Document:

Exhibit 4.12

    Exhibit
      4.12

      

      

      
 

      

      

      

      

      

      DATED
        2006

      

      

      

      

      FINSOFT
        LIMITED 

      

      

      And

      

      

      Mahjong
        Systems Limited

      

      

      ____________________________________________________________________

       

      PARTNER
        AGREEMENT

      ____________________________________________________________________

      
 

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      

      This
        Partner Agreement (the "Agreement") is made to be effective,     
        2006
        (the "Effective Date") by and between FINSOFT
        LIMITED
        ("FINSOFT"),
        a
        company incorporated in England and Wales with offices located at 16-18 Hatton
        Garden, London, EC1N 8AT, United Kingdom which expression shall include its
        Affiliates and MAHJONG
        SYSTEMS LIMITED (“MSL), a
        company
        incorporated in the Turks and Caicos Islands with offices located at Britannic
        House, Providenciales, Turks and Caicos Islands, B.W.I. which
        expression shall include its Affiliates

       

      R
        E C I T A L S

       

      A.  FINSOFT
        is a supplier of software used by the gaming industry for the purposes of
        interactive gambling.

       

      B.  
        MSL is
        engaged in supplying and hosting multiplayer Mahjong games 

       

      C.  MSL
        wish
        to use the API gateways provided by FINSOFT, to connect the Products to the
        Finsoft software licensed to the Customers, subject to the terms set out
        below

       

      NOW,
        THEREFORE, in consideration of the mutual promises and covenants set forth
        below, FINSOFT and MSL agree as follows:

       

      1. DEFINITIONS

       

      
        	
                1.1

              	
                Definitions.
                  For purposes of this Agreement, all capitalized terms shall have
                  the
                  respective meanings set forth below or as elsewhere defined in
                  this
                  Agreement:

              

      

       

      “Affiliate”
        shall
        mean the holding company of a party or a subsidiary of a party or a subsidiary
        of that party’s holding company. “Holding company” shall mean a company with
        control of a party and “subsidiary” shall mean any company that is under the
        control of a party or the holding company of a party.

       

      “Customers”
        any
        existing or future customers of FINSOFT, that licence the Products.

       

      “Intellectual
        Property Rights” or “IPR”
        means
        any patent, registered design, copyright, design right, topography right,
        trade
        mark, service mark, application to register any such rights, rights in the
        nature of any of the aforementioned rights, trade secrets, rights in
        not-patented know-how, right of confidence and any other intellectual or
        industrial property rights of any kind whatsoever in any part of the
        world.

       

      “Net
        Revenue”
        shall
        mean the total revenues received by MSL from Customers for the Product less;
        (i)
        any tax or duty assessed directly on sales; and (ii) where such items are
        specially shown on the invoice, purchase, sales, import, value added or
        consumption tax or duty, packing expenses, transportation, freight and insurance
        charges; (iii) discounts, where no other benefit, whether direct or indirect,
        is
        obtained by MSL as a result of such discount; and (iv) any integration cost
        or
        initial license fee charged by MSL.

       

      “Product(s)”
        means
        the software applications that have been or are to be developed by MSL that
        will
        connect to the Finsoft software licensed to the Customers by FINSOFT, via
        the
        API gateways as agreed to by FINSOFT.

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      
        	
                1.2
                  

              	
                Rules
                  of Construction.
                  As
                  used in this Agreement, (i) neutral pronouns and any derivations
                  thereof shall be deemed to include the feminine and masculine and
                  all
                  terms used in the singular shall be deemed to include the plural
                  and vice
                  versa, as the context may require; (ii) the words “hereof” and
                  “hereunder” and other words of similar import refer to this Agreement as a
                  whole, including all exhibits and schedules as the same may be
                  from time
                  to time amended or supplemented and not to any subdivision of this
                  Agreement; (iii) the words “party” and “parties” refer, respectively,
                  to a party or to both of the parties to this Agreement; (iv) the word
                  “including” is not intended to be exclusive and means “including without
                  limitation”; (v) references to section, subsection, attachment or
                  exhibit refer to the appropriate section, subsection, attachment
                  or
                  exhibit in or to this Agreement; and (vi) descriptive headings are
                  inserted for convenience of reference only and do not constitute
                  a part of
                  and shall not be utilized in interpreting this Agreement. This
                  Agreement
                  shall be fairly interpreted in accordance with its terms and without
                  any
                  strict construction in favour of or against either party. No third
                  party
                  shall have any rights to enforce any provisions of this
                  Agreement.

              

      

      

      2. DOCUMENTATION

      

      FINSOFT
        agree to provide to MSL documentation on the agreed API gateways who shall
        be
        entitled to use the API gateway for so long as the Net Revenue is paid to
        FINSOFT.

      

      	3.          
               	
              REVENUE
                SHARE. 

            

      

      	3.1        
               	
              In
                consideration of FINSOFT providing assistance in the use of the API
                gateway and connection to Finsoft’s API gateway, MSL agrees to pay to
                FINSOFT 12.5%
                (twelve
                and a half per cent)
                of the Net Revenue. MSL shall keep full records of all income received
                relating to the Net Revenue and submit to FINSOFT at the end of each
                month
                a statement identifying the total sums payable to FINSOFT. Payment
                shall
                be due within 30 (thirty) days of month end.

            

      

      	3.2        
               	
              FINSOFT
                shall have the right to carry out audits through a suitably qualified
                auditor selected by FINSOFT. Should there be a discrepancy between
                actual
                and reported Net Revenue greater than 2% then FINSOFT shall not only
                be
                able to recover the sums outstanding together with interest, but
                in
                addition MSL shall indemnify FINSOFT for the auditors costs.
                

            

      

      	3.3        
               	
              Late
                payments shall be subject to interest from the date when payment
                ought to
                have been made until the date of actual receipt of payment. The right
                to
                receive payment shall survive termination (howsoever arising) or
                expiry of
                the term, continuing for so long as the Net Revenue accrues to MSL.
                Interest shall accrue daily and be payable on late payments, irrespective
                of receipt of invoice from FINSOFT, at the rate of 7% per annum above
                the
                base interest lending rate applicable at that time at HSBC Bank plc.,
                London, until actual receipt of cleared funds by the nominated FINSOFT
                bank account.

            

      

      4 OWNERSHIP OF
        INTELLECTUAL PROPERTY RIGHTS

      

      
        	
                4.1

              	
                Nothing
                  in this Agreement shall be effective so as to transfer or assign
                  ownership
                  of any IPR owned by a party at the commencement of this Agreement
                  nor
                  anything developed or improved by a party in the course of this
                  Agreement.
                  

              

      

      

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      5 TERM
        AND TERMINATION

      

      
        	
                5.1

              	
                Term.
                  This Agreement shall commence upon signing by both parties for
                  a period of
                  one year (the “Initial Term”) and shall continue thereafter unless
                  terminated by one party to the other giving not less than 60 (sixty)
                  days
                  notice expiring no earlier than the end of the Initial
                  Term.

              

      

      

      
        	
                5.2

              	
                Termination
                  for Cause. If
                  either party materially breaches a material provision of this Agreement
                  and fails to correct such breach within 90 (ninety) days following
                  written
                  notice specifying in detail the nature of the breach, or fails
                  to commence
                  to correct the breach within such 90 (ninety) day period if the
                  breach
                  cannot reasonably be cured within 90 (ninety) days and thereafter
                  fails to
                  make good faith efforts to remedy such breach, then the non-defaulting
                  party may terminate this Agreement, upon written notice of termination
                  to
                  the defaulting party. 

              

      

      

      	
              5.3 

            	
              Survival
                of Provisions. Notwithstanding
                any termination of this Agreement, the parties’ rights and obligations
                under clauses 3, 4, 7, 8.2 and 8.7 shall survive any expiration or
                termination of this Agreement. 

            

      

      6 REPRESENTATION
        AND WARRANTIES

      

      
        	
                6.1

              	
                No
                  Conflict. Each
                  party warrants to the other party that it is not restricted in
                  any way
                  from entering into this Agreement and has the right to grant the
                  licenses
                  to the other party as set forth in this
                  Agreement.

              

      

      

      
        	
                6.2

              	
                Warranty
                  Disclaimers.
                  The parties expressly disclaim all express, statutory and/or implied
                  warranties, including without limitation the warranties of
                  merchantability, fitness for a particular purpose and non-infringement.
                  Neither party makes any warranties that materials supplied to the
                  other
                  under this Agreement (excluding financial reporting information)
                  will be
                  error-free, and each party hereby disclaims any and all liability
                  on
                  account thereof. 

              

      

       

      7 CONFIDENTIAL
        INFORMATION

      

      
        	
                7.1

              	
                Definition.
                  For purposes of this Agreement “Confidential Information” shall mean
                  information including, without limitation, this Agreement and the
                  terms
                  hereof, computer programs, code, Betas, algorithms, names and expertise
                  of
                  employees and consultants, know-how, formulas, processes, ideas,
                  inventions (whether patentable or not), schematics and other technical,
                  business, financial and product development plans, forecasts, strategies
                  and information marked “Confidential” or, if disclosed verbally,
                  identified as confidential in writing prior or subsequent to such
                  verbal
                  disclosure. 

              

      

       

      
        	
                7.2

              	
                Confidentiality
                  Obligations.
                  Each party agrees to maintain all Confidential Information in confidence
                  to the same extent that it protects its own confidential information
                  but
                  in no event less than reasonable care and to use such Confidential
                  Information only as permitted under this Agreement. The Recipient
                  agrees
                  to disclose Confidential Information only to its employees, Affiliates,
                  attorneys, bankers, financial advisors and independent contractors
                  (a)
                  with a need to know to further permitted uses of such Confidential
                  Information as provided in this Agreement, (b) who are parties to
                  appropriate written agreements sufficient to comply with this clause,
                  and
                  (c) who are informed of the nondisclosure/non-use obligations imposed
                  by this clause. 

              

      

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      8 MISCELLANEOUS

      

      	8.1        
               	
              Legal
                Fees and Expenses. Each
                party will pay its own fees and expenses, including without limitation
                legal fees and other expenses in connection with the transactions
                contemplated under this Agreement.

            

      

      
        	
                8.2

              	
                No
                  Consequential Damages.
                  To
                  the maximum extent permitted under applicable law, in no event
                  shall
                  either party be liable to the other under this agreement for any
                  indirect
                  or incidental or special or exemplary or punitive or consequential
                  damages
                  or for any loss of profits or loss of revenue, or loss of data,
                  or loss of
                  goodwill or work stoppage, computer failure or malfunction, incurred
                  by
                  either party or any third party, regardless of the form of action,
                  even if
                  the other party or any other person has been advised of the possibility
                  of
                  such damages. 

              

      

      

      
        	
                8.3

              	
                Severability,
                  Waiver.
                  In
                  the event any provision of this Agreement is held to be invalid
                  or
                  unenforceable, the remaining provisions of this Agreement will
                  remain in
                  full force and effect. The waiver by either party of any default
                  or breach
                  of this Agreement shall not constitute a waiver of any other or
                  subsequent
                  default or breach. 

              

      

      

      
        	
                8.4

              	
                Relationship
                  of the Parties.
                  No
                  agency, partnership, joint venture, or employment relationship
                  is created
                  as a result of this Agreement and neither party have any authority
                  of any
                  kind to bind the other party in any respect
                  whatsoever.

              

      

       

      	
              8.5  

            	
              Governing
                Law.
                This Agreement shall be governed by and construed in accordance with
                the
                laws of England. Any dispute regarding this Agreement shall be subject
                to
                the exclusive jurisdiction of the English courts, and the parties
                agree to
                submit to the personal and exclusive jurisdiction and venue of these
                courts. 

            

       

      
        	
                8.6

              	
                Force
                  Majeure.
                  Neither party shall be liable to the other for failure or delay
                  in the
                  performance of a required obligation if such failure or delay is
                  caused by
                  strike, riot, fire, flood, natural disaster, or other similar cause
                  beyond
                  such party's control, provided that such party gives prompt written
                  notice
                  of such condition and resumes its performance as soon as possible,
                  and
                  provided further that the other party may terminate this Agreement
                  if such
                  condition continues for a period of 60 (sixty) days.
                  

              

      

      

      
        	
                8.7

              	
                Entire
                  Agreement.
                  This Agreement constitutes the entire agreement between the parties
                  concerning the subject matter hereof and supersedes all prior or
                  contemporaneous proposals and agreements whether oral or written,
                  and all
                  communications between the parties relating to the subject matter
                  of this
                  Agreement and all past courses of dealing or industry custom. This
                  Agreement may not be modified or amended except in writing signed
                  by an
                  authorized representative of each party; no other act, document,
                  usage or
                  custom shall be deemed to amend or modify this Agreement. If any
                  ambiguity
                  or conflict exists between the terms of this Agreement and the
                  terms of
                  any Exhibit hereto, the terms of this Agreement shall prevail and
                  shall be
                  conclusively determined to reflect the intention of the parties
                  with
                  respect to the relevant issues. Neither party hereto shall be bound
                  by any
                  definition, condition, warranty, representation, modification,
                  consent or
                  waiver other than as expressly stated in this Agreement unless
                  set forth
                  in writing executed by the party to be bound.

              

      

      

      
        	
                8.8

              	
                Notices.
                  Any notice, request, demand, or other communication required or
                  permitted
                  hereunder shall be in writing and shall be given by courier or
                  other
                  personal delivery, or by a recognized overnight courier for next
                  day or
                  two day delivery. Notices shall be sent to the parties at the addresses
                  set forth on the first page hereof to the following persons: (i)
                  for
                  FINSOFT: Mr Predrag Popovic, Managing Director FAX: + 44 (0) 20
                  7369 6808;
                  and (ii) for MSL : Mr Adriaan Brink, Director (FAX: +1 514 288
                  0164 (or
                  any other persons or address as the parties may from time to time
                  designate in a writing delivered pursuant to this sub-clause. Notices
                  shall be deemed to have been given when received as evidenced by
                  a courier
                  receipt.

              

      

      

      
        
           

          

          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      

      IN
        WITNESS WHEREOF,
        as of
        the Effective Date, an authorized representative of each party has duly executed
        this Agreement.

      

      SIGNED
        for and on behalf of SIGNED
        for and on behalf of

      FINSOFT
        LIMITED MSL

      

      

      Signed: ........................................... Signed: ...........................................

      

      

      Name: ........................................... Name: ...........................................

      

      

      Title: ...........................................
         Title: ...........................................Exhibit 4.13

                                                                                                    Exhibit
    4.13

    

    AGREEMENT
      OF LEASE

    

    

    

    BETWEEN

    

    

    

    GELPRIM
      INC.

    

    -
      as
      Lessor

    

    

    

    AND

    

    

    

    EVENTS
      INTERNATIONAL MEETING PLANNERS INC.

    

    -
      as
      Lessee

    

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    EXTRACT
      FROM THE MINUTES OF A MEETING OF THE BOARD OF DIRECTORS OF

    

    EVENTS
      INTERNATIONAL MEETING PLANNERS INC.

    

    HELD
      ON                                              
 THE DAY OF  

    ___________________________________________________________________________________________________________________________

    
 

    RESOLVED:

    

    “That
      the
      company enter into a Lease Agreement with GELPRIM INC. for premises situated
      in
      the building bearing the civic address 751/759 Victoria Square in the City
      of
      Montreal, the whole in accordance with a draft Lease submitted to the meeting
      and approved thereat and that 

    

    _________________________________________________________________
      its
      ________________________________________________________________________

    and
      ______________________________________________________________ its
      _____________________________________________________________________
      be

    and
      that
      they are hereby authorised to sign and execute the said Lease Agreement on
      behalf of the company and to make such amendments or modifications to the said
      Lease Agreement as they in their sole discretion deem proper.”

