Document:

<PAGE>

                                                                   EXHIBIT 10.14

                          136 EAST SOUTH TEMPLE LEASE

                            BASIC LEASE INFORMATION
<TABLE>
 <S>                       <C>
 1.  Date:                 August 23, 1999

 2.  Landlord:             M & S Balanced Property Fund, L.P., a California limited
                           partnership

 3.  Tenant:               Bronner Com, LLC, a Delaware limited liability company

 4.  Property:             The real property legally described on Exhibit B attached hereto
                                                                  ---------

 5.  Building:             That certain office building which is known as 136 East South
                           Temple, Salt Lake City, Utah, located on the Property

 6.  Premises:             Three thousand five hundred eighty-five (3,585) rentable square
                           feet located on the eighteenth (18th) floor of the Building,
                           designated as Suite No. 1850, as outlined on the floor plan
                           attached hereto as Exhibit A.
                                              ---------

 7.  Initial Term:         Sixty (60) months

 8.  Estimated
     Delivery Date:        October 1, 1999

 9.  Delivery Deadline:    November 1, 1999

 10.  Commencement
      Date:                October 1, 1999

 11.  Expiration Date:     September 30, 2004

 12.  Base Rental Rate:
</TABLE>

         Months          Annual Base Rental Rate
         ------          -----------------------

          1 - 12         $15.50 per rentable square foot
         13 - 24         $16.00 per rentable square foot
         25 - 36         $16.50 per rentable square foot
         37 - 48         $17.00 per rentable square foot
         49 - 60         $17.50 per rentable square foot

                                     BLI-i
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<TABLE>

     Base Rent:
          Months                 Monthly Base Rent
          ------                 -----------------
          <S>                    <C>
           1-12                  $4,631
          13-24                  $4,780
          25-36                  $4,929
          37-48                  $5,079
          49-60                  $5,228

13.  Security Deposit:           $5,228

14.  Base Year:                   1999

15.  Tenant's                     The ratio which the rentable area of the Premises bears to the
     Proportionate Share:         rentable area of the Building, which is agreed to be 1.65%
                                  (3,585/216,976)

16.  Tenant Improvement
     Allowance:                   $71,700 ($20 per rentable square foot)

17.  Space Plan
     Deadline:                    Not Applicable

18.  Working Drawing Deadline:    Not Applicable

19.  Landlord's Broker:           CB Richard Ellis, Inc.

20.  Tenant's Broker:             Cottonwood Realty Services, LLC

21.  Parking Spaces:              5 unreserved spaces in the Building, and an additional 5
                                  unreserved spaces within a two block radius of the Building
                                  pursuant to Article 24.
                                              -----------

22.  Current Parking              Sixty-Five Dollars ($65.00) per space per month, subject to
     Space Rent:                  change in accordance with the terms of Section 24 of this Lease
                                                                         ----------

23.  Early Termination            One day after the date which is 36 months after the
     Date:                        Commencement Date

24.  Early Termination            One day after the date which is 30 months after the
     Notice Date:                 Commencement Date
</TABLE>

                                   BLI-ii
<PAGE>

     The foregoing basic lease information (the "Basic Lease Information") is
incorporated in and made a part of the Lease, dated as of the date written
above, by and between Landlord and Tenant, to which this Basic Lease Information
is attached. If there is any conflict between the Basic Lease Information and
the Lease, the Lease shall control.

               LANDLORD:       M & S BALANCED PROPERTY FUND, L.P.,
                               a California limited partnership

                               By:  MSBMS, a California corporation, GENERAL
                                    PARTNER

                                    By: /S/ [ILLEGIBLE]^^
                                       -----------------------------

                                    Its:    President
                                        ----------------------------

                               Date: Sep.   20         , 1999
                                    -------------------

                               Address:
                               Wood Island, Fourth Floor
                               80 East Sir Francis Drake Boulevard
                               Larkspur, California 94939
                               Att'n:  President

               TENANT:         BRONNER COM, LLC,
                               a Delaware limited liability company

                               By: /s/ [ILLEGIBLE]^^
                                  ---------------------------------

                               Its:    EVP
                                   --------------------------------

                               By: /S/ Meryl K. Beckingham
                                  ---------------------------------

