis Lease every year within six months after the close of the financial year.

The customer accepts that Fortis Lease may have his accounts audited, at the
customer's expense, if the above-mentioned documents have not been remitted to
Fortis Lease within nine months after the close of the financial year.

In addition the customer undertakes to inform Fortis Lease of any statutory or
economic changes which could have an impact on the company's structure,
including, in particular:

    changes to the memorandum and articles of association, transactions
    affecting the entire company, significant changes in the shareholder base,
    management agreements, applications for loans exceeding BEF 30.000.000,
    mortgages granted, etc.

All documents and information received by Fortis Lease will be treated as
strictly confidential, according to the nature of the said documents, on Fortis
Lease's responsibility. However, Fortis Lease may, subject to the same
conditions of confidentiality, divulge any information required by the refinance
organisation, whose identity may be divulged by Fortis Lease if necessary.

ARTICLE 20: CHANGE IN PARTIES TO THE CONTRACT

If the title to the property which is leased is transferred, Fortis Lease and
its general assignees and successors will be required to ensure that the new
owner respects all the clauses of this contract and the Lease Agreement,
including the option to purchase. In the event of Fortis Lease transferring its
title it will inform the customer on a priority basis by registered letter.
Fortis Lease will also assume any consequences which this may entail in respect
of VAT.

Subject to prior agreement by Fortis Lease, the customer may transfer all of its
rights and obligations under this contract and the Lease Agreement.

ARTICLE 21: SINKING FUND

In addition to the rentals and other amounts payable under the Lease Agreement
customer shall pay Fortis Lease on each rental payment date an amount equal to
BEF 5.055.724 being 59.1080% of the capital portion of the rental payable on
such date to establish and fund a "sinking fund" with Fortis Lease.

The sinking fund balance shall accrue interest at the rate of 5.59% (based on
the rates applicable on 19/4/2000) and shall be held by Fortis Lease as security
for customer's obligations under this Contract and the Lease Agreement.

                                      -18-
<PAGE>   19

Upon an event of default, Fortis Lease may utilize the sinking fund to cure any
defaults and as additional collateral for customer's obligations. The sinking
fund may also be used to pay sums due from the customer to Fortis Lease upon (i)
the termination of the Lease Agreement or (ii) exercise of the remarketing
option. Fortis Lease may assign the sinking fund for its own business purposes
provided that any unused balance of the sinking fund, together with accrued
interest, shall be reimbursed to the customer upon termination of the Lease
following full satisfaction of the obligations of the customer thereunder.

ARTICLE 22: GUARANTEES

This contract and the Lease Agreement are subject to the following conditions:

ARTICLE 23

Debts with respect to the owner are joint and several, even if they derive from
separate contracts. Accordingly, the owner will have the right to cancel the
contract, in the event of non-fulfilment by the customer of its obligation
undertaken under other contracts concluded with the owner.

ARTICLE 24: APPLICABLE LAW AND JURISDICTION

This contract and the Lease Agreement will be governed by Belgian law.

Any dispute as to the validity, interpretation, or implementation of this
contract and the Lease Agreement will be submitted to a single arbitrator
designated by the parties or by the President of the Commercial Court, if the
parties cannot agree on the arbitrator within two weeks of the application for
arbitration being made by registered letter.

Costs will be borne by the losing party. The arbitrator need not file his ruling
with the legal record office (Greffe) unless required to do so by one of the
parties; the costs entailed will be borne by the party which required the ruling
to be filed.

However, legal action instituted for the purpose of obtaining title for
registration pursuant to statutory rules of publication will be brought before
the Courts.

ARTICLE 25

Fortis Lease reserves the right to pay for and erect, on the building site, a
clearly visible notice to the effect that it is involved in financing the
construction, as under this contract, by means of leasing.

Such notice will be included among the other notices erected on the site by the
customer and the various contractors. The customer hereby gives his explicit
agreement to this.

Done in                  on
in two copies, each party acknowledging receipt of its copy.