    

    Certified
      to be a true copy 

     

    of
      a
      resolution passed at a 

     

    meeting
      of the directors of 

     

    EVENTS
      INTERNATIONAL MEETING PLANNERS INC. 

     

    duly
      called and held on the 

     

    ________
      day of _________

    19_____,
      as set forth in 

     

    the
      minutes of said meeting, 

     

    and
      further that the said 

     

    resolution
      is now in full 

     

    force
      and
      effect.

    

    Dated
      this _________ day 

    of
      _____________, 19____.

    

    

    _______________________

    SECRETARY     
      SEAL

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    

      
        	1.	INTENT
                OF
                LEASE	 
	
                 

              	
                
                  1.1

                

              	
                Intent
                  of Parties 

              	1
	 	
                2.1

              	
                Location
                  and Square Footage

              	
                1

              
	 	 	 	 
	
                3

              	
                TERM

              	 
	 	
                3.1

              	
                Term

              	
                1

              
	 	 	 	 
	
                4

              	
                MINIMUM
                  RENT

              	 
	 	
                4.1

              	
                Minimum
                  Rent

              	
                2

              
	 	 	 	 
	
                5

              	
                REAL
                  ESTATE TAXES

              	 
	 	
                5.1

              	
                Payment

              	
                2

              
	 	
                5.2

              	
                Proportionate
                  Share

              	
                2

              
	 	 	 	 
	
                6

              	
                OPERATING
                  EXPENSES

              	 
	 	
                6.1

              	
                Payment

              	
                3

              
	 	
                6.2

              	
                Proportionate
                  Share

              	
                3

              
	 	 	 	 
	
                7

              	
                USE
                  OF PREMISES

              	 
	 	
                7.1

              	
                Permitted
                  Use

              	
                3

              
	 	 	 	 
	
                8

              	
                DEFINITIONS

              	 
	 	
                8.1

              	
                Additional
                  Rent

              	
                3

              
	 	
                8.2

              	
                Apportionable
                  Operating Expenses

              	
                3

              
	 	
                8.3

              	
                Apportionable
                  Real Estate Taxes

              	
                3

              
	 	
                8.4

              	
                Building

              	
                3

              
	 	
                8.5

              	
                Building
                  External Services

              	
                3

              
	 	
                8.6

              	
                Common
                  Areas

              	
                3

              
	 	
                8.7

              	
                Land

              	
                4

              
	 	
                8.8

              	
                Lease

              	
                4

              
	 	
                8.9

              	
                Lease
                  Year

              	
                4

              
	 	
                8.10

              	
                Lessor

              	
                4

              
	 	
                8.11

              	
                Lessee

              	
                4

              
	 	
                8.12

              	
                Minimum
                  Rent

              	
                4

              
	 	
                8.13

              	
                Operating
                  Expenses

              	
                4

              
	 	
                8.14

              	
                Operating
                  Year

              	
                6

              
	 	
                8.15

              	
                Proportion
                  of Apportionable Operating Expenses

              	
                6

              
	 	
                8.16

              	
                Proportion
                  of Apportionable Real Estate Taxes

              	
                6

              
	 	
                8.17

              	
                Real
                  Estate Taxes

              	
                6

              
	 	
                8.18

              	
                Rentable
                  Area of the Building

              	
                6

              
	 	
                8.19

              	
                Rentable
                  Area of the Premises

              	
                7

              
	 	 	 	 
	
                9.

              	
                OPERATING
                  EXPENSES

              	 
	 	
                9.1

              	
                Lessee’s
                  Proportionate Share

              	
                7

              
	 	
                9.2.

              	
                Estimate
                  of Lessee’s Proportionate Share

              	
                7

              
	 	
                9.3

              	
                Certified
                  Statements of Operating Expenses

              	
                7

              
	 	
                9.4

              	
                Revisions
                  to Certified Statements

              	
                7

              
	 	
                9.5

              	
                Survival
                  of Obligations

              	
                7

              
	 	 	 	 
	
                10.

              	
                REAL
                  ESTATE TAXES

              	 
	 	 	 	 
	
                11.

              	
                PAYMENT
                  OF MONIES

              	 
	 	
                11.1

              	
                Payment

              	
                8

              
	 	
                11.2

              	
                Currency

              	
                8

              
	 	
                11.3

              	
                Interest
                  on Arrears

              	
                8

              
	 	
                11.4

              	
                Late
                  Charge

              	
                8

              
	 	
                11.5

              	
                Right
                  to Set Off

              	
                9

              
	 	
                11.6

              	
                Termination
                  of Lease

              	
                9

              

      

       

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

       

       

      
        	
                12

              	
                BUSINESS,
                  WATER AND IMPROVEMENTS TAXES

              	 
	 	
                12.1

              	
                Lessee’s
                  Responsibility

              	
                9

              
	 	
                12.2

              	
                Reimbursement
                  of Lessor

              	
                9

              
	
                13

              	
                UTILITIES
                  AND SERVICES

              	 
	 	
                13.1

              	
                Utilities

              	
                9

              
	 	
                13.2

              	
                Allocation
                  of Cost

              	
                9

              
	 	
                13.3

              	
                Heating,
                  Air Conditioning

              	
                9

              
	 	
                13.4

              	
                Electricity

              	
                10

              
	 	
                13.5

              	
                Elevators

              	
                10

              
	 	
                13.6

              	
                Cleaning

              	
                10

              
	 	
                13.7

              	
                Refuse
                  Disposal

              	
                10

              
	 	
                13.8

              	
                Special
                  Equipment

              	
                10

              
	 	
                13.9

              	
                Discontinuation
                  or Modification

              	
                10

              
	 	 	 	 
	
                14

              	
                INSURANCE

              	 
	 	
                14.1

              	
                Increase
                  in Lessor’s Insurance

              	
                11

              
	 	
                14.2

              	
                Fire
                  Fighting Equipment

              	
                11

              
	 	
                14.3

              	
                Required
                  Insurance Coverage

              	
                11

              
	 	
                14.4

              	
                Failure
                  to Insure

              	
                11

              
	 	 	 	 
	
                15

              	
                ALTERATIONS,
                  REPAIRS, IMPROVEMENTS

              	 
	 	
                15.1

              	
                Care
                  of Premises

              	
                12

              
	 	
                15.2

              	
                Improvements,
                  Repairs, Alterations, Installations

              	
                12

              
	 	
                15.3

              	
                Legal
                  Hypothecs, Privileges and Liens

              	
                13

              
	 	
                15.4

              	
                Property
                  of Lessor

              	
                13

              
	 	 	 	 
	
                16

              	
                ASSIGNMENT
                  AND SUBLETTING

              	 
	 	
                16.1

              	
                Consent
                  Required

              	
                13

              
	 	
                16.2

              	
                Lessee
                  to Furnish Information

              	
                13

              
	 	
                16.3

              	
                Lessor’s
                  Rights

              	
                13

              
	 	
                16.4

              	
                Lessor’s
                  Conditions

              	
                14

              
	 	
                16.5

              	
                Deemed
                  Sublease

              	
                14

              
	 	
                16.6

              	
                Advertising

              	
                15

              
	 	
                16.7

              	
                Lessor’s
                  Right of First Refusal

              	
                15

              
	 	
                16.8

              	
                Change
                  of Control

              	
                15

              
	 	
                16.9

              	
                No
                  Bonus Value

              	
                15

              
	 	 	 	 
	
                17

              	
                DEFAULT
                  OF LESSEE AND REMEDIES OF LESSOR

              	 
	 	
                17.1

              	
                Acts
                  of Default

              	
                16

              
	 	
                17.2

              	
                Remedies
                  of Lessor

              	
                17

              
	 	
                17.3

              	
                Lessor’s
                  Cumulative Rights

              	
                17

              
	 	 	 	 
	
                18

              	
                DAMAGES

              	 
	 	
                18.1

              	
                Acts
                  of Lessee

              	
                17

              
	 	
                18.2

              	
                Limitation
                  of Lessor’s Liability

              	
                17

              
	 	 	 	 
	
                19

              	
                FIRE,
                  DESTRUCTION OF PREMISES

              	 
	 	
                19.1

              	
                Total
                  Destruction

              	
                18

              
	 	
                19.2

              	
                Fault
                  of Lessee

              	
                19

              
	 	 	 	 
	
                20

              	
                EXPROPRIATION

              	 
	 	
                20.1

              	
                Expropriation

              	
                19

              
	 	 	 	 
	
                21

              	
                TERMINATION
                  OF LEASE

              	 
	 	
                21.1

              	
                Effective
                  Date of Termination

              	
                19

              
	 	
                21.2

              	
                Abandonment
                  of Property

              	
                19

              
	 	 	 	 
	
                22

              	
                SECURITY

              	 
	 	
                22.1

              	
                Moveable
                  Effects

              	
                19

              
	 	
                22.2

              	
                Privilege
                  of Lessor

              	
                20

              
	 	
                22.3

              	
                Moveable
                  Hypothec

              	
                20

              
	 	 	 	 
	
                23

              	
                ACCESS
                  TO PREMISES

              	 
	 	
                23.1

              	
                To
                  Examine or Exhibit Premises

              	
                21

              
	 	
                23.2

              	
                To
                  Install Equipment

              	
                21

              

      

       

       

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

       

       

      
        	
                INDEX

              	 	 	 
	 	 	 	 
	
                24

              	
                COMPLIANCE
                  WITH LAWS AND INDEMNIFICATION

              	 
	 	
                24.1

              	
                Compliance

              	
                21

              
	 	
                24.2

              	
                Indemnification
                  of Lessor

              	
                21

              
	 	 	 	 
	
                25

              	
                MORTGAGES,
                  SALE OF BUILDING

              	 
	 	
                25.1

              	
                Lessor’s
                  Right to Assign

              	
                21

              
	 	
                25.2

              	
                Sale
                  or Transfer of Building

              	
                21

              
	 	 	 	 
	
                26

              	
                PRIOR
                  OCCUPANCY

              	 
	 	
                26.1

              	
                Prior
                  Occupancy

              	
                22

              
	 	 	 	 
	
                27

              	
                RELOCATION

              	 
	 	
                27.1

              	
                Relocation
                  of Lessee

              	
                22

              
	 	 	 	 
	
                28

              	
                NOTICES

              	 
	 	
                28.1

              	
                Notices

              	
                22

              
	 	 	 	 
	
                29

              	
                INTERPRETATION

              	 
	 	
                29.1

              	
                Representations,
                  Warranties, Prior Agreements

              	
                22

              
	 	
                29.2

              	
                Exclusivity

              	
                22

              
	 	
                29.3

              	
                Brokerage
                  Commission

              	
                23

              
	 	
                29.4

              	
                Governing
                  Law & Waiver of Civil Code of Quebec

              	
                23

              
	 	
                29.5

              	
                Successors
                  and Assigns

              	
                23

              
	 	
                29.6

              	
                Interpretation,
                  Captions

              	
                23

              
	 	
                29.7

              	
                Waiver

              	
                23

              
	 	 	 	 
	
                30

              	
                RULES
                  AND REGULATIONS

              	 
	 	
                30.1

              	
                Acts
                  of Nuisance

              	
                23

              
	 	
                30.2

              	
                Signs,
                  Advertising

              	
                23

              
	 	
                30.3

              	
                Directories
                  Listings

              	
                24

              
	 	
                30.4

              	
                Removal
                  of Furniture, Fixtures

              	
                24

              
	 	
                30.5

              	
                Installation
                  of Floor Covering

              	
                24

              
	 	
                30.6

              	
                Receiving
                  of Supplies

              	
                24

              
	 	
                30.7

              	
                Passages,
                  Elevators

              	
                24

              
	 	
                30.8

              	
                Locks

              	
                24

              
	 	
                30.9

              	
                Cooking
                  on Premises Prohibited

              	
                24

              
	 	
                30.10

              	
                Heavy
                  Objects

              	
                24

              
	 	
                30.11

              	
                Canvassing,
                  Soliciting

              	
                24

              
	 	
                30.12

              	
                Animals

              	
                25

              
	 	
                30.13

              	
                Further
                  Rules and Regulations

              	
                25

              
	 	
                30.14

              	
                Waiver,
                  Modification

              	
                25

              
	 	
                30.15

              	
                Publication
                  of Lease

              	
                25

              
	 	 	 	 
	
                31

              	
                SPECIAL
                  PROVISIONS

              	 
	 	
                31.1

              	
                Finishing
                  of Premises

              	
                25

              
	 	
                31.2

              	
                Security
                  Deposit

              	
                25

              
	 	
                31.3

              	
                Letter
                  of Credit

              	
                26

              
	 	
                31.4

              	
                Special
                  Conditions

              	
                26

              
	 	 	 	 
	 	 	 	 
	 	 	 	 

      

      

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    AGREEMENT
      OF NET LEASE
      entered
      into at the City of Montreal, Province of Quebec, on this October 4,
      1997.

    

    
      	BETWEEN:	
              GELPRIM
                INC.

              
                759
                  Square Victoria, Suite 510

                Montreal,
                  Quebec, H2Y 2J7

                Tel.:
                  (514) 286-3046

                Fax.:
                  (514) 286-3050

              

            

    

    

    hereinafter
      called “Lessor”

    

    
      	AND:	
              EVENTS
                INTERNATIONAL MEETING PLANNERS INC.

              
                759
                  Square Victoria, Suite 700

                Montreal,
                  Quebec

                H2Y
                  2J7

              

            

    

    

    hereinafter
      called “Lessee”

    

    1 INTENT
      OF LEASE

    

    
      	1.1	
              Intent
                of Parties

            

    

    

    It
      is the
      intent of the parties that this agreement of net lease (hereinafter called
      the
“Lease”) be a lease that is absolutely net to the Lessor except as expressly
      hereinafter set out. The Lessor shall not be responsible during the term for
      costs, charges, expenses or disbursements of any kind related to the Premises,
      its use, occupation, content or business transacted therein or deriving
      therefrom, and. the Lessee shall pay all charges, taxes, costs and expenses
      of
      any nature related to the Premises, except for those expressly stipulated
      otherwise in the. Lease. Any amount and any obligation that is not expressly
      declared herein to be that of the Lessor, shall be deemed to be the obligation
      of the Lessee and to be performed by and at the expense of the
      Lessee.

    

    

    2 DESCRIPTION
      OF PREMISES

    

    
      	2.1	
              Location
                and Square Footage

            

    

    

    Lessor
      hereby leases to Lessee certain space with an area of approximately 6,601 gross
      square feet shown outlined in red on Schedule “A” attached hereto (hereinafter
      referred to as the “Premises”) and situated on the 3rd floor of the building
      bearing the civic addresses 751/759 Victoria Square and 400 St Antoine West
      (hereinafter called the “Building”) in the City of Montreal.

    

    The
      foregoing square footage of the Premises is approximate and will be finally
      determined by an architect designated by Lessor to whom Lessee has no reasonable
      objection, whose certificate will be final and binding upon the parties. Should
      the area of the Premises, as so certified, be at variance with the foregoing
      measurement, Minimum Rent, which is based upon the rates per gross square foot
      indicated in section 4.1 in respect of the periods indicated therein, and
      Lessee’s Proportionate Share hereinafter referred to in Sections 5.2 and 6.2 and
      all other amounts hereunder calculated with reference to said area shall be
      adjusted accordingly.

    

    3 TERM

    

    
      	3.1	
              Term

            

    

    

    The
      term
      of this Lease shall commence on December
      1, 1997
      and
      shall end ten years later at 12:00 noon on November
      30, 2007
      unless
      sooner terminated under the provisions of this Lease.

