Document:

LEASE
AGREEMENT

 

INTERVENED
BETWEEN

 

9349-0001
QUEBEC INC., (represented by Michael Laroche, President)

3085
Peter Mclellan, Sherbrooke, QC, J1H 0B3

EMAIL:
miklaroche@hotmail.com CELL: 819-740-9291

 

HEREINAFTER
REFERRED TO AS: THE TENANT 

 

AND

 

CRYPTOESPACE
INC. (represented by Robert Mincoff, President),

350-6500
Rte. Transcanadienne, Pointe-Claire, QC, H9R 0A5, Canada

EMAIL
: contact@ahaka.com CELL: 514-891-6217

 

HEREINAFTER
REFERRED TO AS: THE TENANT

 

WHICH
AGREE ON THE FOLLOWING:

 

1.
RENTED LOCATIONS

 

The
landlord rents, hereby to the tenant who accepts with guarantee of peaceful enjoyment a building of 26 700 square feet, situated
on 460 Robinson South, Granby, QC, J2G 7N6 (the “Building”), as set on lots 4 794 142 and 4 794 143 of Quebec’s
Cadastre, the registration division of Shefford.

 

2.
TERMS

 

The
lease is granted for an initial period of five (5) years starting DECEMBER FIRST TWO TWOSAND SEVENTEEN (01-12-2017) (the “Starting
Date”) and takes end NOVEMBER THIRTIETH TWO THOUSAND TWENTY-TWO (30-11-2022) (the “End of the Term”).
Regardless of what precedes, the tenant could have access and take possession of the rented premises upon the signing of this
lease and will become responsible as of this date, but with obligation to pay the rent only from the Starting Date.

 

3.
RENT

 

The
rent will be paid the first of each month; the tenant must send the payments to the landlord at the address 3085 Peter Mclelland,
Sherbrooke, QC, J1H 0B3.

 

    	1

     

    

 

The
rental amount is FOUR DOLLARS AND FIFTY CENTS SQUARE FEET PER YEAR, PLUS TPS AND TVQ (4.50 $ /PICA/YEAR), BEING: 120 150, 00 $
PER YEAR+TX (10 012.50 $ per month plus tax) (the “Basic Rent”).

 

The
tenant may have the rented premises measured by a surveyor in accordance with the standards, at his discretion and at his expense.

 

DEPOSIT:

 

The
tenant agrees to pay the landlord a deposit equal to the basic rent for a full year of rental + tx ($ 120 150, 00 + tx) and this
at the signing of the lease (the “Deposit”). This amount will be retained by the landlord and charged to Rent
in the following way:

 

Year
1: The last month (November 2018) will be paid at the same time as the Deposit

Year
2: The last month (November 2019) will be paid at the same time as the Deposit

Year
3: The last month (November 2020) will be paid at the same time as the Deposit

Year
4: The last month (November 2021) will be paid at the same time as the Deposit

Year
5: The last 8 months (April, May, June, July, August, September, October and November 2022) will be paid at the same time as the
Deposit

 

The
balance of the deposit at the end of the lease will be 0$.

 

All
rent arrears, basic and / or additional, will bear interest at a rate equal to five percent (5%) per annum in addition to the
prevailing preferential interest rate, as required by the landlord’s principal banker, calculated from the date on which
this rent was due, until the full payment, as well as all the extrajudicial and legal collection fees which the landlord will
have to pay for the recovery of the rent mentioned above and the additional rent. The tenant must give the landlord a series of
twelve (12) checks postdated and payable to his order bearing the date of the first of each month before 01 December 2017, and
so on for every 01 December of the following years, until the end of the lease, with the exception of the months for which the
Deposit is made.

 

4.
DEFAULT

 

In
each of the following cases (hereinafter referred to as “Events of Default”), the tenant is considered in default
if:

 

	 	a)	the
    tenant fails to take possession of the Rented Premises or if he abandons them;
	 	 	 
	 	b)	the
    tenant fails to pay the Base Rent, Additional Rent or taxes applicable to each of them, or any other amounts that may be due
    under this Lease Agreement;

 

    	2

     

    

 

	 	c)	the
    tenant goes bankrupt or makes an assignment of his property or makes a proposal in the matter of bankruptcy or is under the
    protection of any law favorable to the debtor;
	 	 	 
	 	d)	an
    administrator, receiver, trustee or liquidator is appointed for all or part of the lessee’s property;
	 	 	 
	 	e)	the
    tenant fails to comply with any of its obligations under this lease agreement;
	 	 	 
	 	f)	if
    the tenant fails to pay any monthly rent for Basic Rent or Additional Rent and fails to correct within five (5) days after
    a written release by the landlord to the tenant;