                               Its:     CFO & EVP
                                   --------------------------------

                               Date:    8/23/99
                                    -------------------------------
                               Address:
                               The Prudential Tower
                               800 Boylston Street
                               Boston, MA 02199

                                    BLI-iii
<PAGE>

                               TABLE OF CONTENTS
                                                             PAGE
                                                             ----
 1.  Premises.................................................  1
 2.  Term.....................................................  1
 3.  Acceptance of Premises...................................  2
 4.  Base Rent................................................  2
 5.  Additional Rent..........................................  3
 6.  Security Deposit.........................................  6
 7.  Uses; Hazardous Substances...............................  7
 8.  Maintenance and Repairs..................................  8
 9.  Alterations..............................................  8
10.  Tenant's Property........................................ 10
11.  Entry by Landlord........................................ 10
12.  Liens and Insolvency..................................... 11
13.  Indemnification.......................................... 11
14.  Damage to Tenant's Property.............................. 11
15.  Eminent Domain........................................... 11
16.  Tenant's Insurance....................................... 12
17.  Damage or Destruction.................................... 14
18.  Waiver of Subrogation.................................... 15
19.  Assignment or Subletting................................. 15
20.  Subordination............................................ 18
21.  Estoppel Certificate..................................... 18
22.  Services................................................. 19
23.  Signs and Advertising.................................... 19
24.  Parking.................................................. 20
25.  Rules and Regulations.................................... 20
26.  Time..................................................... 20
27.  Quiet Enjoyment.......................................... 20
28.  Defaults and Remedies.................................... 20
29.  Transfer of Landlord's Interest.......................... 22
30.  Right to Perform......................................... 22
31.  Improvements............................................. 23
32.  Notices.................................................. 23

                                      i
<PAGE>

                                                             Page
                                                             ----

33.  Attorneys' Fees........................................   24
34.  Holding Over...........................................   24
35.  Surrender of Premises..................................   24
36.  Non-Waiver.............................................   24
37.  Mortgagee Protection...................................   24
38.  Building Planning......................................   24
39.  Changes to the Property................................   25
40.  Option to Terminate....................................   25
41.  General Provisions.....................................   25

                                      ii
<PAGE>

                          136 EAST SOUTH TEMPLE LEASE

     THIS LEASE is entered into by and between Landlord and Tenant, as specified
in the Basic Lease Information, which is incorporated herein by reference, as of
the date shown in Paragraph 1 of the Basic Lease Information.
                  -----------

1.   PREMISES. Landlord hereby leases to Tenant and Tenant hereby leases from
Landlord the Premises (as defined in Paragraph 6 of the Basic Lease Information)
                                     -----------
upon and subject to the terms, covenants and conditions herein set forth. Tenant
covenants, as a material part of the consideration for this Lease, to keep and
perform each and all of said terms, covenants and conditions for which Tenant is
responsible and that this Lease is entered into upon the condition of such
performance.

2.   TERM.

     a.  INITIAL TERM. Except as otherwise provided herein, the term of this
         ------------
Lease shall be the Initial Term as set forth in Paragraph 7 of the Basic Lease
                                                -----------
Information, commencing on the earlier to occur of (i) Tenant's commencement of
regular business operations in the Premises or (ii) the Commencement Date (as it
may be extended pursuant to Section 2.b below), and ending as of the Expiration
                            -----------
Date, as set forth in Paragraph 10 and Paragraph 11, respectively, of the Basic
                      -------------    ------------
Lease Information. The Initial Term, together with any extension term as to
which a right has been properly exercised, shall be referred to as the "Term."
Notwithstanding the foregoing, if for any reason the Commencement Date occurs
pursuant to the terms of this Lease on a day other than the first day of a
calendar month, the period commencing on the Commencement Date and ending on the
last day of the calendar month in which the Commencement Date occurs shall be an
initial stub period which shall be added to the Initial Term and Tenant shall
pay all rent and other charges with respect to such stub period (on a prorated
basis as referenced in Section 4a) at the same rate applicable to the first full
                       ----------
calendar month of this Lease. Following such stub period and commencing as of
the first day of the first full calendar month following the month in which the
Commencement Date occurs, Tenant shall commence the payment of rent and other
charges payable hereunder as if the Initial Term had actually commenced on such
date. The use of the stub period described above is intended to provide for ease
of administration and calculation of all amounts owed hereunder, since all
rental adjustments will be determined as of the first day of a calendar month
and the Term of the Lease will end as of the last day of a calendar month
(unless earlier terminated pursuant to the terms hereof).