     

    
 

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    4 MINIMUM
      RENT

    

    
      	4.1	
              Minimum
                Rent

            

    

    

    The
      Lessee covenants and agrees to pay to the Lessor, without demand, notice,
      setoff, compensation or deduction whatsoever, a fixed annual minimum rent
      (hereinafter called the “Minimum Rent”) to be paid in advance in equal monthly
      instalments on the first day of each month during the term hereof. In accordance
      with the foregoing, the Minimum Rent shall be payable as follows:

    

    
      	
            	
              4.1.1

            	
              nineteen
                thousand eight hundred three dollars ($19,803.00)
                per annum to be paid in equal monthly instalments of one
                thousand six hundred fifty dollars and twenty-five cants
                ($1,650.25)
                in
                advance on the first day of each month during the period commencing
                December
                1, 1997
                and terminating November
                30, 2000 ($3.00/g.s.f.);

            

    

    

    
      	
            	
              4.1.2

            	
              forty-six
                thousand two hundred six dollars and ninety-six cents
                ($46,206.96)
                per annum to be paid in equal monthly instalments of three
                thousand eight hundred fifty dollars and fifty-eight cents
                ($3,850.58)
                in
                advance on the first day of each month during the period commencing
                December
                1, 2000
                and terminating November
                30, 2002 ($7.00/g. s. f.);

            

    

    

    
      	
            	
              4.1.3

            	
              fifty-nine
                thousand four hundred nine dollars ($59,409.00)
                per annum to be paid in equal monthly instalments of four
                thousand nine hundred fifty dollars and seventy-five cents
                ($4,950.75)
                in
                advance on the first day of each month during the period commencing
                December
                1, 2002
                and terminating November 30, 2004 ($9.00/g.s.f.);and

            

    

    

    
      	
            	
              4.1.4

            	
              sixty-two
                thousand seven hundred nine dollars and forty-eight cents
                ($62,709.48)
                per annum to be paid in equal monthly instalments of five
                thousand two hundred twenty-five dollars and seventy-nine cents
                ($5,225.79)
                in
                advance on the first day of each month during the period commencing
                December
                1, 2004
                and terminating November
                30, 2007 ($9.50/g.s.f.).

            

    

    

    5 REAL
      ESTATE TAXES

    

    
      	5.1	
              Payment

            

    

    

    The
      Lessee covenants and agrees to pay to Lessor without demand, notice, setoff,
      compensation or deduction whatsoever, its proportionate share of all Real Estate
      Taxes, which are estimated at the signing of this agreement to be approximately
      twenty-one
      thousand nine hundred eighty-one dollars and thirty-six cents
      ($21,981.36)
      per
      annum, to be paid in advance in equal monthly instalments of one
      thousand eight hundred thirty-one dollars and seventy-eight cents
      ($1,831.78)
      each on
      the first day of each month during the term hereof.

    

    
      	5.2	
              Proportionate
                Share

            

    

    

    The
      parties agree that the Lessee’s proportion of apportionable real estate taxes
      shall be four
      decimal four seven five nine percent (4.4759%)
      of any
      such apportionable real estate taxes.

    

    6 OPERATING
      EXPENSES

    

    
      	6.1	
              Payment

            

    

    

    The
      Lessee covenants and agrees to pay to Lessor without demand, notice, setoff,
      compensation or deduction whatsoever, its proportionate share of all operating
      expenses, which are estimated as at the signing of this agreement to be
      approximately forty-three
      thousand thirty-eight dollars and forty-eight cents
      ($43,038.48)
      per
      annum, to be paid in advance in equal monthly installments of three
      thousand five hundred eighty-six dollars and fifty-four cents
      ($3,586.54)
      each on
      the first day of each month during the term hereof.

     

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    
 

    
      	6.2	
              Proportionate
                Share

            

    

    

    The
      parties agree that the Lessee’s proportion of apportionable operating expenses
      shall be four
      decimal four seven five nine percent (4.4759%)
      of any
      such apportionable operating expenses.

    

    7 USE
      OF PREMISES

    

    
      	7.1	
              Permitted
                Use

            

    

    

    The
      Premises shall be used and occupied by Lessee on a continuous basis during
      normal business hours for the purpose of general
      offices
      and for
      no other purpose.

    

    8 DEFINITIONS

    

    In
      this
      Lease, the following defined terms have the meanings indicated:

    

    
      	8.1	
              Additional
                Rent

            

    

    

    “Additional
      Rent” means all amounts other than Minimum Rent and payable by Lessee to
      Lessor.

    

    
      	8.2	
              Apportionable
                Operating Expenses

            

    

    

    “Apportionable
      Operating Expenses” means all operating expenses as hereinafter
      defined.

    

    
      	8.3	
              Apportionable
                Real Estate Taxes

            

    

    

    “Apportionable
      Real Estate Taxes” means all real estate taxes applicable to the land and the
      Building.

    

    
      	8.4	
              Building

            

    

    

    “Building”
      means all structures and improvements, whether above or below ground and
      consisting principally, without limiting the generality of the foregoing,
      of:

    

    
      	 	
              8.4.1

            	
              the
                building bearing civic addresses 751/759 Victoria Square and 400
                St-Antoine West, in the City of Montreal;
                and

            

    

    

    
      	 	
              8.4.2

            	
              where
                the context requires, the Building External
                Services.

            

    

    

    
      	8.5	
              Building
                External Services

            

    

    

    “Building
      External Services” means those portions of the World Trade Centre common areas
      which have been made available to the occupants of the Building pursuant to
      express agreements between the owners of the World Trade Centre and the Lessor,
      and in respect of which the Lessor is required to make a real estate tax or
      operating expense contribution, e.g., ramp off of St-Antoine Street, World
      Trade
      Centre loading dock and receiving area, passage from World Trade Centre loading
      dock to Building freight elevator, World Trade Centre garbage disposal
      facilities and HVAC system for World Trade Centre atrium over Fortification
      Lane.

    

    
      	8.6	
              Common
                Areas

            

    

    

    “Common
      Areas” means any and all areas, services, and facilities not intended for the
      exclusive use or benefit of any individual Lessee and including without
      restriction, all non-leaseable areas, service and administration areas, roof,
      floor slabs, exterior walls, and exterior and interior structural portions
      of
      the Building, public lavatories, truck docks, common loading areas, electrical,
      music and public address systems, plumbing and drainage systems, the heating,
      ventilation and air-conditioning system, customer and service stairways,
      escalators and elevators, if any, and all other areas, services and facilities,
      including the Building External Services, which are provided or designated
      from
      time to time by the Lessor as part of the Common Areas (and which may be
      altered, reduced or extended from time to time).

     

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    
 

    
      	8.7	
              Land

            

    

    

    “Land”
      means lots 216, 217, 218, 219 and 220 upon the official plan and book of
      reference of the City of Montreal, “Quartier Ouest”, as well as all other pieces
      of land on which the owner of the Building has a title, be it under ownership,
      emphyteutic lease, right of occupancy of the public domaine, right of
      superficies or any other right(s) on, over or under the surface, including
      truck
      docks, the truck ramps, and underground passages, and including the areas in
      which are situated the Building External Services.

    

    
      	8.8	
              Lease

            

    

    

    “Lease”
      means this agreement and all Schedules attached hereto.

    

    
      	8.9	
              Lease
                Year

            

    

    

    “Lease
      Year” shall mean successive periods of twelve (12) calendar months commencing on
      the first day of the first full calendar month of the term hereof, with the
      exception of the first lease year, which may be for a maximum period of thirteen
      (13) months and with the exception of the last lease year which may be for
      a
      period of less than twelve (12) months. The Lessor shall have the right to
      change the Lease Year from time to time provided, however, that no substantial
      detriment is incurred by the Lessee as a result of any such change.

    

    
      	8.10	
              Lessor

            

    

    

    “Lessor”
      means the party first hereinabove described and includes, where the context
      permits, its employees, agents, representatives, successors and
      assigns.

    

    
      	8.11	
              Lessee

            

    

    

    “Lessee”
      means the person executing this Lease as Lessee and includes, where the context
      permits, its employees, agents, representatives, successors and
      assigns.

    

    
      	8.12	
              Minimum
                Rent

            

    

    

    “Minimum
      Rent” - means the rent payable pursuant to article 4.1.

    

    
      	8.13	
              Operating
                Expenses

            

    

    

    “Operating
      Expenses” mean the aggregate of any and all expenses incurred or to be incurred
      by the Lessor, subsequent to any Lease Year during the term of this Lease and
      its renewals, without duplication thereof and without marking-up any such
      charges by the industry’s standard 15% overhead charge, which are attributable,
      in accordance with generally accepted accounting principles, to the maintenance,
      operation, repair, supervision, or replacement of the Building and the
      maintenance, operation and supervision of the Land and include, without limiting
      the generality of the foregoing, operation as well as corporate and financial
      expenses, as the said terms are hereinafter defined. In addition, “Operating
      Expenses” includes, without limiting the generality of the foregoing, the
      following categories of expenses:

    

    
      	 	
              8.13.1

            	
              Building
                Services

            

    

    

    
      	 	
              i.

            	
              Cleaning;

            

    

    
      	 	
              ii.

            	
              Electrical
                Power and Services;

            

    

    
      	 	
              iii.

            	
              Heating,
                Ventilation and Air-Conditioning;

            

    

    
      	 	
              iv.

            	
              Plumbing;

            

    

    
      	 	
              v.

            	
              Elevator
                Service;

            

    

    
      	 	
              vi.

            	
              Security
                and Hostesses;

            

    

    
      	 	
              vii.

            	
              Material
                Handling;

            

    

    
      	 	
              viii.

            	
              Water
                Taxes and Rates;

            

    

    
      	 	
              ix.

            	
              Building
                operations, building administration, general overhead and administrative
                expenses;

            

    

    
      	 	
              x.

            	
              General
                Services;

            

    

    
      	 	
              xi.

            	
              Lessor’s
                contributions in respect of operating expenses and real estate taxes
                in
                connection with the Building External
                Services;

            

    

     

     

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    
      	
            	
              8.13.2

            	
              Repairs
                and Modifications - Short Life

            

    

    

    The
      cost
      of any repair(s) and modification(s) and addition(s) to the Building and/or
      machinery and equipment therein and thereon where, in the reasonable opinion
      of
      the Lessor, such expenditure may reduce Operating Expenses; or any additional
      equipment or improvements required by law or, in the Lessor’s reasonable
      opinion, for the benefit or safety of Building users, provided that said cost
      may properly be expensed in accordance with generally accepted accounting
      principles;

    

    
      	
            	8.13.3	
              Repairs,
                Replacements, Modifications and Improvements - Long
                Life

            

    

    

    The
      total
      annual amortization of capital at rates determined from time to time by the
      Lessor on the basis of sound accounting principles, and interest on the
      unamortized capital at a rate equivalent to the lending rate actually charged
      or
      chargeable to Lessor by the Lessor’s bankers from time to time, of the cost of
      all machinery, equipment, supplies, repairs, replacements, modifications and
      improvements which in the Lessor’s reasonable opinion have an estimated useful
      life longer than one (1) fiscal year of the Lessor and the cost whereof has
      not
      previously been charged to the Lessee;

    

    
      	
            	8.13.4	
              Corporate
                and Financial Expenses

            

    

    

    
      	
            	i.	
              Insurance

            

    

    

    The
      actual cost of all insurances that may be carried by the Lessor in respect
      of,
      or attributable to, the Building and the Land or related thereto including
      without limitation: all-risk insurance against fire and other perils, and
      liability regarding casualties, injuries and damages, boiler and machinery
      insurance and rental income insurance;

    

    
      	
            	ii.	
              Taxes

            

    

    

    Capital
      and place of business, water and business taxes on Lessor’s administration
      offices and on Common Areas;

    

    
      	
            	iii.	
              Audit
                and Legal

            

    

    

    Audit,
      as
      well as legal expenses incurred in relation to operations;

    

    
      	
            	iv.	
              Adversarial
                Expenses

            

    

    

    Any
      and
      all expenses incurred and/or paid to contest, litigate, appeal, negotiate,
      settle, evaluate, analyse, dispute, or in any way fight or challenge the nature,
      quantum, appropriateness or any other aspect of any amount claimed by any party,
      public or private, in connection with the building and/or the operation thereof,
      including, without limitation, legal, accounting, audit, expert, architectural,
      engineering, medical, consulting, arbitration, and any other such costs which
      are incurred as a necessary part of any dispute concerning an amount claimed
      from a landlord who is acting in good faith;

    

    
      	
            	v.	
              Miscellaneous
                expenses.

            

    

    

    Miscellaneous
      expenses incurred in relation to operation.

    

    
      	 	
              8.13.5

            	
              Net
                Expenses

            

    

    

    It
      is
      expressly understood and agreed, that there shall be considered as Operating
      Expenses, only the net amount of such Operating Expenses, after deduction from
      gross operating expenses of any and all costs actually recovered by the Lessor
      from the other tenants of the Building otherwise than by way of Minimum Rent
      or
      as Additional Rent.

    

    
      	8.14	
              Operating
                Year

            

    

    

    “Operating
      Year” means a year commencing on January first of a calendar year and
      terminating on December thirty-first of that calendar year, provided that the
      Lessor shall be entitled at any time, and from time to time, to change the
      commencement and termination dates of any Operating Year, without the Lessee
      being thereby unduly prejudiced.

     

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    
 

    
      	8.15	
              Proportion
                of Apportionable Operating
                Expenses

            

    

    

    “Proportion
      of Apportionable Operating Expenses” is expressed as a percentage of
      Apportionable Operating Expenses equal to that fraction of Apportionable
      Operating Expenses having as a numerator the rentable area of the Premises
      and
      as a denominator the rentable area of the Building.

    

    
      	8.16	
              Proportion
                of Apportionable Real Estate
                Taxes

            

    

    

    “Proportion
      of Apportionable Real Estate Taxes” is expressed as a percentage of
      Apportionable Real Estate Taxes equal to that fraction of Apportionable Real
      Estate Taxes having as a numerator the rentable area of the Premises and as
      a
      denominator the rentable area of the Building.

    

    
      	8.17	
              Real
                Estate Taxes

            

    

    

    “Real
      Estate Taxes” means all taxes, rates and assessments, general and special,
      levied or imposed with respect to the Building (including any accessories and
      improvements thereto) and the Land, including where applicable all taxes, rates,
      assessments and impositions, general and special, levied or imposed for
      municipal, urban community, school or Olympic purposes, including public
      betterment or general or local improvements. Lessor shall have the right to
      pay
      any special assessment by instalments and, in such event, “Real Estate Taxes”
shall include the amount of any such instalment paid including interest on
      the
      unpaid balance of the special assessment.

    

    If
      the
      system of real estate taxation shall be altered or varied and any new tax or
      levy shall be levied or imposed on the Building and/or Land and/or the revenues
      therefrom, and/or Lessor in substitution for and/or in addition to Real Estate
      Taxes presently levied or imposed on immoveables in the city, town or
      municipality in which the Building and Land are situated, then any such new
      tax
      or levy shall be included within the term “Real Estate Taxes” and the provisions
      of this section 8.17 shall apply mutatis mutandis. If the competent authority
      shall at any time eliminate any tax, rate, assessment or imposition which
      composed part of Real Estate Taxes for the Lease Year, Lessor may eliminate
      same
      from the Real Estate Taxes .for the Lease Year for purposes of application
      of
      this clause. However, Lessor shall not eliminate same in the event that any
      new
      tax or levy shall have been imposed in lieu of or in replacement of the tax,
      rate, assessment or imposition so eliminated and such new tax or levy shall
      have
      been included in such year in calculating Real Estate Taxes pursuant to the
      preceding sentence.