N.V. XEIKON                                        N.V. FORTIS LEASE

                                      -19-
<PAGE>   20

represented by                                     represented by

A.BUTS        J. VAN DAELE             C.BOOGMANS            F.F. VOORHELST
Managing      Director                 ManagerCPRE           Commercial Manager
Director

                                      -20-
<PAGE>   21

APPENDICES TO FINANCE CONTRACT

I   Ground plans (article 2 a)

II  Plans and specifications (article 2 b)

III Lease agreement (article 16)<PAGE>   1

                                                                   EXHIBIT 10.17

                            LEASE AGREEMENT NO E 8386

Between

1   FORTIS LEASE N.V. a limited company incorporated under the laws of Belgium,
    with registered office at rue des Colonies 62, 1000 Brussels, registered in
    the Brussels Trade Register under no 310.464, VAT no 403.269.481 represented
    for the purposes of this agreement by Mr ................., who have been
    duly authorised to act in this respect, hereinafter referred to as "Fortis
    Lease" or "the owner"

and:

2   XEIKON N.V., with registered office at 2640 Mortsel, Vredebaan 72 registered
    in the Trade Register of Antwerp under no 265.107, VAT no BE434.998.973,
    represented for the purposes of this agreement by
    ..........................................., who have been duly authorised
    to act in this respect in accordance with article <> of the Memorandum and
    Articles of Association and who, if so required, stand surety for
    ......................., hereinafter referred to as "the tenant"

PREAMBLE:

                                      -1-
<PAGE>   2

In order to finance a new building for industrial purposes where it intends to
carry out its activities, the tenant has applied to Fortis Lease for finance
facilities under the system of property leasing as provided for in article 44,
para 3, 2b of the new VAT Code and Royal Decree no 30 of 29 December 1992.

In order to make these financing facilities available, Fortis Lease will acquire
the building and building rights for the land ( " droit de superficie "/ "
rechtvan opstal ") and have built upon it the above-mentioned building, at the
tenant's request and according to his instructions, all in accordance with the
terms and conditions of a Finance Contract for Real Property Leasing No. ___ of
July __, 2000 (hereinafter referred to as the "Finance Contract"). Fortis Lease
will then rent the property to the tenant according to the terms and conditions
detailed below.

Notwithstanding the fact that it is owner and prime contractor, Fortis Lease's
involvement is purely financial. It is therefore expressly agreed that Fortis
Lease will accept no responsibility whatsoever and will enter into no obligation
whatsoever, other than financial, in respect of the building work, completion
and use of the buildings and in respect of guarantees, including guarantees with
regard to hidden defects. Fortis Lease tranfers to the tenant any rights which
it possesses in these respects.

It has been agreed as follows:

ARTICLE I: SUBJECT

The tenant rents from Fortis Lease the building described in article II b) as
from the date set forth in article III, for a period of 15 years, subject to
payment of the rental as set out in article IV. On expiry of the lease, the
tenant will have the option to purchase the building as provided for in article
XIII.

ARTICLE II: RENTED PROPERTY

The lease agreement is concluded in respect of the following:

a)  a plot of land at Lier with

       part of the land registry section A no 299 with a surface area of
       1 ha 2 a 80 ca

       part of the land registry section A no 301/F with a surface area
       9.075 m(2)

       part of the land registry section A no 300/A with a surface area
       12.906 m(2)

       part of the land registry section A no 322/A with a surface area
       17.460 m(2)

       part of the land registry section A no 322/B with a surface area
       6.660 m(2)

    , in accordance with the plan drawn up by Studiegroep Omgeving CBVA, Mr. E.
    Van Vaerenbergh and Mr V. De Meulder, chartered surveyors, of which a copy
    is enclosed. Fortis Lease has obtained building and planting rights "droit
    de superficie"/"recht van opstal") for 20 years on this plot from Xeikon.

    The term of the building right will be extended by 30 years if the customer
    is in breach with one or more of its obligations under the finance contract.

b)  the building to be erected in accordance with article 4 of the finance
    contract concluded on ?? July 2000 between the same parties, concerning an
    industrial hall and offices, as further described in the agreed plans and
    specifications.

                                      -2-
<PAGE>   3

If the tenant pays for any other construction works, alterations,
improvements,equipment or planting, this will constitute due proof that he is
the owner thereof and Fortis Lease will not oppose removal thereof, replacement
thereof, or alteration thereto, even on expiry of the lease, so long as they do
not qualify as fixtures and fittings and that the tenant has paid all damages
caused to the land or buildings. Otherwise, they will become the property of
Fortis Lease and no compensation will be due.