     b.  DELIVERY OF PREMISES. Landlord shall substantially complete the
         -------- -- --------
improvements to the Premises to be provided by Landlord pursuant to Section 31,
                                                                    ----------
and deliver the Premises to Tenant on or before the Estimated Delivery Date
specified in Paragraph 8 of the Basic Lease Information, subject to extension as
             ----------
provided in this Section 2. If there is any delay in substantial completion of
                 ---------
the improvements to the Premises due to (i) Tenant's failure to submit the Space
Plan or approve the Working Drawings (as such terms are defined in Section 31)
                                                                   ----------
within the periods specified in Section 31, (ii) Tenant's changes to the Space
                                ----------
Plan or the Final Plans, (iii) any failure by Tenant to pay Excess Construction
Costs (as defined in Section 31 below), (iv) any work performed by Tenant in the
                     ----------
Premises which interferes with the performance or delays the progress of
Landlord's Work, or (v) any other delay to the extent requested or caused by
Tenant (collectively, "Tenant's Delay"), the Estimated Delivery Date and the
Delivery Deadline (as specified in Paragraph 9 of the Basic Lease Information)
                                   -----------
shall

                                       1
<PAGE>

each be extended by one day for each day of Tenant's Delay. If the improvements
in the Premises are not substantially complete on or before the Estimated
Delivery Date, this Lease shall remain in full force and effect, provided that
if such failure is not due to Tenant's Delay, the Commencement Date and the
Expiration Date shall be extended to reflect the delay occasioned by such
failure, and provided further, that in the event the improvements to the
Premises are not substantially complete by the Delivery Deadline, Tenant may
thereupon terminate this Lease by written notice to Landlord before the date
that is ten (10) days thereafter, in which event Landlord shall have no other or
further liability or obligation hereunder to Tenant. Landlord shall have no
liability to Tenant due to delay in completing the Premises. No Base Rent (as
defined in Section 4) or additional rent shall accrue prior to the Commencement
           ---------
Date. If any delay in substantially completing the improvements to the Premises
is occasioned by Tenant's Delay, the Term will commence as of the Commencement
Date. "Substantially Complete" means that the improvements to the Premises have
been completed in accordance with the Final Plans, even though minor details,
adjustments or punch list items that do not materially interfere with Tenant's
use or occupancy of the Premises for normal business operations may remain to be
completed. Landlord will use commercially reasonable efforts to complete all
punchlist items within thirty (30) days, or as soon as reasonably possible-
following the date the Premises are Substantially Complete.

     c.  CONFIRMATION OF LEASE TERM. When the Commencement Date and the
         --------------- ----------
Expiration Date have been ascertained, the parties shall promptly complete and
execute a Confirmation of Lease Term in the form of Exhibit C attached hereto.
                                                    ---------

3.   ACCEPTANCE OF PREMISES. Landlord shall have no obligation whatsoever to
construct leasehold improvements for Tenant or to repair or refurbish the
Premises, except as specifically set forth in Section 31 of this Lease. Landlord
                                              ----------
or Landlord's agents have made no representations or promises with respect to
the Building (as defined in Paragraph 5 of the Basic Lease Information), the
                            -----------
Premises or this Lease except as expressly set forth herein. The taking of
possession of the Premises by Tenant shall be conclusive evidence that Tenant
accepts the same "AS IS" and that the Premises and the Building are suited for
the use intended by Tenant and were in good and satisfactory condition at the
time such possession was taken. Tenant represents and warrants to Landlord that
(a) its sole intended use of the Premises is for general office use which has no
requirements other than those which are typical to office use, including but not
limited to, special security requirements, (b) it does not intend to use the
Premises for any other purpose, and (c) prior to executing this Lease it has
made such investigations as it deems appropriate with respect to the suitability
of the Premises for its intended use and has determined that the Premises is
suitable for such intended use.