    

    The
      amount of the Real Estate Taxes which shall be deemed to have been levied or
      imposed with respect to the Building and the Land shall be such amount as the
      legal authority imposing Real Estate Taxes shall have attributed to the Building
      and the Land respectively or, in the absence of such attribution, or, if such
      legal authority shall include immoveables other than the Building and the Land
      in imposing such Real Estate Taxes, such amount as Lessor in the exercise of
      its
      reasonable judgment shall establish.

    

    
      	8.18	
              Rentable
                Area of the Building

            

    

    

    “Rentable
      Area of the Building” for apportionment purposes means the total rentable area
      of the Building (as opposed to Common Areas), less the rentable areas of the
      eighth floor and of the McIntyre building. The total rentable area for
      apportionment purposes is hereby conclusively established between the parties
      at
      one hundred forty-seven thousand four hundred eighty square feet (147,480)
      and
      the Lessee acknowledges having received from the Lessor all relevant
      explanations prior to accepting such determination of the total rentable area
      of
      the Building for apportionment purposes.

    

    
      	8.19	
              Rentable
                Area of the Premises

            

    

    

    “Rentable
      Area of the Premises” means the area expressed in square feet or meters of all
      floors of the Premises as calculated and measured from the inside face of all
      walls, stores and external windows of the Premises, if any, to the outside
      face
      of the demising partition separating the Premises from Common Areas and from
      the
      middle of demising partitions between the Premises and other rentable areas
      and
      shall include all the inside space, whether occupied or not, by ducts, conduits,
      projections or columns, whether structural or not. When an office front is
      set
      back from the rental line, the said rental line shall be, for all intents and
      purposes, considered to be the boundary limit of the rentable area of the
      Premises. Lessee declares that it has examined the Premises and that it is
      satisfied therewith in every respect including, but not restricted to, its
      approximate size and dimensions as they are described in this Lease and in
      the
      attached Schedule “A”.

     

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    

    9 OPERATING
      EXPENSES

    

    
      	9.1	
              Lessee’s
                Proportionate Share

            

    

    

    During
      each Operating Year the Lessee shall pay to the Lessor as Additional Rent the
      Lessee’s proportion of Apportionable Operating Expenses. In case the Lease Year
      does not coincide with an Operating Year, Lessee’s share of Apportionable
      Operating Expenses for the first and last Operating Year of the term hereof
      shall be pro rated on a per diem basis.

    

    
      	9.2	
              Estimate
                of Lessee’s Proportionate
                Share

            

    

    

    Lessor
      may estimate the amount of the Lessee’s proportion of Apportionable Operating
      Expenses which Lessee shall pay in advance on the first day of each calendar
      month of such Operating Year.

    

    
      	9.3	
              Certified
                Statements of Operating
                Expenses

            

    

    

    At
      the
      end of each Operating Year of the term of the Lease, Lessor shall furnish to
      Lessee a certified statement of the actual amount of Apportionable Operating
      Expenses during such Operating Year and the amount of Lessee’s proportion
      pursuant to this article 9, and appropriate adjustments will be made within
      thirty (30) days after the delivery of such statement.

    

    
      	9.4	
              Revisions
                to Certified
                Statements

            

    

    

    Any
      such
      certified statement and the amounts payable as a result will be subject to
      revision based on circumstances discovered anytime after the forwarding of
      such
      statement.

    

    
      	9.5	
              Survival
                of Obligations

            

    

    

    The
      obligations of the parties hereto to pay or adjust pursuant to article 9 hereof
      shall survive the expiration of the term of the Lease.

    

    10 REAL
      ESTATE TAXES

    

    
      	
              10.1

            	
              The
                rent payable during the term of this Lease in respect of each year,
                shall
                be increased by an amount equal to the Lessee’s proportion of
                Apportionable Real Estate Taxes attributable to such year. The Lessee
                shall pay to the Lessor as Additional Rent, not later than the tax
                due
                date, or such other date as may be specified in writing to the Lessee
                by
                the Lessor (hereinafter referred to as the “Specified Date”) the amount of
                such increase in the annual rent.

            

    

    

    At
      the
      option of the Lessor, Lessor may at any time and from time to time estimate
      the
      amount of increased rent as will become payable by Lessee by the tax due date
      or
      Specified Date, and bill Lessee therefor, and in such event Lessee shall pay
      to
      Lessor the full amount of such estimate in equal monthly instalments commencing
      with the first month following such estimate and terminating on the tax due
      date
      or Specified Date. Such monthly amounts when paid to Lessor shall be available
      (without interest) as a credit against Lessee’s obligations to Lessor under this
      article 10. If no such adjustment is made in the monthly rent instalments,
      the
      appropriate adjustment between Lessor and Lessee shall be made within thirty
      (30) days of the receipt by Lessee of the certified statement of the auditors
      of
      Lessor referred hereunder.

    

    Any
      such
      certified statement and the amounts payable as a result will be subject to
      revision based on circumstances discovered anytime after the forwarding of
      such
      statement.

     

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    
 

    
      	
              10.2

            	
              The
                Lessee shall pay to the Lessor, as additional rent, its proportion
                of any
                expenses (including legal, appraisal, administrative and overhead
                expenses) incurred by the Lessor in obtaining or attempting to obtain
                a
                reduction of any real estate taxes; or valuation. For the purposes
                hereof,
                the Lessee’s proportion shall be identical to the Lessee’s proportion of
                apportionable real estate taxes as defined herein and said expenses
                shall
                be payable accordingly. Real estate taxes which are contested by
                the
                Lessor shall nevertheless be included for purposes of the computation
                of
                the liability of Lessee under article 10 provided, however, that
                in the
                event that Lessee shall have paid any amount of increased rent pursuant
                to
                this Article 10 and Lessor shall thereafter receive a refund of any
                portion of the real estate taxes on which such payment shall have
                been
                based, Lessor shall pay to Lessee the appropriate portion of such
                refund
                after deduction of the expenses of securing and distributing the
                refund
                which have not previously been charged to Lessee as part of apportionable
                operating expenses.

            

    

    

    Lessor
      shall have no obligation to contest, object to or to litigate any valuation
      or
      the levying or imposition of any Real Estate Taxes and may settle, compromise,
      consent to, waive or otherwise determine in its discretion any valuation or
      Real
      Estate Taxes without notice to, consent or approval of Lessee.

    

    The
      Lessee hereby agrees that it shall not contest taxes which are levied or imposed
      on the Building.

    

    
      	
              10.3

            	
              Lessee’s
                obligation to pay or adjust under this article 10 for the final period
                of
                the Lease shall survive the expiration of the term of the
                Lease.

            

    

    

    
      	
              10.4

            	
              If
                the period(s) in respect of which Real Estate Taxes are levied or
                imposed
                is changed in the future by the competent authority, Lessor shall
                have the
                right, at its sole discretion, to make the appropriate adjustments
                with
                respect to any increase in Real Estate Taxes, provided Lessee is
                not
                unduly prejudiced thereby.

            

    

    

    11 PAYMENT
      OF MONIES

    

    
      	11.1	
              Payment

            

    

    

    All
      monies payable pursuant to this Lease by Lessee shall be payable immediately
      when due without notice or demand and shall be paid to Lessor and/or its
      nominees at the head office of Lessor or at such place in Canada as shall be
      designated from time to time by Lessor in writing to Lessee. Any amount payable
      by Lessee pursuant to this Lease other than Minimum Rent shall be deemed
“Additional Rent”, whether or not the amount is specifically designated as
“Additional Rent”.

    

    
      	11.2	
              Currency

            

    

    

    All
      monies payable hereunder shall be payable in legal currency of
      Canada.

    

    
      	11.3	
              Interest
                on Arrears

            

    

    

    Lessee
      shall pay interest compounded monthly on all Minimum Rent or Additional, Rent
      under the terms of this Lease and not paid when due at a rate per annum of
      six
      (6 %) two
      (2%)
      percentage points in excess of the prime rate quoted by the Bank of Montreal
      from time to time to its most preferred commercial borrowers for commercial
      demand loans made in Canada. This provision for interest shall not affect any
      other remedy which Lessor may have in respect of any failure by Lessee to pay
      any instalment of rent when due.

    

    
      	11.4	
              Late
                Charge

            

    

    

    

    
      	11.5	
              Right
                to Set Off

            

    

    

    Lessee
      shall have no right whatsoever to deduct, set off or compensate any amount
      whatsoever from or against any amount payable under the provisions of this
      Lease
      unless and until authorized to do so by final judgement of a court of competent
      jurisdiction.

     

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    
 

    
      	11.6	
              Termination
                of Lease

            

    

    

    Upon
      any
      termination of this Lease, Lessee shall pay to Lessor such amount as is
      estimated by Lessor to represent that portion of the aggregate amount of Real
      Estate Taxes and Operating Expenses payable and to become payable by Lessee
      in
      virtue of articles 5 and 6 hereof, and which have not yet been
      paid.

    

    

      

      12 BUSINESS,
        WATER AND IMPROVEMENTS TAXES

      

      
        	12.1	
                Lessee’s
                  Responsibility

              

      

      

      Lessee
        shall pay all business taxes, water taxes or other similar rates and taxes
        which
        may be levied or imposed upon the Premises or the business carried on therein,
        all other rates and taxes which are or may be payable by Lessee as lessee
        and
        occupant thereof and on Lessee’s fixtures, equipment and machinery and any and
        all taxes that may be levied upon the alterations and/or improvements (as
        hereinafter defined in article 15).

      

      
        	12.2	
                Reimbursement
                  of Lessor

              

      

      

      If
        by
        law, regulation or otherwise, business taxes and water taxes or other similar
        rates and taxes or taxes upon Lessee’s fixtures, equipment, machinery or upon
        alterations and or improvements are made payable by Lessor or proprietors,
        or if
        the mode of collecting such taxes and or rates be so altered as to make Lessor
        liable therefor instead of Lessee, Lessee shall repay to Lessor prior to
        the due
        date, but in any event within seven (7) days after demand upon Lessee, the
        amount of the charge imposed on Lessor as a result of such change, and shall
        hold Lessor harmless from any cost or expense in respect thereof.

      

      13 UTILITIES
        & SERVICES

      

      
        	13.1	
                Utilities

              

      

      

      Lessee
        shall be solely responsible for and promptly pay all charges for water, gas,
        steam, and any other utility used or consumed in the Premises. Should Lessor
        elect to supply the water, gas, steam or any other utility used or consumed
        in
        the Premises, Lessee shall purchase and pay for the same as Additional Rent
        payable on demand at rates not in excess of public utility rates of the same
        service if applicable. In no event shall Lessor have any obligation or liability
        in connection with the cessation of any service or unavailability or
        interruption or suspension of any service(s) or utilities at any time whether
        or
        not supplied by Lessor.

      

      
        	13.2	
                Allocation
                  of Cost

              

      

      

      Should
        individual meters or apparatus for measurement of consumption for any or
        all
        utilities consumed in the Premises by Lessee not be provided, Lessor shall,
        acting reasonably, allocate the cost of such utilities among such tenants
        of the
        Building as consume such utilities using as the basis for such allocation
        Lessor’s reasonable estimate of the relative rates of allocation by Lessor shall
        be final and binding on Lessee, and shall be payable by Lessee as Additional
        Rent on demand.

      

      
        	13.3	
                Heating,
                  Air Conditioning

              

      

      

      Lessor
        shall bring to the Premises such air and chilled water as is necessary to
        provide comfort for the normal type of office occupancy for a Class A building
        during Lessee’s normal business hours. 

      

      
        	13.4	
                Electricity

              

      

      

      Lessor
        shall supply electrical power to the Premises during the normal business
        hours
        as established by the Lessor, to a maximum of four (4) watts per square foot,
        for which Lessee agrees to pay to Lessor six thousand six hundred dollars
        and
        ninety-six cents ($6,600.96) per annum to be paid in equal monthly instalments
        of five hundred fifty dollars and eight cents ($550.08) in advance on the
        first
        day of each month during the term of this Lease. Furthermore Lessee agrees
        that
        its use of electrical current shall never exceed the capacity of the electrical
        wiring in and supplying the Premises. If the electrical consumption being
        used
        by Lessee in the Premises is greater than the capacity of the electrical
        wiring,
        or should Lessee use the Premises beyond normal business hours as established
        by
        the Lessor, the Lessor may, at its option, take whatever steps and make whatever
        changes Lessor considers appropriate to increase such capacity or provide
        such
        increased services, and any costs occasioned thereby shall be at Lessee’s sole
        expense, or Lessor may compel Lessee to use such consumption within the four
        (4)
        watt per square foot maximum.

       

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      
 

      Lessor
        shall have the right, at anytime, to verify the connected load in the Premises,
        and if the connected load is greater than four (4) watts per square foot
        or if
        Lessee uses the connected load beyond normal business hours as established
        by
        Lessor or if the cost of electricity is increased by the producers thereof,
        then
        Lessee shall pay to Lessor in respect of such increased cost or excess
        consumption an amount calculated at. the then current rate per watt, retroactive
        to the date of such increased cost or consumption or to he date from which
        Lessor determines such increase to have occurred or such excess to have
        existed.

      

      Lessee
        agrees, as and when necessary, to replace at its expense any fluorescent
        tubes,
        bulbs or fixtures so as to keep the electrical system within the Premises
        in
        complete working order at all times.

      

      Any
        special wires and conduits for the Lessee’s special equipment shall be supplied
        and installed by the Lessee at its own expense.

      

      The
        obligation of the Lessor hereunder shall be subject to any rules or regulations
        to the contrary of the authority providing electricity or any other municipal
        or
        governmental authority.

      

      
        	13.5	
                Elevators

              

      

      

      Lessor
        shall provide elevator service to the floor of the Building on which the
        Premises are situated during normal business days and hours. At least one
        (1)
        elevator shall be available for operation at all times. Lessee shall have
        free
        use of the elevators in common with other persons.

      

      
        	13.6	
                Cleaning

              

      

      

      The
        Premises shall be cleaned by Lessor, at its expense and according to Building
        Standards.

      

      
        	13.7	
                Refuse
                  Disposal

              

      

      

      Lessee
        shall not leave or place any debris or refuse outside the Premises except
        as
        allowed by Lessor. All ordinary daily refuse or debris shall be removed by
        Lessor at its expense. Lessee shall be charged for the cost of removal of
        extraordinary refuse or debris.

      

      
        	13.8	
                Special
                  Equipment

              

      

      

      Nothing
        contained in this Lease shall be deemed to create any obligation of Lessor
        to
        furnish , electricity, heating, air-conditioning or any other service(s)
        to
        Lessee to the extent these are required by the use in the Premises of special
        equipment such as computers or other electrical or similar equipment, or
        for the
        preservation of perishable goods.

      

      
        	13.9	
                Discontinuation
                  or Modification

              

      

      

      Lessor
        shall be privileged, without liability or obligation to Lessee, to discontinue
        or modify any services required of it under this article 13 or elsewhere
        in this
        Lease, during such time as may be necessary, by reason of accident, or for
        the
        purpose of effecting repairs, replacements, alterations or
        improvements.

      

      14 INSURANCE

      

      
        	14.1	
                Increase
                  in Lessor’s Insurance

              

      

      

      Lessee
        shall not do or permit to be done in or about the Premises, or bring into
        or
        keep upon the Premises, anything which will in any way affect the fire risk
        or
        increase the rate of fire or other insurance on the Building. Should the
        rate of
        any type of insurance on the Building be increased by reason of any violation
        of
        this Lease by Lessee, Lessor in addition to all other remedies, may pay the
        amount of such increase and the amount so paid shall become payable by Lessee
        as
        Additional Rent on demand. Should any insurance policy on the Building be
        cancelled by the insurer by reason of the use and/or occupation of the Premises
        or any part thereof by Lessee or by any permitted assignee, sub-lessee,
        concessionaire or licensee of Lessee, or by anyone permitted by Lessee to
        be
        upon the Premises, Lessor may at its option terminate the Lease by leaving
        at
        the Premises a notice in writing of its intention to do so and thereupon
        rent
        and other payments for which Lessee is liable hereunder shall be apportioned
        and
        paid in full to the effective date of termination under such notice, and
        Lessee
        shall forthwith deliver up vacant possession of the Premises to Lessor and/or
        Lessor may at its option, and at the expense of Lessee, enter upon the Premises
        and rectify the situation causing such cancellation.