 

In
the event of one of the above-mentioned defaults, the landlord may, at his choice, give the tenant or any administrator, trustee
or liquidator appointed to the tenant’s property a written notice of his intention to terminate the present lease contract
at the end of a reasonable time. In such case, the latter shall terminate immediately upon receipt of such notice from the landlord,
in the same way as if such day were fixed for the expiry of the said lease agreement, without it being necessary to have recourse
to a formal notice or judicial procedure. In such a case, the tenant must then leave and return the Rented Premises to the landlord.
The latter, his agents may then, immediately and at any time thereafter, enter the Leased Premises to repossess them, by legal
action or otherwise, without being held responsible for any damage as a result. Such termination and repossession shall be subject
to all other rights and remedies of the landlord against the tenant under this lease agreement. Among other things, the landlord
may claim from the tenant all rents as well as three (3) additional months following the date of cancellation of the lease or
any other longer period that the law may grant and which will become immediately due and payable, as well as all rents to the
end of this lease and applicable taxes and interests, without prejudice to his right to claim damages from the tenant.

 

5.
TAXES AND FEES PAYABLE BY THE LANDLORD

 

The
landlord will pay the property taxes and school taxes imposed on the property at his own expense.

 

6.
TAXES PAYABLE BY THE TENANT

 

The
tenant will have to pay the landlord, in addition to the rent, the business tax as well as the waste tax, if applicable. These
amounts will be payable to the landlord by equal and consecutive monthly payments based on the supporting documents that the landlord
submits to the tenant.

 

    	3

     

    

 

7.
RELATED FEES TO RENTED PREMISES

 

The
tenant will pay the cost of all the services used or consumed on the premises directly to the supplier (Hydro Québec, the
company supplying the propane, natural gas, snow removal, etc.), to the exemption of the landlord and the tenant to undertake,
at his expense, all the steps required to supply electricity to Hydro Québec or to supply propane with the propane supply
company.

 

The
costs of heating, air conditioning, electricity, etc. are the responsibility of the tenant.

 

The
general interior maintenance is entirely at the expense of the tenant (snow removal, general janitorial maintenance, maintenance
and repair of equipment, etc.).

 

The
building is rented “as is” and therefore all costs related to the building (except municipal and school taxes), are
paid by the tenant, including plumbing, electricity, or other expenses if it occurs.

 

Exterior
maintenance (lawn) is at the expense of the landlord.

 

8.
COMPLIANCE WITH LAWS

 

The
tenant shall not make, keep or tolerate any person making or keeping in the leased premises anything that is prohibited by the
laws, regulations and orders of any authority having jurisdiction over the leased premises or activities taking place there. The
tenant agrees to comply with these laws, regulations and orders.

 

9.
INSURANCE

 

TENANT’S
INSURANCES

 

The
tenant must, at his own expense, contract the following insurance policies and keep them in force for the entire duration of this
lease, including during the period of possession for the purposes of planning:

 

-
   All-Risk Insurance

 

An
all-risk insurance policy for an amount covering the replacement value of all property insured in the rented premises, such as
furniture, rental improvements and the stock of goods, property of the tenant or for which he is responsible. This policy must
include an endorsement whereby the insurance provider will give the landlord a thirty (30) day written notice of cancellation
or significant change to the policy.

 

    	4

     

    

 

-
   Civil Liability Insurance

 

A
civil liability insurance policy covering physical damages, including death and property damages to third parties, for a sum of
FIVE MILLION DOLLAR ($ 5,000,000) per claim. This policy will cover, among other things, the indirect civil liability of owners
and contractors, contracted liability, civil liability for personal injury and possible employer liability. This policy must designate
the landlord and his or her employees, agents as additional insureds and include a mutual liability clause as well as an endorsement
stating that the insurer will give a thirty (30) day notice to the landlord in case of important cancellation to the policy.

 

-
   Proof of Insurance

 

The
tenant must provide certified copies of the insurance policies he maintains in force under this section and satisfactory proof
of the actual payment of such premiums before taking possession for development purposes and thereafter for the duration of this
lease, no later than the date of expiry of the insurance policies required herein. In the event that the tenant fails to take
out the insurance or to give the landlord a copy of the insurance policies or satisfactory proof of payment of the premiums, the
landlord may, without giving notice to the tenant, take out this insurance and immediately recover as additional rent, any premium
paid. Any insurance required under this Section 9 shall be on the terms and with the insurers deemed satisfactory by the landlord
or mortgage creditor from time to time.