4.   Base RENT.

     a.  BASE RENT PAYMENTS. Tenant agrees to pay Landlord each month, as base
         --------- --------
monthly rent, the Base Rent as set forth in Paragraph 12 of the Basic Lease
                                            ------------
Information. Each monthly installment of Base Rent shall be payable in advance
on the first day of each calendar month during the Term, except that the first
month's installment shall be paid upon the execution hereof. If the Term
commences or ends on a day other than the first day of a calendar month, then
the rent for the months in which this Lease commences or ends shall be prorated
(and paid at the beginning of each such month) in the proportion that the number
of days this Lease is in effect during such month bears to the total number of
days in such month, and such partial month's installment shall be paid no later
than the commencement of the subject month. In addition to the Base Rent, Tenant
agrees to pay as additional rent the

                                       2
<PAGE>

amount of additional rent and rent adjustments and other charges required by
this Lease. All rent shall be paid to Landlord, without prior demand and without
any deduction or offset, in lawful money of the United States of America, at the
address of Landlord designated on the signature page of the Basic Lease
Information or to such other person or at such other place as Landlord may from
time to time designate in writing.

     b.  Late Charge. If Tenant fails to pay any installment of Base Rent,
         -----------
additional rent or other charges within five (5) days after the same are due, or
fails to make any other payment for which Tenant is obligated under this Lease,
then Tenant shall pay to Landlord a late charge equal to five percent (5%) of
the amount so payable. Tenant acknowledges that late payments will cause
Landlord to incur costs not contemplated by this Lease, the exact amount of
which costs are extremely difficult and impracticable to calculate. The parties
agree that the late charge described above represents a fair and reasonable
estimate of the extra costs incurred by Landlord as a result of such late
payment. Such late charge shall not be deemed a consent by Landlord to any late
payment, nor a waiver of Landlord's right to insist upon timely payments at any
time, nor a waiver of any remedies to which Landlord is entitled hereunder. In
addition, all amounts payable by Tenant to Landlord hereunder, exclusive of the
late charge described above, if not paid within five (5) days after such amounts
are due, shall bear interest from the due date until paid at the greater of (i)
eighteen percent (18%) per annum, or (ii) maximum rate allowable by law.

5.   ADDITIONAL RENT. In addition to the Base Rent provided in Section 4 of this
                                                               ---------
Lease, Tenant shall pay Tenant's Proportionate Share as specified in Paragraph
                                                                     ---------
15 of the Basic Lease Information, of the increase in Actual Operating Costs for
--
each Operating Year over the Base Amount (as such terms are defined below).
Tenant's Proportionate Share of the Building may change based on remeasurement
or adjustment of the area of the Building or the Premises. In addition, whenever
additional space is added to the Premises, Tenant's Proportionate Share of the
Building shall increase accordingly.

     a.  Estimated Operating Costs. After the close of each Operating Year
         -------------------------
(except the Base Year) during the Term, Landlord shall furnish Tenant a written
statement of the "Estimated Operating Costs" for such Operating Year, and a
corresponding calculation of additional rent, which shall be one-twelfth (1/12)
of Tenant's Proportionate Share of the amount, if any, by which the Estimated
Operating Costs exceed the Base Amount. Such additional amount shall be added to
the monthly installment of Base Rent payable by Tenant under this Lease for each
month during such Operating Year.

     b.  Actual Operating Costs. After the close of each Operating Year (except
         ----------------------
the Base Year) during the Term, Landlord shall deliver to Tenant a written
statement setting forth the Actual Operating Costs during the preceding
Operating Year. If such costs for any Operating Year exceed the Estimated
Operating Costs paid by Tenant to Landlord pursuant to Section 5.a, Tenant shall
                                                       -----------
pay the amount of such excess to Landlord as additional rent within thirty (30)
days after receipt by Tenant of such statement. If such statement shows such
costs to be less than the amount paid by Tenant to Landlord pursuant to Section
                                                                        -------
5.a, then the amount of such overpayment shall be paid by Landlord to Tenant
---
within thirty (30) days following the date of such statement or, at Tenant's
election, credited by Landlord to the payment of rent next due.