       

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      
 

      
        	14.2	
                Fire
                  Fighting Equipment

              

      

      

      Lessee
        shall at its expense install and maintain within the premises such fire
        extinguishers and other fire fighting equipment, including without limitation,
        emergency lighting as is deemed reasonably necessary or desirable by Lessor
        or
        any governmental or insurance body. If so required by Lessor or any such
        body,
        Lessee shall appoint a warden to coordinate with the fire protection facilities
        and personnel of Lessor.

      

      
        	14.3	
                Required
                  Insurance Coverage

              

      

      

      Lessee
        agrees to take out and keep in force during the term of this Lease:

      

      
        	 	
                14.3.1

              	
                general
                  liability insurance with respect to the business carried on in
                  or from the
                  Premises and the use and occupancy thereof of not less than two
                  million
                  dollars ($2,000,000.00) for each occurrence, or such higher limits
                  as
                  Lessor may reasonably require from time to time in respect of bodily
                  injury to or death of one or more persons and loss or damage to
                  the
                  property of others;

              

      

      

      
        	 	
                14.3.2

              	
                all-risks
                  insurance including the perils of fire, extended coverage in respect
                  of
                  furniture, equipment, inventory, stock in trade, fixtures and leasehold
                  improvements located within the Premises and in respect of such
                  other
                  property located in or forming a part of the Premises, as Lessor
                  may
                  reasonably require from time to time, in amounts not less than
                  the full
                  replacement cost in each case;

              

      

      

      
        	 	
                14.3.3

              	
                Lessee
                  agrees to repair and/or replace all glass and plate glass of the
                  Premises
                  if such glass or plate glass be damaged, except if such damage
                  be caused
                  by Lessor, its employees or agents, in which event such glass or
                  plate
                  glass shall be repaired and/or replaced by
                  Lessor.

              

      

      

      
        	 	
                14.3.4

              	
                any
                  additional insurance as Lessee or Lessor, acting reasonably, may
                  require
                  from time to time.

              

      

      

      
        	14.4	
                Failure
                  to Insure

              

      

      

      The
        insurance required under article 14.3 shall be effected with insurers and
        upon
        terms anal conditions satisfactory to Lessor. Certificates of the required
        insurance shall be furnished to Lessor by Lessee promptly upon issuance of
        such
        insurance policies. In the event that Lessee fails to insure or fails to
        furnish
        to Lessor certificates of insurance as herein required, Lessor may effect
        such
        insurance for the benefit of Lessee or Lessor, or both of them, for a period
        not
        exceeding one year, and any premium paid by Lessor shall be recoverable from
        Lessee as Additional Rent on demand. Furthermore, as an alternative to the
        foregoing, Lessor may choose to terminate the Lease as in the manner provided
        in
        article 17.2 of this Lease.

      

      15 ALTERATIONS,
        REPAIRS, IMPROVEMENTS

      

      
        	15.1	
                Care
                  of Premises

              

      

      

      
        	 	
                15.1.1

              	
                Notwithstanding
                  the provisions of the Civil Code of Quebec or any other legislation
                  concerning maintenance or repairs, Lessee shall, at all times,
                  maintain,
                  repair (including grosses réparations), replace, and keep the Premises,
                  including all improvements, furniture, fixtures, equipment and
                  plate glass
                  in good repair, order and condition. Lessee shall give Lessor prompt
                  written notice of any damage whatsoever to the Premises or Building.
                  Should Lessee fail to maintain and repair the Premises, Lessor,
                  after
                  giving written notice of at least five (5) days to Lessee, shall
                  have the
                  right to effect such maintenance or repair, and all costs so incurred
                  by
                  Lessor shall be payable by Lessee as Additional Rent on demand.
                  At the
                  termination of this Lease, Lessee shall deliver the Premises to
                  Lessor in
                  as good order and condition as at the commencement of this Lease,
                  broom
                  clean, trash free, reasonable wear and tear
                  excepted.

              

      

       

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      
 

      
        	 	
                15.1.2

              	
                Notwithstanding
                  anything to the contrary contained in Section 15.1.1, Lessee shall
                  not be
                  responsible for any repairs attributable or relating to inherent
                  structural defects or weaknesses of the Building and/or structural
                  repairs
                  of the Building.

              

      

      

      
        	15.2	
                Improvements,
                  Repairs, Alterations,
                  Installations

              

      

      

      
        	 	
                15.2.1

              	
                Lessee
                  shall not make any improvements, repairs, alterations or installations
                  to
                  the Premises or any part of the Building, without the prior written
                  consent of Lessor. All changes, alterations, additions and improvements
                  made to or installed upon or in the Premises (save any trade fixtures)
                  and
                  which in any manner are attached in, to, or under the floors, walls
                  or
                  ceilings (including without limitation, all lighting installations
                  such
                  as, without restriction, spotlights and tracks, and all floor finishes
                  of
                  whatever nature placed upon the floor of the Premises), partitions,
                  counters, doors, any components of the heating, ventilation and
                  air
                  conditioning system, shall become the property of the Lessor on
                  the date
                  they are installed within the Premises, and will be surrendered
                  to Lessor
                  upon the termination of this Lease without compensation therefor.
                  All such
                  alterations, repairs, improvements and installations shall be done
                  at
                  Lessee’s expense by such contractor(s) as Lessee may select and Lessor
                  approve, such approval not to be unreasonably withheld. Lessor
                  shall also
                  have the right to have any such work supervised by its architects,
                  contractors and workmen, and Lessee agrees to pay for all such
                  coordination charges for all improvements, repairs, alterations
                  or
                  installations to the Premises at a fee of five percent (5%) of
                  all charged
                  construction costs. Said
                  5% fee shall only apply and be payable with respect to projects
                  or works
                  with total costs exceeding $3000.00. All other projects shall require
                  the
                  consent of the Lessor but the said 5% fee shall not apply
                  thereto.

              

      

      

      
        	 	
                15.2.2

              	
                In
                  the event that any contractor is not fully unionized, or is causing
                  or in
                  hr’s reasonable opinion is likely to cause labour trouble in the Building,
                  Lessor shall have the right to require that such contractor cease
                  or
                  refrain from doing any work in the Premises and upon receipt of
                  written
                  notice from Lessor, Lessee agrees to disallow such contractor from
                  entering the Premises. Lessor shall also have the right to require
                  that
                  any contractor carry property damage and public liability insurance in the
                  amount of not less than one million dollars ($1,000,000.00) for
                  its
                  operation in the Building.

              

      

      

      
        	 	
                15.2.3

              	
                Notwithstanding
                  any provision of this Lease to the contrary, the Lessor reserves
                  the right
                  at any time and from time to time to change, alter, modify, or
                  expand the
                  Building and/or the Land as the Lessor in its sole discretion deems
                  necessary including, without limitation, the right of the Lessor
                  to modify
                  the exterior walls of the Building. In the event that such work
                  is
                  undertaken by the Lessor, the Lessee hereby waives and renounces
                  to any
                  and all claims which may result as a consequence of the
                  foregoing.

              

      

      

      
        	 	
                15.2.4

              	
                The
                  Lessee shall, at its expense, install Venetian or vertical blinds
                  in
                  accordance with the Building’s standards and colours on any and all
                  existing or newly installed exterior windows of the Premises, if
                  any. The
                  Lessee hereby undertakes to use the blinds at all times so as to
                  prevent
                  exterior views of unsightly items or areas located within the Premises
                  such as boxes, storage areas, and related items or areas. The Lessee
                  also
                  undertakes to use the said blinds during hot or sunny periods so
                  as to
                  prevent solar heat build-up within the Premises which may result
                  in undue
                  strain on the air-conditioning system of the Premises and/or .the
                  Building.

              

      

      

      
        	15.3	
                Legal
                  Hypothecs, Privileges and
                  Liens

              

      

      

      The
        Lessee shall promptly pay all charges incurred by it or on its behalf for
        any
        work, materials, or services which may give rise to a legal hypothec, privilege
        or other encumbrance being registered against any portion of the Building,
        and
        to require all contractor(s), prior to entering the Premises, to furnish
        to
        Lessor a waiver and release of privileges or rights of privileges.

       

      
 

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      
        	
                15.4

              	
                Property
                  of Lessor

              

      

      

      Subject
        to the provisions of article 15.2 hereinabove, if so required by Lessor,
        Lessee
        shall at its cost and at the termination date of this Lease or any renewal
        or
        extension thereof, remove any such alterations, repairs, or improvements
        from
        the Premises and repair any damage to -the Premises caused by such removal.
        Lessee’s obligations under this article 15.4 shall survive the expiration of the
        term or earlier termination of this Lease. The provisions of Article 1891
        of the
        Civil Code of Quebec shall not apply to this Lease.

      

      16 ASSIGNMENT
        AND SUBLETTING

      

      
        	16.1	
                Consent
                  Required

              

      

      

      The
        Lessee shall not, on pain of nullity, assign this Lease or sublet the Premises
        or any part thereof or allow the Premises or any part thereof to be used
        by
        another without the prior written consent of the Lessor, which consent shall
        not
        be unreasonably withheld. The Lessor’s refusal of consent shall be deemed
        reasonable (without in any way restricting the Lessor’s right to refuse its
        consent on other reasonable grounds) where the assignee or sublessee proposed
        by
        the Lessee is then a tenant of the Building and the Lessor has suitable
        space for rent in the Building; or where the intended use of the Premises
        by the
        proposed assignee or sublessee conflicts with rights granted other tenants
        or
        occupants of the Building, or where the proposed assignee or sublessee does
        not
        intend to bona fide physically occupy and carry on business from the Premises,
        or when the proposed assignment or sublease is made prior to the Lessee
        physically and bona fide occupying and carrying on business from the Premises.
        The consent of the Lessor to any such assignment, sublease or use shall not
        be
        deemed to permit any further assignment, sublease or use by
        another.

      

      
        	16.2	
                Lessee
                  to Furnish Information

              

      

      

      The
        Lessee agrees to provide the Lessor, in writing, with the name, address,
        nature
        of business and credit references in respect of the proposed assignee or
        sublessee, all information relating to the proposed assignment or sublease
        as
        well as such other information as the Lessor shall reasonably request, at
        least
        sixty (60) days prior to the date same is proposed to become
        effective.

      

      
        	16.3	
                Lessor’s
                  Rights

              

      

      

      
        	 	
                16.3.1

              	
                The
                  Lessor shall, within thirty (30) days following receipt of the
                  Lessee’s
                  written request for consent and all of the information required
                  by article
                  16.2 notify the Lessee in writing
                  either:

              

      

      

      
        	 	
                i.

              	
                that
                  it grants its consent to the proposed assignment or
                  sublease;

              

      

      

      
        	 	
                ii.

              	
                that
                  if refuses to grant its consent to the proposed assignment or sublease
                  for
                  the reasons set forth in the said notice;
                  or

              

      

      

      
        	 	
                iii.

              	
                that
                  it elects to terminate this Lease in preference to granting or
                  refusing
                  its consent to the proposed assignment or sublease, and without
                  having to
                  justify its election.

              

      

      

      
        	 	
                16.3.2

              	
                Should
                  the Lessor consent to the assignment or sublease, the consent shall,
                  in
                  addition to any other conditions, be subject to the
                  following:

              

      

      

      
        	 	
                i.

              	
                Lessee
                  shall remain jointly and severally responsible with the assignee
                  or
                  sublessee for the fulfillment of all obligations of Lessee under
                  this
                  Lease, or any extension or renewal thereof, the whole without novation
                  or
                  derogation of any kind, and without benefit of division and
                  discussion;

              

      

       

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      
 

      
        	 	
                ii.

              	
                The
                  document effecting the assignment or sublease shall be prepared
                  by
                  Lessor’s attorney(s), and all costs of processing the application for
                  consent, which cost is presently estimated at two hundred and fifty
                  dollars ($250.00), including any credit reports, preparation and/or
                  negotiation of any documentation, will be paid for by Lessee prior
                  to the
                  date the assignee or sublessee commences to occupy the Premises
                  or part
                  thereof;

              

      

      
 

      
        	 	
                iii.

              	
                All
                  amounts payable by Lessee pursuant to this Lease up to the effective
                  date
                  of the assignment or sublease must be paid in full prior to Lessor
                  executing the document effecting the assignment or sublease. Where
                  any
                  such amounts cannot be fully determined at that time, Lessee will
                  deposit
                  with Lessor an amount reasonably estimated by Lessor to cover such
                  undetermined amounts, to be held by Lessor, without any liability
                  for
                  interest thereon, until the estimated amounts become fully determined
                  by
                  Lessor, at which time the appropriate adjustments will be
                  made.

              

      

      

      
        	16.4	
                Lessor’s
                  Conditions

              

      

       

      
        	 	
                16.4.1

              	
                Should
                  the Lessor elect to terminate this Lease, the termination shall
                  be
                  effective on the date stated in the Lessor’s notice of termination, which
                  shall be the last day of a month not less than thirty (30) days
                  nor more
                  than one hundred twenty (120) days following the delivery of such
                  notice.

              

      

      

      
        	 	
                16.4.2

              	
                Under
                  no circumstances will: (i) the mere occupation of all or part of
                  the
                  Premises by any proposed assignee or sublessee or Lessor’s tolerance
                  thereof, (ii) the payment of rent or other amounts by any proposed
                  assignee or sublessee to Lessor, or (iii) the consent to any previous
                  assignment or sublease, constitute a waiver of any obligation of
                  Lessee to
                  obtain consent to any assignment or sublease, nor will any of the
                  foregoing be construed as constituting a consent to the proposed
                  assignment or sublease.

              

      

      

      
        	 	
                16.4.3

              	
                Nevertheless,
                  whether or not Lessor consents to any assignment or sublease it
                  may
                  collect rent or other amounts from any assignee or sublessee or
                  proposed
                  assignee or sublessee and apply the net amount collected to the
                  rental
                  payable under the Lease, without in any manner prejudicing any
                  of its
                  rights under this Lease.

              

      

      

      
        	16.5	
                Deemed
                  Sublease

              

      

      

      If
        at any
        time effective control of the Lessee is acquired or exercised by any person
        or
        persons not having effective control of the Lessee on the date of execution
        of
        this Lease, the same shall be deemed to constitute a sublease subject to
        all of
        the provisions hereof unless said control is so acquired or exercised by
        a party
        or group of parties who intend to continue operating the Lessee from the
        Premises in a manner which shall be substantially the same as before the
        said
        change in control. In such event, Lessee shall advise Lessor of the changes
        which are to take place at least thirty days in advance but Lessor’s approval or
        consent thereto shall not be required.

      

      
        	16.6	
                Advertising

              

      

      

      The
        Lessee will not advertise the Premises for the purpose of any assignment
        or
        sublease without obtaining the prior written approval of the Lessor to the
        proposed text, such approval not to be unreasonably withheld. In no event
        will
        the rental rate appear in any advertisements.

      

      
        	16.7	
                Lessor’s
                  Right of First Refusal

              

      

      

      
        	 	
                16.7.1

              	
                As
                  a condition precedent to any assignment of this Lease or subleasing
                  of the
                  whole or any part of the Premises:

              

      

      

      
        	 	
                i.