The land and buildings will be made available to the tenant, who will be the
first occupant thereof, as new.

The building as a whole is to be used by the tenant for carrying out his
industrial activities.

The tenant undertakes not to use the property for any other purposes which could
result in the lease being subject to the law of 30 April 1951 on commercial
leases.

ARTICLE III: DURATION

The lease is granted for a period of 15 years, as from the day following the
date of provisional acceptance. If provisional acceptance does not occur on the
date specified in article 7 of the Finance Contract, Fortis Lease will fix the
date for the commencement of the lease at its sole discretion.

ARTICLE IV: CHARGES AND RENTAL

The lease is granted to the tenant against payment of rental as follows, payable
quarterly in advance:

The aggregate of a capital repayment of BEF 8.553.367 and interest calculated on
the outstanding balance at a rate of 5.59 % (based on the rates applicable on
19/4/2000).

The rental is calculated on the basis of a scheduled investment cost of BEF
1.320.000.000 and is subject to revision in accordance with the procedure laid
down in article 10 of the Finance Contract.

If the rental is paid late, late interest will be charged automatically as from
the due date at Fortis Bank's rate for cash advances plus 1,5%, with a minimum
of 10% per annum.

The tenant will not be entitled to any refund or reduction in the rental in the
event of his being deprived of all or part of his rights to the rented property,
whatever the duration thereof.

All taxes whatsoever due on the rental and charges will be payable by the
tenant.

ARTICLE V: EXCLUSION OF LIABILITY AND WAIVER OF RECOURSE

Fortis Lease is not liable for and the tenant waives all right of recourse or
compensation deriving from any possible defects, irrespective of their nature,
in the land or building, or deriving from any other legal or material conditions
which delay the tenant exercising his rights of possession or impair his rights
of possession.

                                      -3-
<PAGE>   4

Fortis Lease transfers to the tenant any rights of recourse which it might have
against the contractor, architect, sub-contractors, workmen, etc in respect of
the damaged suffered by Fortis Lease. Fortis Lease reserves the right to take
joint action in respect of damage it has suffered itself.

Fortis Lease accepts no liability whatsoever and the tenant waives all right of
recourse or claims for compensation against Fortis Lease in the event of delay,
impairment or withdrawal of the rights of possession. The same applies to any
claims put forward by third parties in respect of the property.

ARTICLE VI: MAINTENANCE AND REPAIRS

Fortis Lease is not liable for any repairs whatsoever, whatever their nature or
extent. The tenant will maintain the land and buildings and will make all the
necessary repairs to ensure that the property is maintained in good condition
and fit for occupation, irrespective of whether such repairs are necessitated by
unforeseeable cicumstances or for reasons of force majeure. The tenant will also
carry out any rebuilding work required to maintain the property in good conditon
and fit for occupation.

If the tenant fails to respect these commitments, Fortis Lease may have the
necessary maintenance and repair work carried out at the tenant's expense,
subject to the tenant failing to remedy the situation within one month of formal
notice to this effect being sent by registered letter.

Fortis Lease will have the right to have the rented property inspected at any
time on days and at times to be agreed.

ARTICLE VII: CHARGES AND TAXES

The tenant will be liable for all charges without restriction, and will
discharge Fortis Lease from all liability in this respect.

Any taxes (with exception of income taxes) or levies, present or future, which
will be paid by Fortis Lease in accordance with the present contract, during the
contract, at its termination, when the purchase option or relocation option is
taken, during or at the end of the relocation, will be charged to the tenant.

The tenant will also be liable for all property tax, surtaxes and any other
taxes whatsoever levied or to be levied on the rented property and due to the
State or any other authority, any rates, and any taxes levied on the business
(in respect of staff, energy supplies etc).

ARTICLE VIII: AUTHORISATIONS

Both before and during the validity period of the lease, the tenant will, at his
own expense, complete all the necessary formalities to obtain the authorisations
required to operate a business and in general to obtain all the statutory
authorisations required to implement this agreement. If necessary, Fortis Lease
will give the tenant power of attorney for this purpose; Fortis Lease assumes no
liability whatsoever in this respect.

                                      -4-
<PAGE>   5

ARTICLE IX: INSURANCE

The tenant will enter into the following insurance policies with an insurance
company approved by Fortis Lease:

1   Contractors' all risks insurance.
    The policy must be concluded one month prior to the works being started.

2   Insurance covering all risks of fire "FLEXA".
    The policy must be effective on provisional acceptance of the works.