     c.  Determinations. The determination of Actual Operating Costs and
         --------------
Estimated Operating Costs shall be made by Landlord in its reasonable
discretion, subject to Tenant's audit rights set forth in Section 5.f below. Any
                                                          -----------
payments pursuant to this Section 5 shall be
                          ---------

                                       3
<PAGE>

additional rent payable by Tenant hereunder, and in the event of nonpayment
thereof, Landlord shall have the same rights with respect to such nonpayment as
it has with respect to any other nonpayment of rent hereunder.

     d.  End of Term. If this Lease shall terminate on a day other than the last
         -----------
day of an Operating Year, the amount of any adjustment between Estimated
Operating Costs and Actual Operating Costs with respect to the Operating Year in
which such termination occurs shall be prorated on the basis which the number of
days from the commencement of such Operating Year, to and including such
termination date, bears to three hundred sixty-five (365); and any amount
payable by Landlord to Tenant or Tenant to Landlord with respect to such
adjustment shall be payable within thirty (30) days after delivery of the
statement of Actual Operating Costs with respect to such Operating Year.

     e.  Definitions. The following terms shall have the respective meanings
         -----------
hereinafter specified:

          (1) "Base Amount" shall mean an amount equal to Actual Operating Costs
     for the Base Year (as defined in Paragraph 14 of the Basic Lease
                                      ------------
     Information).

          (2) "Operating Year" shall mean a calendar year commencing January 1
     and ending December 31.

               (i) "Operating Costs" shall mean all expenses paid or incurred by
          Landlord for maintaining, owning, operating and repairing the Property
          (as defined in Paragraph 4 of the Basic Lease Information) and the
                         -----------
          Building, and the personal property used in conjunction therewith,
          including, but not limited to expenses incurred or paid for: Property
          Taxes (as hereinafter defined); utilities for the Property, including
          but not limited to electricity, power, gas, steam, oil or other fuel,
          water, sewer, lighting, heating, air conditioning and ventilating;
          permits, licenses and certificates necessary to operate, manage and
          lease the Property for office purposes; insurance Landlord deems
          appropriate to carry or is required to carry by any mortgagee under
          any mortgage encumbering the Building or any portion thereof or
          interest therein or encumbering any of Landlord's or a property
          manager's personal property used in the operation of the Building;
          supplies, tools, equipment and materials used in the operation, repair
          and maintenance of the Property; accounting, legal, inspection,
          consulting, concierge and other services; equipment rental (or
          installment equipment purchase or equipment financing agreements);
          management agreements (including the cost of any management fee
          actually paid thereunder and the fair rental value of any office space
          provided thereunder, up to customary and reasonable amounts in
          comparable buildings in the Salt Lake City area); wages, salaries and
          other compensation and benefits (including the fair value of any
          parking privileges provided) for all persons engaged in the operation,
          maintenance or security of the Property, and employer's Social
          Security taxes, unemployment taxes or insurance, and any other taxes
          which may be levied on such wages, salaries, compensation and
          benefits; payments under any easement, operating agreement,
          declaration, restrictive covenant, or instrument pertaining to the
          sharing of costs in any planned development or similar arrangement;
          operation, repair, and maintenance of all systems and equipment and
          components thereof (including replacement of components); janitorial