 

LANDLORD’S
INSURANCE

 

The
landlord must contract, at his own expense, the insurance policies that a prudent and diligent landlord must subscribe towards
the building and keep them in force for the duration of the lease.

 

10.
FIRE AND DESTRUCTION OF PREMISES

 

If,
during the term of this lease, the building is destroyed or damaged and has become unusable for any reason whatsoever, the landlord
may, within thirty (30) days after the arrival of such loss, notify the tenant of its intention to rebuild or repair and, in this
case, the rent payable by the tenant will be reduced proportionally to the decrease in enjoyment until the reconstruction and
repair work are completed and, insofar as the rented premises may be reconstructed or repaired within a period of a hundred and
eighty (180) days from the date of the loss, the tenant shall not have the right to request the termination of the present lease
or anything of the landlord as compensation, damages and interest or otherwise. For the landlord to inform the tenant of his intention
to proceed with the reconstruction or repair of the leased premises, as aforesaid, the present lease will be expected to have
terminated on the date of the loss, without any recourse by the tenant against the landlord.

 

    	5

     

    

 

If,
during the term of this lease, the building is destroyed or damaged, in part only, without the tenant’s operation being
affected or reduced, but the building requires substantial repairs, the landlord may:

 

	 	a)	Either
    terminate this lease within thirty (30) days of the occurrence of such loss under the option to that effect given to him by
    the tenant at this time, by expressing his intention to this effect by means of written notice. In this case the lease will
    automatically end five (5) days after receipt of the aforementioned notice retroactively to the date of the loss and the tenant
    will not have the right to claim anything of the landlord as compensation, damage and interest or otherwise: or
	 	 	 
	 	b)	Either
    at the same time, notify the tenant of his intention to rebuild or repair and, in this case, the tenant will have to suffer
    the repairs without reduction of rent or with a reduction of the rent proportional to the reduction of the exploitation of
    the tenant in the rented premises during the construction or repair work, but he shall not have the right to request the cancellation
    of this lease or to claim anything from the landlord as compensation, damages or interest or otherwise.

 

11.
LEASE ASSIGNMENT AND SUBLEASE

 

The
landlord consents in advance to any assignment of this lease, in whole or in part, by the tenant to an affiliated company of the
tenant (an “Authorized Transferee”), provided that the tenant notifies the landlord of such assignment. In
this case, the Authorized Transferee will substitute the tenant for the purposes of this lease.

 

If
the tenant wishes to transfer the lease to a person who is not a Transferee, he or she will have to obtain prior written approval
from the landlord. The latter will not oppose such an assignment without reasonable grounds.

 

12.
RENEWAL 

 

The
landlord grants the tenant two (2) renewal options of five (5) years each, which the tenant may exercise by giving the landlord
at least six (6) months written notice before the end of the initial term or the first option for renewal if it has been applied.

 

Renewal
will be subject to the same terms and conditions as the present lease, with the exception of base rent, which will be increased
according to the consumer price index, the increase in property taxes and school taxes, and the increase of any other element.

 

    	6

     

    

 

13.
RESTORE RENTED PREMISES

 

The
landlord agrees that at the expiration of this lease, the tenant will have no obligation to remove any rental improvements or
alterations to the building made in the course of his commercial operation and that he will give the building in the state it
will be on that date, the landlord retaining the additions made to the rented premises, without any compensation to the tenant,
including, without limitation, for electrical input, external and internal electrical transformers, any such additions, improvements
or modifications in front of the property of the landlord.

 

The
tenant may, however, remove and keep the equipment related to its operations (computer servers etc.)

 

14.
VISIT OF RENTED PREMISES

 

The
tenant will have to allow to all person interested in the acquisition of the building or during the six (6) months which will
precede the expiry of the present lease, or of its renewal, to those wishing to rent the places, to visit the places during normal
business hours, subject to a minimum notice of forty-eight (48) hours, and to the extent that such visit is made in the presence
of a representative of the tenant.

 

15.
WORK TO BE DONE BY THE LANDLORD AT ITS EXCLUSIVE FEES

 

A:
Repair of part of the roof (non-renovated part, approximately 21000 square feet)

 

After
having visited and examined the leased premises, the tenant declares that he is entirely satisfied, in all respects, with the
exception of the current environmental situation of the rented premises and the lands divulged by the contamination notice dated
November 16, 2016 and publishes under number 22 761 676 for which the landlord remains fully liable to the full exemption of the
tenant.