              	
                Lessee
                  shall indicate to Lessor the bona fide and the specific terms and
                  conditions of such proposed assignment or sublease,
                  and

              

      

      

      
        	 	
                ii.

              	
                Lessee
                  shall first offer to assign or sublease as the case may be, to
                  Lessor on
                  the same terms and conditions and for the same rental as provided
                  for in
                  this Lease.

              

      

      

      
        	 	
                16.7.2

              	
                Lessor
                  shall have a period of thirty (30) days in which to accept the
                  offer
                  referred to in article 16.7 and if not so accepted, Lessee shall
                  have a
                  period of sixty (60) days thereafter in which to assign or sublease
                  on
                  obtaining the prior written consent of Lessor as hereinabove provided
                  to
                  the party and in accordance with the terms and conditions so indicated
                  to
                  Lessor.

              

      

      

      
        	 	
                16.7.3

              	
                In
                  the event that Lessee does not assign or sublet within such sixty
                  (60) day
                  period, Lessor’s consent to such assignment or sublease shall be deemed
                  null and void and Lessee shall not be permitted to assign or sublet
                  without again conforming to all of the express provisions
                  hereof.

              

      

      

      
        	16.8	
                Change
                  of Control

              

      

      

      If
        Lessee
        is a corporation or a partnership then:

      

      
        	 	
                i.

              	
                where
                  it is a corporation, any change in its effective voting control
                  from that
                  existing on the date the corporation first incurred any obligations
                  to
                  Lessor pursuant to this Lease; and

              

      

      

      
        	 	
                ii.

              	
                where
                  it is a partnership, any change in the person(s) composing the
                  partnership
                  from that existing on the date the original person(s) first incurred
                  any
                  obligations to Lessor pursuant to this
                  Lease;

              

      

      

      will
        be
        considered a sublease for the purposes of this article 16 unless said changes
        bring to Lessee a party or group of parties who intend to continue operating
        the
        Lessee from the Premises in a manner which shall be substantially the same
        as
        before the said changes. In such event, Lessee shall advise Lessor of the
        changes which are to take place at least thirty days in advance but Lessor’s
        approval or consent thereto shall not be required.

      

      
        	16.9	
                No
                  Bonus Value

              

      

      

      It
        is the
        intent of the parties hereto that this Lease shall confer upon Lessee only
        the
        right to use and occupy the Premises, and, to exercise such other rights
        as are
        conferred upon Lessee by this Lease. The parties agree that this Lease is
        not
        intended to have a bonus value, nor to serve as a vehicle whereby Lessee
        may
        profit by a future transfer of this Lease, or as a result of any favourable
        terms contained herein or any future changes in the market for leased space.
        It
        is the intent of the parties that any such bonus value that may attach to
        this
        Lease shall be and remain the exclusive property of Lessor.

      

      
        	16.10	
                Sale
                  of Business by Lessee

              

      

      

      Notwithstanding
        any provision hereinabove to the contrary, the Lessee shall be permitted
        to
        assign this Lease or sublet the whole of the Premises or any part thereof
        or
        allow the Premises or any part thereof to be used by another and the Lessor
        shall not be entitled to withhold its consent thereto provided:

       

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      
 

      
        	 	
                a]

              	
                such
                  sublet or assignment is required to give effect to the sale of
                  all or of a
                  substantial portion of Lessee’s assets as part of the sale by Lessee of
                  all or a substantial part of its business to the sublessee or
                  assignee;

              

      

      

      
        	 	
                b]

              	
                Lessor
                  is advised of the impending sale at least thirty (30) days prior
                  to its
                  expected consummation;

              

      

      

      
        	 	
                c]

              	
                said
                  notice contains all information about the transaction and the prospective
                  sub-lessee which the Lessor may require to properly evaluate the
                  financial
                  strength of such third party as an occupant of the Building;
                  and

              

      

      

      
        	 	
                d]

              	
                such
                  third party intends to continue operating the business of Lessee
                  in the
                  Premise’s in accordance with the permitted use requirements of this Lease
                  and to otherwise respect all other provisions of this
                  Lease.

              

      

      

      If
        all of
        the foregoing conditions are respected in full and the financial strength
        of the
        third party are acceptable to Lessor acting reasonably, the Lessor shall
        consent
        to such sublet in writing and this Lease shall continue in force on that
        basis.

      

      17 DEFAULT
        OF LESSEE AND REMEDIES OF LESSOR

      

      
        	17.1	
                Arts
                  of Default

              

      

      

      The
        following events shall be a default under this Lease:

       

      

        
          
            	
                  	17.1.1	
                    If
                      Lessee fails to pay, on the day appointed for its payment,
                      Minimum Rent or
                      Additional Rent or any installments thereof, which the Lessee
                      under any
                      provision of this Lease is obliged to pay, and such default
                      continues for
                      more than five (5) business days after written notice from
                      Lessor to
                      Lessee specifying such
                      default.

                  

          

        

      

       

      
        	 	
                17.1.2

              	
                If
                  Lessee fails to perform any obligation under this Lease other than
                  the
                  payment of the Minimum Rent, or Additional Rent, and such default
                  continues for (10) days after written notice thereof from Lessor
                  to Lessee
                  specifying such default;

              

      

      

      
        	 	
                17.1.3

              	
                If
                  Lessee makes a general assignment for the benefit of its creditors,
                  or if
                  Lessee is declared bankrupt, or if a petition in bankruptcy is
                  filed
                  against Lessee, or if Lessee files an assignment in bankruptcy
                  or makes a
                  proposal to its creditors or takes or attempts to take advantage
                  of any
                  legislation for the relief of bankrupt or insolvent debtors, or
                  if any
                  execution is levied vied against Lessee, or if any encumbrancer
                  of
                  Lessee’s interest shall take any action to enforce its security, unless
                  such execution or enforcement proceeding be set aside, discharged
                  or
                  abandoned within seven (7) days;

              

      

      

      
        	 	
                17.1.4

              	
                If
                  any order shall be made for the dissolution, liquidation or winding-up
                  of
                  Lessee or other termination of the corporate existence of
                  Lessee;

              

      

      

      
        	 	
                17.1.5

              	
                If
                  Lessee makes or attempts to make any bulk sale of merchandise in
                  the
                  Premises; or if Lessee removes or attempts to remove from the Premises
                  a
                  substantial part of its stock in trade, furniture or improvements,
                  other
                  than in the normal course of business; or if Lessee suffers to
                  exist,
                  creates or incurs any charge, lien or encumbrance whatsoever on
                  any of the
                  moveable effects situated in the Premises; or if a receiver, trustee,
                  manager or any official having similar power be appointed or assume
                  direction with respect to Lessee of any portion of its business
                  affairs or
                  property; or if the estate of Lessee be transferred, pass to, or
                  devolve
                  upon any other person by operation of law provided that nothing
                  herein
                  contained shall apply to the sale by Lessee of all or of a substantial
                  portion of its assets as part of the sale of all or of a substantial
                  portion of its business;

              

      

      

      
        	 	
                17.1.6

              	
                If
                  Lessee fails to take possession of the Premises or if Lessee vacates
                  or
                  abandons the Premises for five (5) consecutive
                  days.

              

      

       

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      
 

      
        	17.2	
                Remedies
                  of Lessor

              

      

      

      
        	 	
                17.2.1

              	
                In
                  the event of any default by Lessee, Lessor shall have the right
                  to
                  terminate this Lease upon notice in writing to Lessee who hereby
                  agrees in
                  advance that the Lease be so terminated and/or cancelled. In the
                  event of
                  such notice, this Lease shall terminate at noon on the third tenth
                  (10th)
                  business day following the date such notice is given, without the
                  necessity of any other “mise en demeure” or legal process whatsoever
                  unless Lessee contests said cancellation by formal proceedings
                  filed in
                  good faith before a court of competent jurisdiction prior to the
                  expiration of the said 10-day delay. If no such proceedings are
                  filed,
                  Lessee shall thereupon quit and surrender the Premises to Lessor,
                  or if
                  not yet in possession, Lessee shall no longer have any right to
                  possession
                  of the Premises. Lessor, its agents and servants shall have the
                  right to
                  enter the Premises and dispossess Lessee and remove any persons
                  or
                  property therefrom and/or may bolt the Premises or change the locks
                  thereon, any legislation to the contrary notwithstanding, without
                  the qty
                  of any legal proceeding whatsoever and without being liable to
                  Lessee
                  therefor in damages, or otherwise. As of the date the Lessor notifies
                  Lessee that it has terminated this Lease, Lessor shall ipso facto
                  and
                  automatically become the absolute owner of all moveables then situated
                  within the Premises, including all stock in trade, furniture, and
                  any
                  other effects of any nature
                  whatsoever.

              

      

      

      
        	 	
                17.2.2

              	
                Where
                  the Lease is terminated under this article, Minimum Rent, Additional
                  Rent
                  and all other charges, for the then current month and each subsequent
                  month to the original expiry date of the Lease, shall immediately
                  become
                  due and payable, the whole without prejudice to Lessor’s right to claim
                  from Lessee all costs, expenses and damages incurred by Lessor
                  as result
                  of the early termination of this
                  Lease.

              

      

      

      
        	 	
                17.2.3

              	
                In
                  the case of termination resulting from bankruptcy or insolvency,
                  Lessor
                  will, in addition to all its other rights, remedies, and. recourses,
                  be
                  entitled to the equivalent of three (3) months Minimum Rent, Additional
                  Rent and other charges then payable on a monthly basis, as accelerated
                  rent.

              

      

       

      
        	17.3	
                Lessor’s
                  Cumulative Rights

              

      

      

      The
        exercise by Lessor of any right it may have hereunder or by law shall not
        preclude the exercise by Lessor of any other right it may have hereunder
        or by
        law.

      

      18 DAMAGES

      

      
        	18.1	
                Acts
                  of Lessee

              

      

      

      Lessee
        shall be responsible for all damages or injury suffered by Lessor, its officers,
        employees, servants, agents, invitees or co-tenants and for all damages to
        the
        Building or Premises, caused by the act or neglect of Lessee, its officers,
        employees; servants, agents, visitors or licensees for whom Lessee is
        responsible.

      

      
        	18.2	
                Limitation
                  of Lessor’s Liability

              

      

      

      
        	 	
                18.2.1

              	
                Lessor
                  shall not, under any circumstances, be liable in respect of any
                  loss,
                  injury or damage suffered by Lessee or any other person nor shall
                  Lessee
                  be entitled to any diminution of rent as a result of any of the
                  following
                  occurrences unless attributable to a default of Lessor, its officers,
                  employees, servants or agents:

              

      

       

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      
 

      
        	 	
                i.

              	
                loss
                  or damage to property of Lessee by theft, accident or any other
                  cause;

              

      

      

      
        	 	
                ii.

              	
                injury
                  or damage to persons or property resulting from fire, explosion,
                  falling
                  plaster, escaping steam or gas, electricity, water (including sewer
                  backup), rain, snow or leaks from any part of the Premises, or
                  from any
                  pipes, appliances or plumbing work therein, or from
                  dampness;

              

      

      

      
        	 	
                iii.

              	
                damage
                  to the property of Lessee or a diminution in Lessee’s enjoyment of the
                  Premises caused by the acts or activity of any third person including
                  any
                  other tenant in the Building, or by any person in the Premises,
                  or by the
                  construction of any private or public
                  work;

              

      

      

      
        	 	
                iv.

              	
                loss
                  or damage arising out of any delay in the finishing of the Premises,
                  or
                  the interruption or modification of any service or facility to
                  be provided
                  by Lessor under the terms of this Lease, caused or required by
                  maintenance, repairs, strikes, riots, labour controversies, accidents,
                  fuel shortages, acts of God or the Queen’s enemies, fire or other
                  casualty, force majeure, cas fortuit or other cause beyond Lessor’s
                  reasonable care and control. Lessor undertakes, however, to take
                  all
                  reasonable steps to remove the cause of such interruption with
                  due
                  diligence;

              

      

      

      
        	 	
                v.

              	
                loss
                  or damage which is indirect or
                  consequential.

              

      

      

      
        	 	
                18.2.2

              	
                Lessee
                  agrees that it shall not have any right whatsoever to deduct, set
                  off or
                  compensate any amount in respect of any loss, injury or damage
                  suffered by
                  Lessee for any cause described in paragraphs a), b), c), d) or
                  e) from or
                  against the rent payable under the terms of this
                  Lease.

              

      

      

      19 FIRE,
        DESTRUCTION OF PREMISES

      

      
        	19.1	
                Total
                  Destruction

              

      

      

      
        	 	
                19.1.1

              	
                If
                  the Premises are totally destroyed or rendered substantially or
                  wholly
                  untenantable by fire or other cause and Lessor shall decide not
                  to rebuild
                  or restore the Premises, or if the Building is so damaged that
                  Lessor
                  shall decide. not to rebuild or restore same (whether or not the
                  Premises
                  are damaged), Lessor shall have the right within ninety
                  (90) thirty
                  (30)
                  days after such fire or other cause of destruction, and without
                  any
                  liability to Lessee, to notify Lessee of such decision, and thereupon
                  the
                  term of this Lease shall expire and Lessee shall vacate the Premises
                  and
                  deliver same to Lessor.

              

      

      

      
        	 	
                19.1.2

              	
                If
                  on the contrary Lessor shall decide to restore or rebuild the Premises
                  or
                  Building, as the case may be, Lessor shall so notify Lessee within
                  ninety
                  (90) thirty
                  (30)
                  days from the fire or other cause of destruction and provided the
                  restoration or rebuilding is completed within ninety (90) days
                  of such
                  notice, and Lessee’s liability for rent shall cease as of the day
                  following the fire or other cause of destruction and shall only
                  revive on
                  the day the Premises are made available to Lessee for
                  occupancy.

              

      

      

      
        	 	
                19.1.3

              	
                If
                  the Lessor notifies the Lessee that a period longer than ninety
                  (90) days
                  is required to effect such repairs, then either party has the right
                  .to
                  declare this Lease cancelled as of the date of damage or destruction,
                  provided that a written notice to that effect be given to the other
                  party
                  within fifteen (15) days from reception of the notice concerning
                  the
                  estimated period of repairs. In order for Lessee to exercise his
                  right to
                  cancel this Lease under this clause, Lessee must not be in arrears
                  towards
                  Lessor for any payments under this Lease, nor for costs, damages
                  or rent
                  as herein provided.

              

      

      

      
        	 	
                19.1.4

              	
                If
                  neither the Lessor nor the Lessee has exercised his right to cancel
                  this
                  lease the lease shall continue and Lessee’s liability for rent shall be
                  abated in proportion to the time and part of the premises which
                  have been
                  rendered untenantable, provided Lessee shall not be liable towards
                  Lessor
                  for the payment of costs, damages or
                  rent.

              

      

      

      
        	19.2	
                Fault
                  of Lessee

              

      

      

      Deleted.

      

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      20 EXPROPRIATION

      

      
        	20.1	
                Expropriation

              

      

      

      Both
        Lessor and Lessee agree to cooperate with each other in respect of any
        expropriation of all or any part of the Premises or the Building so that each
        may receive the maximum award to which each is respectively entitled by law.
        If
        the whole or any part of the Premises, or the whole of the Building, or so
        much
        thereof as shall, in the opinion of Lessor, render it commercially undesirable
        to continue operation of the Building, be expropriated, condemned or taken
        by
        any competent authority for any purpose whatsoever, Lessor shall have the
        right
        at its discretion to terminate this Lease upon notice in writing to Lessee
        of at
        least thirty (30) days. Lessee shall have no claim in damages or otherwise
        against Lessor relating to or arising out of the expropriation or condemnation,
        or arising out of the cancellation of this Lease, nor shall Lessor be obliged
        to
        contest any expropriation proceedings.