                                       4
<PAGE>

          service; alarm and security service; window cleaning; trash removal;
          elevator maintenance; cleaning of walks, parking facilities and
          building walls; replacement of wall and floor coverings, ceiling tiles
          and fixtures in lobbies, corridors, restrooms and other common or
          public areas or facilities; maintenance and replacement of shrubs,
          trees, grass, sod and other landscape items, irrigation systems,
          drainage facilities, fences, curbs, and walkways; re-paving and re-
          striping parking facilities; and roof repairs (excluding capital
          repairs or replacement). Notwithstanding the foregoing, Operating
          Costs shall not include depreciation, interest and amortization on
          mortgages or other debt costs or ground lease payments, if any; legal
          fees in connection with leasing, tenant disputes or enforcement of
          leases; real estate brokers' leasing commissions; improvements or
          alterations to tenant spaces; the cost of providing any service
          directly to and to be paid directly by, any tenant; costs of any items
          to the extent Landlord receives reimbursement from insurance proceeds
          or from a third party (such proceeds to be deducted from Operating
          Costs in the year in which received); and capital expenditures except
          those capital expenditures made in good faith primarily to reduce
          Operating Costs, or to comply with any laws or other governmental
          requirements enacted or becoming effective after the date of this
          Lease, or for replacements (as opposed to additions or new
          improvements) of non-structural items located in the common areas of
          the Property required to keep such areas in good condition, which
          capital expenditures (together with reasonable financing charges)
          shall be amortized for purposes of this Lease over the shorter of (i)
          their useful lives, or (ii) three (3) years. In addition, Operating
          Costs shall not include, for purposes of this Lease, (i) all items and
          services for which Tenant or any other Tenant in the Building
          reimburses Landlord or which Landlord provides selectively to one or
          more tenant (other than Tenant) without reimbursement, (ii) the wages
          of any employee to the extent that his time is devoted to properties
          other than the Building, and (iii) the cost of Landlord's general
          corporate overhead.

          (3) "Estimated Operating Costs" shall mean Landlord's estimate of
Operating Costs for the following Operating Year, adjusted as if ninety-five
percent (95%) of the total rentable area of the Building had been occupied for
the entire Operating Year.

          (4) "Actual Operating Costs" shall mean the actual Operating Costs for
any Operating Year, adjusted as if ninety-five percent (95%) of the total
rentable area of the Building had been occupied for the entire Operating Year.

          (5) "Property Taxes" shall mean all real and personal property taxes
and assessments imposed by any governmental authority or agency on the Building
and the Property (including a pro rata portion of any taxes levied on any common
areas); any assessments levied in lieu of such taxes; any non-progressive tax on
or measured by gross rents received from the rental of space in the Building;
and any other costs levied or assessed by, or at the direction of, any federal,
state, or local government authority in connection with the use or occupancy of
the Building or the Premises or the parking facilities serving the Building and
the Premises; any tax on this transaction or any document to which Tenant is a
party creating or transferring an interest in the Premises, and any actual
expenses reasonably incurred, including the reasonable cost of attorneys or
experts, incurred by Landlord in seeking reduction by the taxing authority of
the above-referenced taxes, less any tax refunds obtained as a result of an
application for

                                       5
<PAGE>

     review thereof; but shall not include any net income, franchise, estate or
     inheritance taxes.

     f.  Right to Audit. Landlord agrees to maintain accurate books and records
         --------------
of the Operating Costs for each Operating Year (or partial Operating year)
throughout the Term and for a period of three (3) years thereafter. Once per
calendar year, within thirty (30) days after Tenant's request, Landlord shall
provide a written response to any questions that Tenant may have concerning the
calculation of the Actual Operating Costs for the immediately preceding
Operating Year. In the event of any reasonable good faith dispute or uncertainty
as to said amounts, Tenant shall have the right, at its own expense, to conduct
an audit of Landlord's books and records relating to the determination of
Operating Costs, upon reasonable prior written notice, during normal business
hours for the immediately preceding Operating Year of the Term. In addition,
Tenant shall have a one-time-only right to audit Operating Costs for the Base
Year. Notwithstanding any such dispute or uncertainty, Tenant shall pay Base
Rent and all additional rent in accordance with the terms of this Lease. If
Tenant, reasonably and in good faith, challenges Landlord's computations of the
Actual Operating Costs for the immediately preceding Operating Year, Tenant
shall notify Landlord in writing of its objections. If Tenant's audit indicates
that Tenant has been overcharged for the Actual Operating Costs, Landlord shall
revise its records and billings accordingly; provided, however, that if Landlord
disputes the findings of Tenant's audit, then Landlord and Tenant shall mutually
agree upon a nationally recognized firm of certified public accountants which
shall conduct an independent audit (and which shall not be compensated on a
contingency fee basis), and the findings of such firm shall be binding on the
parties hereto. Within thirty (30) days after resolution of such dispute, the
party which owes money to the other shall remit the sum owed. Subject to the
following, Tenant shall be responsible for the cost of its own audit and also
for the cost of any audit by an independent accounting firm; provided, however,
that notwithstanding the foregoing, if Tenant's audit, or if an audit was
conducted by an independent accounting firm then the independent audit,
determines that Tenant has been overcharged by seven and one-half percent
(7 1/2%) or more for the Actual Operating Costs for the immediately preceding
Operating Year of the Term, then Landlord shall pay for or reimburse Tenant for
the reasonable cost of Tenant's audit, and, if an audit by an independent
accounting firm was also conducted in accordance with the foregoing provisions
of this Section 5. Landlord shall also pay for the cost of such independent
        ---------
audit. If the audit determines that Tenant has been overcharged by an amount
less than 5%, Landlord and Tenant will each pay for its own auditor and shall
split the cost of any independent auditor making such determination.