 

SPECIAL
NOTE:

 

WHEN
THE TENANT HAS OWNED THE PLACE, THE TENANT CLEARS THE LANDLORD OF ANY RESPONSIBILITY (NO REMEDY) AS TO THE DAMAGES THAT MAY RESULT
IN HIS FACILITIES FOR ANY REASON DURING THE PERIOD OF THE LEASE AND ITS RENEWALS.

 

IN
WITNESS WHEREOF we have signed at Waterloo

 

 

	/s/ Michael Laroche	 
	9349-0001
QUEBEC INC. (Michael Laroche)	DATE: November 11, 2017

 

    	7

     

    

 

IN
WITNESS WHEREOF we have signed at Pointe-Claire

 

 

	/s/ Robert Mincoff	 
	CRYPTOESPACE
INC. (Robert Mincoff)	DATE: November 11, 2017

 

    	8ASSIGNMENT
AND ASSUMPTION AGREEMENT

 

THIS
ASSIGNMENT AND ASSUMPTION AGREEMENT is made and effective as of February 12, 2018 (the “Effective Date”) and is
entered into by and between BLOCESPACE INC. (f/k/a Cryptoespace Inc.) (the “Assignor”) and MARATHON CRYPTO
MINING, INC. (the “Assignee”);

 

WHEREAS
Assignor is a party to a lease agreement with 9349-0001 Quebec Inc. (the “Landlord”) entered into on November
12, 2017 for the premises located at 460 Robinson South, Granby, Quebec J2G-7N6 (the “Lease”);

 

WHEREAS
Assignor desires to assign the Lease and all of its rights, interests and obligations thereunder to the Assignee, and Assignee
is willing to accept the Lease and all of Assignor’s rights, interests and obligations thereunder;

 

WHEREAS
the Landlord has offered its consent to Assignor to assign the Lease to Assignee;

 

NOW
THEREFORE, in in consideration of the foregoing and other good and valuable consideration, the receipt of which is hereby
acknowledged the parties hereto hereby agree as follows:

 

	1.	The
    preamble recited hereinabove shall form an integral part of this Assignment and Assumption Agreement.
	 	 
	2.	The
    Assignor hereby irrevocably assigns and transfers to the Assignee as of the Effective Date, its entire right, title and interest
    in the Lease, attached hereto in Schedule A (the “Assignment”).
	 	 
	3.	The
    Assignee hereby accepts, as of the Effective Date, the Assignment and, for the benefit of the Assignor, expressly assumes
    and agrees to hereafter perform all of the terms, covenants, conditions and obligations of Assignor under the Lease, as though
    it were originally a party to the Lease. 
	 	 
	4.	The
    Assignee represents and warrants that it is legally authorized to enter into this Assignment and Assumption Agreement.
	 	 
	5.	The
    Assignor represents and warrants that (a) it is legally authorized to enter into this Assignment and Assumption Agreement
    and (b) it has received the prior consent of the Landlord and can assign the Lease, pursuant to the terms therein.
	 	 
	6.	This
    Assignment and Assumption Agreement shall bind and inure to the benefits of the parties hereto and their respective successors
    and assigns.
	 	 
	7.	All
    prior negotiations, considerations, representations, understandings and agreements between Assignor and Assignee regarding
    this assignment are merged within this Assignment and Assumption Agreement, which alone fully and completely sets forth the
    understanding of the parties. This Assignment and Assumption Agreement may not be changed, modified or altered except by an
    agreement in writing signed by the parties hereto.
	 	 
	8.	This
    Agreement and other documents delivered pursuant hereto and the legal relations between the parties shall be governed and
    construed in accordance with the laws of the province of Quebec. It is the express wish of the parties that this agreement
    be drawn up and executed in English. Les parties conviennent que la présente convention soit rédigée
    et signée en anglais 

 

[Signature
Page Follows]

 

    	 

     

    

 

IN
WITNESS WHEREOF, the parties hereto have caused this Assignment and Assumption Agreement to be executed as of the date first
above written by their respective duly authorized signatories.

 

	 	BLOCTECHNOLOGIES
    CANADA INC.
	 	 	 
	 	Per
    	/s/
    Robert Mincoff 
	 	Name:
    	Robert
    Mincoff
	 	Title:	President
	 	 	 
	 	MARATHON
    PATENT GROUP INC. 
	 	 	 
	 	Per
    	/s/
     Merrick Okamoto 
	 	Name:
    	Merrick
Okamoto
	 	Title:
    	CEO 

 

The
lease agreement by and between Blocespace Inc. (f/k/a Cryptoespace Inc.) (the “Tenant”) and 9349-0001 Quebec
Inc. (the “Landlord”) entered into on November 12, 2017 for premises located at 460 Robinson South, Granby,
Quebec J2G-7N6.

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