      

      21 TERMINATION
        Of LEASE

      

      
        	21.1	
                Effective
                  Date of Termination

              

      

       

      
        	 	
                21.1.1

              	
                this
                  Lease shall terminate on the termination date stipulated in article
                  3.

              

      

      

      
        	 	
                21.1.2

              	
                Should
                  the Lessee remain in occupation of the Premises after the expiration
                  of
                  the present Lease without having executed a new written Lease with
                  the
                  Lessor, such holding over shall not constitute a renewal or extension
                  of
                  this Lease. In such event the Lessee shall be deemed to be occupying
                  the
                  Premises as a tenant from month to month, at a monthly rental payable
                  in
                  advance on the first day of each month equal to one-twelfth (1/12)
                  of the
                  aggregate of four (4) times the Minimum Rent, and other charges
                  payable in
                  the last twelve month period contained in the term, the whole without
                  prejudice to all other rights and recourses of Lessor as a result
                  of
                  Lessee’s failure to vacate the Premises. In addition to the foregoing,
                  the
                  Lessor shall be entitled at the expiration of the Lease to enter
                  into and
                  recover possession of the Premises by any means whatsoever, to
                  the
                  complete exoneration of the Lessee.

              

      

      

      
        	21.2	
                Abandonment
                  of Property

              

      

      

      Subject
        to the provisions of article 15.4, Lessee shall remove all its property from
        the
        Premises at the termination date of this Lease. Any property belonging to
        Lessee
        or any other person which is left in the Premises after the termination date
        shall be deemed to have been abandoned, the whole without prejudice to Lessor’s
        right to claim from Lessee all expenses, losses and damages caused by Lessee’s
        failure to remove such property as required herein.

      

      22 SECURITY

      

      
        	22.1	
                Moveable
                  Effects

              

      

      

      Lessee
        agrees to furnish the Premises with and maintain therein at all times during
        the
        term of this Lease moveable effects which are owned by Lessee and fully paid,
        having a value equivalent to a minimum of twelve (12) months’ rent.

       

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      

      
        	22.2	
                Privilege
                  of Lessor

              

      

      

      Notwithstanding
        article 17.1 if the Lessee creates or incurs any charge, lien, hypothec or
        encumbrance whatsoever on -any of the moveable effects or equipment situated
        in
        the Premises, said Lessee shall obtain a release of any such charge, lien,
        hypothec or encumbrance within five (5) days after being so requested to
        do so
        by the Lessor. Failing which, the Lessee hereby agrees to provide Lessor
        with a
        bank guarantee or any other security acceptable to Lessor, having a value
        equivalent to at least twelve (12) months’ rent and for the period of time
        during which said moveable effects and equipment will be applied by such
        charge,
        lien, hypothec or encumbrance.

      

      
        	22.3	
                Moveable
                  Hypothec

              

      

      

      
        	 	
                22.3.1

              	
                As
                  continuing and collateral security for the due and punctual payment
                  of
                  Minimum Rent, Additional Rent and all other amounts now owing or
                  which may
                  hereafter become owing to the Lessor by the Lessee under this Lease,
                  as
                  same may be amended, renewed, extended or supplemented, and as
                  continuing
                  and collateral security for the due and punctual performance and
                  fulfilment of all other obligations, covenants and agreements of
                  the
                  Lessee contained in this Lease, as same may be amended, renewed,
                  extended
                  or supplemented (all of said Minimum Rent and other amounts and
                  the said
                  other obligations, covenants and agreements being hereinafter collectively
                  referred to as the “Indebtedness”), the Lessee hereby hypothecates in
                  favour of the Lessor, with effect as of and from this date, for
                  the sum
                  of  one
                  hundred thousand dollars ($100,000.00) and interest thereon at
                  the rate of
                  interest per annum that is six (6) percentage points more than
                  the prime
                  rate of interest of the Bank of Montreal, calculated semi-annually,
                  not in
                  advance, all of the rights, title and interests of the Lessee in
                  and to
                  the following universalities (hereinafter referred to as the
                  “Universalities”):

              

      

      

      
        	 	
                i.

              	
                the
                  universality of all moveable improvements, equipment, machinery,
                  furniture
                  and trade fixtures of every kind, present and future, located in,
                  on or
                  upon the Premises or used directly or indirectly in connection
                  with the
                  business of the Lessee carried on at the Premises, including all
                  indemnities or proceeds paid under insurance contracts or policies
                  pertaining to or covering such moveables;
                  and

              

      

      

      
        	 	
                ii.

              	
                the
                  universality of all property in stock, raw material, work in process
                  and
                  inventory, present and future, situated in, on or upon the Premises
                  or
                  used directly or indirectly in connection with the business of
                  the Lessee
                  carried on at the Premises, including all indemnities or proceeds
                  paid
                  under insurance contracts or policies pertaining to or covering
                  such
                  moveables.

              

      

      

      
        	 	
                22.3.2

              	
                The
                  hypothec herein created in favour of the Lessor shall not constitute
                  nor
                  be construed as a floating hypothec under article 2715 of the Civil
                  Code
                  of Quebec.

              

      

      

      
        	 	
                22.3.3

              	
                The
                  security hereby created is without delivery and shall, subject
                  to articles
                  2673, 2674 and 2734 of the Civil Code of Quebec, not prevent the
                  Lessee at
                  any time and from time to time, until an event of default has occurred
                  under this Lease and the security hereby constituted shall become
                  enforceable, from selling, leasing or otherwise disposing of or
                  dealing
                  with its inventory in the ordinary course of its business and for
                  the
                  purposes of carrying on the same, provided that such inventory
                  be
                  forthwith replaced with inventory of equal or greater value and
                  quality.

              

      

       

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      
 

      
        	 	
                22.3.4

              	
                Upon
                  the occurrence of an event of default, the security hereby constituted
                  shall become enforceable and the Lessor shall forthwith be entitled
                  to
                  exercise any and all of the rights provided for in Chapter V of
                  Title III
                  of Book VI of the Civil Code of Quebec and in the Code of Civil
                  Procedure
                  of Quebec. In exercising any of the rights and recourses available
                  hereunder or at law, the Lessor may, in respect of all or any part
                  of each
                  of the Universalities, exercise such rights and recourses as is
                  available
                  hereunder or at law, as it chooses to exercise, without prejudice
                  to its
                  other rights and recourses in respect of all or part of each of
                  the other
                  Universalities. Furthermore, the Lessor may exercise any of its
                  rights and
                  recourses in respect of all or any part of each of the Universalities,
                  simultaneously or successively.

              

      

      

      
        	 	
                22.3.5

              	
                Notwithstanding
                  anything herein to the contrary, the Lessor shall permit or consent
                  to the
                  registration of a prior ranking hypothec created in favour of any
                  reputable person in order to secure financing obtained from such
                  person by
                  Lessee in Lessee’s normal course of
                  business.

              

      

      

      23 ACCESS
        TO PREMISES

      

      
        	23.1	
                To
                  Examine or Exhibit
                  Premises

              

      

      

      
        	 	
                23.1.1

              	
                Lessor
                  may, at any time and upon reasonable notice to Lessee, enter the
                  Premises
                  to examine or exhibit same, to make alterations or repairs or for
                  any
                  purpose which Lessor considers necessary for the operation or maintenance
                  of the Building or its equipment.

              

      

      

      
        	 	
                23.1.2

              	
                During
                  the last six (6) months of the term of this Lease, Lessee shall
                  allow the
                  Premises to be exhibited by Lessor to persons interested in leasing
                  the
                  Premises.

              

      

      

      
        	23.2	
                To
                  Install Equipment

              

      

      

      Lessee
        shall permit Lessor to install and maintain in the Premises whatever is
        necessary or useful for the equipment, use or convenience of the Building
        or its
        tenants, provided Lessee’s enjoyment of the Premises is not unduly interfered
        with.

      

      24 COMPLIANCE
        WITH LAWS AND INDEMNIFICATION

      

      
        	24.1	
                Compliance

              

      

      

      Lessee
        shall promptly, at its expense, throughout the term of this Lease execute
        and
        comply with all rules and regulations of any Fire, Police and Health
        Departments) and all rules, regulations, by-laws and ordinances of any
        governmental authority or other agency having jurisdiction over the Premises
        or
        the business conducted therein.

      

      
        	24.2	
                Indemnification
                  of Lessor

              

      

      

      Lessee
        agrees that it will indemnify and hold Lessor harmless against any penalty
        or
        fine imposed for any violation of any law, by-law or regulation by Lessee
        or
        those for whom Lessee is in law responsible and that it will protect, indemnify
        and hold Lessor harmless against all damages and expenses arising out of
        any
        accident or occurrence on/or about the Premises causing injury or death to
        any
        person, or damage to property, and against all damages and expenses arising
        out
        of the failure of Lessee to comply with any provision of this
        Lease.

      

      25 MORTGAGES,
        SALE OF BUILDING

      

      
        	25.1	
                Lessor’s
                  Right to Assign

              

      

      

      Lessor
        or
        the owner(s) of the Building shall have the right to assign this Lease to
        a
        lending institution as collateral security for a loan, and in the event that
        such an assignment is given and executed by Lessor or the owner(s) .and
        notification is given thereof to the Lessee, this Lease shall not be cancelled
        or modified for any reason whatsoever, without the written consent of such
        lending institution, except as provided for, anticipated, or permitted by
        the
        terms of this Lease or by law. Lessee agrees that it will, if and whenever
        reasonably required by Lessor, at Lessor’s expense, consent to and become a
        party to any instrument(s) permitting a mortgage, trust deed or hypothec
        to be
        placed on the Building or Premises or any part thereof as security for any
        indebtedness covered by the trust deed, mortgage or hypothec; and Lessee
        agrees,
        in such event, to subordinate this Lease to the trust deed, mortgage or
        hypothec.

      

      
        	25.2	
                Sale
                  or Transfer of
                  Building

              

      

      

      In
        the
        event of any sale or transfer of the Building, or the making of any lease
        thereof, or the sale or transfer or assignment of any such lease and provided
        that the transferee, acquirer or lessee assumes and agrees to carry out all
        the
        obligations of Lessor under this Lease to Lessor’s exoneration, then without
        further agreement between the parties, or between the parties and the transferee
        or acquirer, Gelprim Inc., as Lessor, shall be relieved of all its obligations
        under this Lease and Lessee shall thereafter be bound to such transferee,
        acquirer or lessee as the case may be, with the same effect as though the
        latter
        had been Lessor under this Lease.

       

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      

      26 PRIOR
        OCCUPANCY

      

      
        	26.1	
                Prior
                  Occupancy

              

      

      

      In
        the
        event Lessor permits Lessee to occupy or gain access to the Premises prior
        to
        the commencement date of the term of this Lease, all terms and conditions
        of
        this Lease shall have effect and apply to such occupation.

      

      27 RELOCATION

      

      
        	27.1	
                Relocation
                  of Lease

              

      

      

      Lessee
        agrees that, notwithstanding anything to the contrary contained herein, should
        Lessor wish to relocate the Lessee to other premises to
        effect a] major repairs to the Building, the Premises, or any parts thereof,
        or
        b] any structural changes to the Building, the Premises, or any parts thereof
        which are required to give effect to any applicable law or
        regulation,
        Lessor
        shall have the right to so notify Lessee in writing at least thirty (30)
        days
        prior to the date the relocation is, to take effect. In such event, Lessee
        shall
        have the option of cancelling this Lease (in
        which case this Lease shall be cancelled on the relocation date stipulated
        in
        the said notice from Lessor to Lessee)
        or of
        being relocated to substantially similar space in the Building at Lessor’s
        expense. If no such similar space is available in
        the Building, Lessor shall, at its expense, relocate the Lessee to and from
        substantially similar space in another Class “A” building during the period
        required to effect the required work.
        In the
        event of any such relocation, the rental and other charges for the new area
        shall be at the same rate per square foot per year as the rental and other
        charges under this Lease, and this Lease shall continue until the end of
        the
        term stipulated in article 3 hereof.

      

      28 NOTICES

      

      
        	28.1	
                Notices

              

      

      

      Any
        notice or demand contemplated by or pertaining to this Lease shall be in
        writing
        and shall be given by registered or certified mail, telex, telegram. Any
        such
        notice shall be deemed to have been received when physically delivered to
        the
        party’s address indicated on the first page of the Lease or as provided in the
        next paragraph hereinbelow.

      

      Lessee
        elects domicile at the Premises, or at the Court’s Office in Montreal in the
        event he should cease to occupy or do business in the said Premises for service
        of all notices, writs and/or other legal documents in any suit at law, action
        or
        proceeding which the Lessor may take to enforce its rights under this
        Lease.

      

      29 INTERPRETATION

      

      
        	29.1	
                Representations,
                  Warranties, Prior
                  Agreements

              

      

      

      This
        Lease constitutes the entire agreement between Lessor and Lessee with respect
        to
        the Premises leased and may not be modified except by subsequent agreement
        in
        writing duly signed by Lessor and Lessee. Neither Lessor nor Lessee shall
        be
        bound by any representations, warranties, promises or agreements not contained
        in this Lease.

      

      
        	29.2	
                Exclusivity

              

      

      

      Lessor
        shall not be precluded from leasing any other space in the Building to any
        other
        person carrying on the same or similar business as Lessee.

       

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      
 

      
        	29.3	
                Brokerage
                  Commission

              

      

      

      Lessee
        warrants that Lessor shall not be held liable for any agent’s or broker’s
        commission in connection with acts of Lessee in leasing the
        Premises.

      

      
        	29.4	
                Governing
                  Law & Waiver of Civil Code of
                  Quebec

              

      

      

      This
        Lease shall be governed and interpreted in accordance with the Laws of Quebec.
        Should any article or part of an article be illegal or unenforceable under
        the
        Laws of Quebec, it shall be considered severable and the remainder of the
        Lease
        shall remain in full force and effect. This Lease shall prevail over any
        provision of the Civil Code of Quebec which is inconsistent with the intention
        of the parties as expressed herein. All such Civil Code provisions are hereby
        deemed to have been expressly waived or set aside by the parties hereto to
        the
        extent necessary to give effect to any provision of this Lease which provides
        differently from the Civil Code in connection with the same matter.

      

      
        	29.5	
                Successors
                  and Assigns

              

      

      

      All
        obligations imposed upon Lessee by this Lease shall be binding upon all heirs,
        executors, administrators, successors, assigns, sublessees and encumbrancers
        of
        Lessee. However, no one, by assignment or otherwise shall enjoy or exercise
        such
        benefits, unless article 16 has been complied with.

      

      
        	29.6	
                Interpretation,
                  Captions

              

      

      

      This
        Lease shall be read with such changes in number and gender as are appropriate,
        according to whether Lessee is an individual male or female, or a partnership,
        corporation or association. If there is more than one Lessee, the covenants
        herein contained shall be construed as being solidary and each Lessee
        acknowledges that it shall have no right to any benefit of division or
        discussion.

      

      All,
        captions and headings appearing in this Lease have been inserted for ease
        of
        reference only and in no way define, limit or enlarge the scope or meaning
        of
        any provision of this Lease.

      

      
        	29.7	
                Waiver

              

      

      

      Failure
        of Lessor to insist upon the performance of any covenant or condition of
        this
        Lease or to exercise any right or option contained in this Lease shall not
        be
        construed as a waiver or relinquishment of any such covenant, condition,
        right
        or option. No variation of any covenant or condition of this Lease shall
        be
        valid unless in writing and signed by duly authorized persons on behalf of
        Lessor. The acceptance of rent from or the performance of any obligation
        by a
        person other than Lessee, shall not be construed as an admission by Lessor
        of
        any right, tide or interest of such person as sublessee, assignee, transferee
        or
        otherwise in the place of Lessee.