6.  SECURITY DEPOSIT. Tenant has deposited with Landlord the Security Deposit
specified in Paragraph 13 of the Basic Lease Information. Said sum shall be held
             ------------
by Landlord as security for the faithful performance by Tenant of all of
Tenant's obligations under this Lease. If Tenant defaults with respect to any
provision hereof, including but not limited to the provisions relating to the
payment of rent, Landlord may (but shall not be required to) use, apply or
retain all or part of the Security Deposit for the payment of any rent or any
other sum in default, or for the payment of any other amount which Landlord may
incur by reason of Tenant's default or to compensate Landlord for any other loss
or damage which Landlord may suffer by reason of Tenant's default. If any
portion of the deposit is so used or applied, Tenant shall, upon demand,
immediately deposit cash with Landlord in an amount sufficient to restore the
Security Deposit to its original amount. Tenant's failure to do so shall be a
material breach of this Lease. Landlord shall not be required to keep the
Security Deposit separate from its general funds, and Tenant shall not be
entitled to interest on such deposit. If Tenant shall fully and faithfully
perform all of its obligations under this Lease, the Security Deposit or any
balance thereof shall

                                       6
<PAGE>

be returned to Tenant (or, at Landlord's option, to the last assignee of
Tenant's interests hereunder) at the expiration of the Term, provided that
Landlord may retain all or a portion of the Security Deposit in an amount
determined by Landlord in good faith as necessary to cover any amounts owed by
Tenant for Actual Operating Costs during the Term (it being agreed that if any
amount is so retained Landlord will deliver a reasonable explanation of the
amounts so withheld).

7.   USES; HAZARDOUS SUBSTANCES.

     a.  Use. Tenant agrees that it will use the Premises solely for general
         ---
office purposes, and for no other business or purpose. Tenant, at its sole cost
and expense, shall promptly comply with all local, state or federal laws,
statutes, ordinances and governmental rules, regulations or requirements now in
force or which may hereinafter be in force, including, without limitation, the
Americans with Disabilities Act, 42 U.S.C. (S) 12101 et seq. and any
governmental regulations relating thereto (the "ADA"), including any required
alterations for purposes of "public accommodations" under such statute,
provided, however, Landlord agrees to remedy any violations of the ADA occurring
-----------------
within the common areas of the Building or the Property, except to the extent
the violation results from Tenant's particular use or operation of its Premises.
Tenant shall not use or permit the Premises to be used in any manner nor do any
act which would increase the existing rate of insurance on the Building or cause
the cancellation of any insurance policy covering the Building, nor shall Tenant
permit to be kept, used or sold, in or about the Premises, any article which may
be prohibited by the standard form of fire insurance policy, unless Tenant
obtains an endorsement to the policy allowing such activity. Tenant shall not
during the Term (i) commit or allow to be committed any waste upon the Premises,
or any public or private nuisance in or around the Building or the Property,
(ii) allow any sale by auction upon the Premises, (iii) place any loads upon the
floor, walls, or ceiling of the Premises which endanger the Building, (iv) use
any apparatus, machinery or device in or about the Premises which will cause any
substantial noise or vibration or in any manner damage the Building, (v) place
any harmful liquids in the drainage system or in the soils surrounding the
Building, or (vi) disturb or unreasonably interfere with other tenants of the
Building. If any of Tenant's office machines or equipment disturbs the quiet
enjoyment of any other tenant in the Building, then Tenant shall provide
adequate insulation, or take such other action as may be necessary to eliminate
the disturbance, all at Tenant's sole cost and expense. Landlord will respond
promptly to Tenant's request for clarification of the Building's floor load and
sound/vibration requirements based upon actual information provided to Landlord
regarding equipment Tenant wishes to install.