2   Legal and operational liability insurance.
    The policy must be effective on provisional acceptance of the works.

These policies will be taken out on both the tenant's and Fortis Lease's behalf.

The tenant will be solely responsible for paying the insurance premiums.

The parties to this agreement will refer to article 13 of the Finance Contract.

ARTICLE X: RIGHTS IN RESPECT OF THE RENTED PROPERTY

The tenant will have the benefit of all positive easements as well as the
apparent, latent, permanent and temporary easements to which the property gives
entitlement or to which the property is subject, without recourse against Fortis
Lease, and without this clause being construed in such a way as to give any
person whatsoever more rights than those deriving from valid title or statutory
provisions.

Fortis Lease undertakes not to grant easements on the property without written
notice (by registered mail) of the tenant's agreement.

The tenant will reimburse Fortis Lease for any costs entailed by judicial or
other matters, any compensation or other costs which Fortis Lease might incur to
recover unrestricted ownership of the property, with vacant possession and free
from any charges or encumbrances.

ARTICLE XI: OUTFITTING OF THE PREMISES

The parties refer to article 4 of the Finance Contract.

ARTICLE XII: EXTENSIONS

The tenant may acquire the neighbouring buildings and plots of land and have
buildings erected on the said plots, on condition that these purchases and
buildings do not reduce the value of the rented property in any way whatsoever.
In such cases, the tenant will inform Fortis Lease of his intentions. If the
tenant requires financing, he will give Fortis Lease preference, provided that
better conditions are not offered elsewhere.

ARTICLE XIII: OPTION TO PURCHASE

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<PAGE>   6

On condition that he has met all his obligations, the tenant will have an option
to purchase the building at the end of the lease.

The option to purchase must be exercised at the latest six months prior to the
expiry of the lease, by registered letter.

The purchase price is set at the amount of BEF 806.798.000 (eight hundred and
six million seven hundred and ninety eight thousand Belgian Francs)
corresponding to the estimated fair market value of the building at the Lease
Expiry Date as confirmed by the appraisal dated June 15, 2000 of JOB-BOTTEQUIN
N.V. [appraiser] (the "Purchase Option Price"); all taxes, duties, charges and
fees entailed by taking up the option and concluding the deed of sale will be
paid solely by the tenant.

The notarial deed should be concluded three months after the expiry of the
lease. The price and charges will be paid on the day the deed is executed.

The option may be exercised, and the building purchased, by any person appointed
by the tenant, but the tenant will remain jointly and severally liable for
payment of the Purchase Option Price, charges, taxes and duties.

By exercising the option the tenant enters into an obligation to assume in his
name and on his behalf all the rights and obligations deriving from the
insurance policies which Fortis Lease has entered into in respect of the
property. The tenant waives all right of recourse against Fortis Lease in
respect of any defects in the property sold.

If the tenant does not wish to purchase the property it may elect the option to
remarket the property as provided in Article 11 of the Finance Contract or else
continue renting the property with the consent of Fortis Lease in accordance
with the terms and conditions set forth in Article 11 of the Finance Contract.

If neither the option to purchase the building nor the option to remarket the
building or to continue to rent the building are exercised by the tenant by the
date six months prior to the date of expiration of the Lease (and, in the latter
case, if the tenant and Fortis Lease shall not have agreed by such date upon
mutually acceptable terms and conditions for the renewal of the rental), the
tenant shall be deemed to have exercised the purchase option.

The parties refer to Article 11 of the Finance Contract.

ARTICLE XIV: ADJUSTMENTS

If any future laws or regulations prohibit certain charges, costs or taxes from
being paid by the tenant, the parties agree that the rental will be adjusted in
such a way as to compensate Fortis Lease fully for any amounts disbursed, in
accordance with the spirit of the property leasing agreement.

ARTICLE XV

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<PAGE>   7

The parties elect address for service as given above. Any writs or summonses may
be validly served to those addresses. However, the owner reserves the right to
serve such notices to the last address provided by the tenant.

Done in <> on <>
in two copies, each party acknowledging receipt of its copy.

                                                  N.V. FORTIS LEASE
represented by                                    represented by

                                      -7-

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