      

      30 RULES
        AND REGULATIONS

      

      
        	30.1	
                Acts
                  of Nuisance

              

      

      

      Lessee
        shall not perform any illegal or dangerous act or carry on any practice which
        may either cause damage to the Premises or Building or any user
        thereof.

      

      
        	30.2	
                Signs,
                  Advertising

              

      

      

      Lessee
        shall not, without the prior written consent of Lessor, display, inscribe
        or
        print any sign, notice, advertisement or lettering in or on any part of the
        Building, outside the Premises, upon the exterior of the doors of the Premises,
        or within the Premises when such sign, notice, advertisement or lettering
        is
        visible from outside the Premises.

      

      
        	30.3	
                Directories
                  of Listings

              

      

      

      The
        number and style of all.- listings of Lessee on all directories in the Building
        shall be at the discretion of the Lessor. Any change of a listing(s) of Lessee
        shall be subject to the approval of Lessor and shall be at Lessee’s
        expense.

       

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      

      
        	30.4	
                Removal
                  of Furniture, Fixtures

              

      

      

      Lessee
        shall not remove any furniture or fixtures from the Premises without the
        prior
        written consent of Lessor and only on at least twenty-four (24) hour written
        notice to Lessor.

      

      
        	30.5	
                Installation
                  of Floor Covering

              

      

      

      Lessee
        shall not lay linoleum or any other similar floor covering so that the same
        shall come in direct contact with the floor of the Premises. The use of cement
        or other similar adhesive material is prohibited. Lessee agrees that all
        carpeting shall be installed only by means of water soluble adhesive or tackless
        strip method.

      

      
        	30.6	
                Receiving
                  of Supplies

              

      

      

      All
        loading and unloading of merchandise, supplies, materials, furniture and
        equipment shall only be made through or by means of such doorways, passageways
        and elevators as Lessor may designate from time to time.

      

      
        	30.7	
                Passages,
                  Elevators

              

      

      

      The
        passageways, elevators, lobbies and stairways of the Building shall not be
        obstructed or used by Lessee, its employees, agents, visitors or licensees
        for
        any purpose other than the ingress to or egress from the Premises or
        Building.

      

      
        	30.8	
                Locks

              

      

      

      Lessee
        shall not alter any lock(s) on the exterior doors of the Premises or place
        any
        additional lock on any door(s) without first obtaining the written consent
        of
        Lessor, which consent may be conditional on Lessee furnishing to Lessor keys
        to
        any new lock(s) to be installed. Lessee shall return to Lessor all keys to
        the
        Premises immediately upon termination of this Lease.

      

      In
        the
        event any lock to the Premises is changed, and Lessor wishes to enter the
        Premises by force, Lessee shall be responsible for the cost of all repairs
        and
        damages occasioned thereby. All of the foregoing applies equally to all card
        access and similar systems used instead of traditional locks and
        keys.

      

      
        	30.9	
                Cooking
                  on Premises Prohibited

              

      

      

      Lessee
        shall not cook or prepare food on the Premises.

      

      
        	30.10	
                Heavy
                  Objects

              

      

      

      Safes
        and
        other unusually heavy objects shall be placed by Lessee only in such places
        as
        may be approved by Lessor.

      

      
        	30.11	
                Canvassing,
                  Soliciting

              

      

      

      All
        canvassing, soliciting and peddling in the Building is strictly prohibited,
        and
        Lessee agrees to co-operate with Lessor to prevent same.

      

      
        	30.12	
                Animals

              

      

      

      No
        animals shall be brought into the Building without the prior written consent
        of
        Lessor.

      

      
        	30.13	
                Further
                  Rules and Regulations

              

      

      

      Lessee
        agrees to observe such further reasonable rules and regulations as Lessor
        may
        from time to time make pertaining to the operation, good, order, reputation,
        safety, care or cleanliness of the Building or Premises. Such rules and
        regulations shall not, however, be inconsistent with the terms of this Lease
        nor
        unduly interfere with Lessee’s enjoyment of the Premises.

       

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      
 

      
        	30.14	
                Waiver,
                  Modification

              

      

      

      The
        Lessor shall have the right to waive or vary such chosen regulations in respect
        of any one or more Lessees, and the Lessor shall not be responsible to the
        Lessee for the non observance or violation of any of said rules and regulations
        by any other Lessees or other person. The provisions of the rules and
        regulations shall not be deemed to limit any covenant or provision of this
        Lease
        to be performed or fulfilled by the Lessee.

      

      
        	30.15	
                Publication
                  of Lease

              

      

      

      
        	
              	30.15.1	
                This
                  Lease may not be published at length. Lessee may publish a summary
                  of this
                  Lease at its expense, provided such summary is approved by Lessor
                  in
                  writing prior to publication.

              

      

      

      
        	
              	30.15.2	
                Notwithstanding
                  sub-section a), if for the purpose of any alienation by Lessor
                  (voluntary
                  or involuntary) or for purpose of any secured financing, main-levée of the
                  publication of the summary is required against immovable property
                  other
                  than that upon which the Premises are situated, Lessee will grant
                  main-levée of such publication to Lessor forthwith upon
                  request.

              

      

      

      
        	
              	30.15.3	
                Within
                  thirty (30) days following the expiration of the term or sooner
                  termination of this Lease, Lessee will cause the summary to be
                  radiated at
                  its expense, failing which Lessor will have the right to cause
                  the summary
                  to be radiated at Lessee’s expense. This obligation will survive the
                  expiration of the term or sooner termination of this
                  Lease.

              

      

      

      31 SPECIAL
        PROVISIONS

      

      
        	31.1	
                Finishing
                  of Premises

              

      

      

      
        	 	
                31.1.1

              	
                Subject
                  to Section 31.4.3, Lessee acknowledges that it has examined the
                  Premises
                  and declares itself to be satisfied that the Premises are in good
                  condition and Lessee accepts the Premises in the condition in which
                  they
                  presently exist.

              

      

      

      
        	 	
                31.1.2

              	
                Should
                  improvements be made to the Premises by the Lessee, Lessee agrees
                  to
                  submit to Lessor for approval prior to possession of the Premises
                  two (2)
                  sets of working plans clearly indicating Lessee’s intended improvements
                  and colour chart within the
                  Premises.

              

      

      

      31.2 Security
        Deposit

      

      
        	 	
                31.2.1

              	
                Lessee
                  has paid Lessor upon the delivery of this Lease the sum of N/A
                  ($N/A) as
                  security for the full and faithful performance by Lessee of each
                  and every
                  term, provisions, covenant and condition of this Lease. If Lessee
                  defaults
                  in respect of any of the terms, provisions, covenants and conditions
                  of
                  this Lease, including but not limited to payment of rent and Additional
                  Rent, Lessor may, but shall not be required to, use, apply or retain
                  the
                  whole or any part of the security for the payment of any rent and
                  Additional Rent in default or for any other sum which Lessor may
                  expend or
                  be required to expend by reason of deficiency accrue before or
                  after
                  summary proceedings or other re-entry by Lessor. If Lessee shall
                  fully and
                  faithfully comply with all the terms, provisions, covenants, and
                  conditions of this Lease, the security, or any balance thereof,
                  shall be
                  returned to Lessee after the time fixed as the expiration of the
                  term and
                  after the removal of Lessee and surrender of possession of the
                  demised
                  Premises to Lessor. Whenever and as often as the amount of security
                  held
                  by Lessor shall be diminished by Lessor’s application thereof, Lessee
                  shall within ten (10) days after Lessor’s request therefor deposit
                  additional money with Lessor sufficient to restore the security
                  to its
                  original amount. Lessee shall not be entitled to any interest on
                  the
                  aforesaid security.

              

      

      

      
        	 	
                31.2.2

              	
                Notwithstanding
                  the foregoing paragraph, and except any agreement to the contrary,
                  all
                  security deposited under the terms of the present agreement of
                  Lease will
                  be applied to all its renewals, subleases and assignment agreements
                  or to
                  any other subsequent agreement of lease executed by the present
                  parties
                  for Premises. The Lessor may deliver the security deposit to any
                  assignee
                  of Lessor’s interest of this Lease, the Premises or
                  Building.

              

      

       

       

      
 

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      Thereupon,
        the Lessor will be released from any further liability with respect to the
        security deposit.

      

      
        	31.3	
                Letter
                  of Credit

              

      

      

      In
        lieu
        of depositing the Security Deposit, the Lessee has deposited with the Lessor
        an
        unconditional and irrevocable Letter of Credit or of Guarantee issued in
        favour
        of the Lessor by National
        Trust Company (the “Letter”), the whole in form, effect and substance
        satisfactory to Lessor.
        The
        Lessor shall have the same rights with respect to the Letter that it would
        have
        had with respect to the Security Deposit hereunder (including the right to
        require payment of the amount stated on the face of the Letter and to apply
        such
        amount, in whole or in part) and the Lessee shall have the same obligations
        with
        respect to the Letter (including, without limitation, the obligation of
        re-establishing the amount of the Letter to the initial amount hereinabove
        specified and, in any case, where the Lessor has required payment of the
        amount
        stated on the face of the Letter and applied payment thereof, in whole or
        in
        part) that it would have had with respect to the Security Deposit. The Lessee
        agrees to have the Letter renewed or a new letter issued at least forty-five
        (45) days prior to the date of expiration of the Letter in force (or any
        renewal
        thereof), failing which the Lessor will have the right, at its option, to
        require and receive payment of the face amount of the Letter as a penalty
        for
        the .simple delay in the execution of the obligation in question within the
        delay prescribed, the whole without notice to the Lessee. The Lessee renounces
        to all rights to have the penalty reduced even if the obligations referred
        to in
        this Section have been-performed in part. It
        is understood and agreed that the terms, covenants and conditions hereinabove
        set forth in 31.2 and 31.3 shall be null and void and of no effect whatsoever
        to
        the extent that they conflict with the provisions set forth in the said Letter
        or grant to Lessor any rights other than those set forth in the said Letter
        or
        impose upon Lessee, directly or indirectly, any obligations or liabilities
        other
        than those provided for in the said Letter; it being the express Intention
        of
        the parties hereto that the said Letter shall supersede the terms, covenants
        and
        conditions in sections 31.2 and 31.3 hereof.

      

      
        	31.4	
                Special
                  Conditions

              

      

      

      
        	
              	31.4.1	
                Conditional
                  Free Rent Period

              

      

      

      Notwithstanding
        the provisions of the Lease, the parties hereby agree that no minimum rent
        (article 4), real estate taxes (article 5), operating expenses (article 6),
        or
        electricity (article 13.4) shall be payable by the Lessee to the Lessor during
        the six month period from the first month of the term to the sixth month
        of the
        term inclusively. It is however understood that said free rent period hereby
        granted to the Lessee is conditional upon the fulfilment by the Lessee of
        all of
        its obligations pursuant to the Lease. In the event that any one of Lessee’s
        other obligations under the Lease is not respected by the Lessee during the
        said
        free rent period, then the total amount that Lessee should have normally
        paid
        for the said six month period shall become automatically due and payable
        to
        Lessor.

      

      
        	
              	31.4.2	
                Fixed
                  Real Estate Taxes and Operating
                  Expenses

              

      

      

      Notwithstanding
        the provisions of the Lease, the parties hereby agree that the amounts payable
        by the Lessee to the Lessor pursuant to articles 5 (real estate taxes) and
        6
        (operating expenses) shall be fixed at the monthly rates of $1,831.78 and
        $3,586.54 respectively until the end of the twenty-fourth (24th) month of
        the
        term of the Lease. It is however understood that beginning with the first
        month
        of the third year and continuing thereafter throughout the term of the Lease,
        said amounts shall be adjusted in accordance with the provisions of the
        Lease.

      

      
        	
              	31.4.3	
                Leasehold
                  Improvements

              

      

      

      The
        Lessor shall spend up to but not more than one hundred eighty-nine thousand
        dollars ($189,600.00) on fixed leasehold improvements in the Premises to
        be done
        in accordance with the plans, drawings and specifications supplied by the
        Lessee, approved by the Lessor on October 14,1997 and attached as a schedule
        hereto. The parties hereby acknowledge that the cost to give effect to the
        said
        plans will exceed the said amount of $189,600. Lessor and Lessee accordingly
        agree that any such excess cost shall be paid by the Lessor when due and
        the
        Lessee shall reimburse one-half of said amount to Lessor as a loan payable
        in
        addition to all other amounts payable to Lessor pursuant to this Lease, the
        whole in sixty (60) equal and consecutive installments payable without notice
        or
        demand on the first day of each month beginning with a payment on December
        1,
        1997 and ending with a payment on November 1, 2002. The foregoing repayment
        shall be without interest unless Lessee fails to make any such payment in
        full
        when due, in which event the entire unpaid balance then outstanding shall
        automatically become due and payable with interest thereon from the date
        of such
        default at the rate described in section 11.3 hereinabove.

      

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      
        	
              	
                31.4.4

              	
                Parking

              

      

      

      Lessor
        shall provide the Lessee with two (2) interior parking spaces located in
        the CSL
        area of the Building at the current monthly rate of one hundred fifty dollars
        ($150.00) plus taxes per vehicle, it being understood that said rate is beyond
        Lessor’s control and will change from time to time.

      

      
        	
              	31.4.5	
                One
                  Time Right to Cancel

              

      

      

      Notwithstanding
        the term of the Lease contained in article 3.1 hereinabove, the Lessee shall
        have a one time right to cancel this Lease with effect as of the last day
        of the
        seventy second (72nd) month of the term of the Lease (i.e., the last month
        of
        the sixth year) by delivering to the Lessor a registered written notice to
        that
        effect on or before the first day of the sixty-third (63rd) month of the
        term of
        the Lease. In addition, the Lessee shall pay to the Lessor concurrently with
        said notice an amount of twenty-two dollars ($22.00) per gross square foot
        of
        the Premises (i.e., $139,040.00) by certified cheque to accompany said notice
        of
        termination (said amount representing the unamortized expenses incurred by
        the
        Lessor pursuant to article 31.4.3 hereinabove), failing which the notice
        shall
        be deemed not to have been given.

       

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      

      IN
        WITNESS WHEREOF
        Lessor
        and Lessee have duly executed and signed these presents on the date and at
        the
        place first mentioned.

      

      Both
        Parties have expressed the wish that this agreement, as well as all documents,
        notices and any other written instrument relating to the execution of any
        obligation by either party, be drawn up exclusively in English.

      

      Les
        parties ont exprimé le désir que cette entente, ainsi que tous les documents,
        avis et autres écrits relatifs à l’exécution de toute obligation par chacune des
        parties, soient rédigés uniquement en langue anglaise.

       

       

      
        	 	LESSOR
	 	 
	WITNESS:	GELPRIM
                INC.
	 	 
	/s/__________________________________	Per:____________________________________
	 	Date: Oct. 15, 1997
	 	 
	/s/__________________________________ 	Per:____________________________________
	 	Date:
                Oct. 15/97
	 	 
	WITNESS:	LESSEE
	 	 
	 	EVENTS INTERNATIONAL
                MEETING
	 	PLANNERS INC.
	/s/
                Alberto Barbusci 	Per: /s/Alberto
                Barbusci 
	 	Alberto Barbusci 
	 	(Please print name)
	 	Date: October 15, 1997
	 	 
	/s/
                Edward Polate 	Per: /s/
                Edward Polate
	 	Edward Polate 
	 	(Please print name) 
	 	Date: October 15,
                1997

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00106-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00106-of-00352.parquet"}]]