     b.  Hazardous Materials. Tenant shall not generate, use, manufacture, keep,
         -------------------
store, refine, release, discharge or dispose of any substance or material that
is described as a toxic or hazardous substance, waste or material or a pollutant
or contaminant by any federal, state or local law, ordinance, rule or regulation
now or hereafter in force, as amended from time to time, in any way relating to
or regulating human health or safety or industrial hygiene or environmental
conditions or pollution or contamination, including the Comprehensive
Environmental Response, Compensation and Liability Act of 1980, 42 U.S.C. (S)
9601, et seq., the Solid Waste Disposal Act, 42 U.S.C. (S) 6901, et seq.,
including, without limitation, PCBs, petroleum products, asbestos and asbestos-
containing materials (collectively, "Hazardous Substances"), on, under or near
the Premises or the Building, except that Tenant may use Hazardous Substances on
the Premises that are incidental to general office use, such as photocopier
toner, provided such use is in compliance with laws and prudent business
practices. Tenant shall not cause or permit any waste material or refuse to be
dumped upon or

                                       7
<PAGE>

remain upon any part of the Property outside the Premises, nor shall Tenant
cause or allow any materials, supplies, equipment, finished products or semi-
finished products or articles of any nature to be stored upon or remain upon the
Property outside the Premises. Tenant agrees to indemnify Landlord against and
hold Landlord harmless from any and all loss, cost, liability, claim, damage,
and expense including, without limitation, reasonable attorneys' fees and
disbursements, to the extent incurred in connection with or arising from the
generation. use, manufacture, storage, disposal or release of any Hazardous
Substances by Tenant or any person claiming through or under Tenant or any
contractor, agent, employee, visitor, assign or licensee of Tenant, on or about
the Property throughout the Term.

8.   MAINTENANCE AND REPAIRS.

     a.  Landlord's Obligations. Landlord shall maintain and keep in good repair
         ----------------------
the foundations, exterior walls, structural portions of the roof and other
structural portions of the Building, and shall maintain the electrical,
plumbing, heating and ventilating equipment in the Building, except such
portions thereof as may be specially installed for Tenant or otherwise altered
by Tenant in connection with Tenant's work or otherwise; and except that all
damage or injury to the Premises, the Building or the equipment and improvements
therein caused by any act, neglect, misuse or omission of any duty by Tenant or
by any persons who may be in or upon the Premises or the Building with the
express or implied consent of Tenant shall be paid by Tenant. Landlord shall not
be liable for any failure to make any such repairs or to perform any maintenance
unless such failure shall persist for an unreasonable time after written notice
of the need of such repairs or maintenance is given by Tenant to Landlord.
Tenant hereby waives and releases its right to make repairs at Landlord's
expense under any law, statute or ordinance now or hereafter in effect. Landlord
makes no warranty as to the quality, continuity or availability of the
telecommunications services in the Building, and Tenant hereby waives any claim
against Landlord for any actual or consequential damages (including damages for
loss of business) if Tenant's telecommunications services in any way are
interrupted, damaged or rendered less effective, except to the extent caused by
the gross negligence or willful misconduct of Landlord, its agents or employees.

     b.  Tenant's Obligations. Tenant shall at its expense maintain, repair and
         --------------------
replace all portions of the Premises and the equipment or fixtures relating
thereto, except to the extent specified in Section 8.a, above, at all times in
                                           -----------
good condition and repair, all in accordance with the laws of the State of Utah
and all health, fire, police and other ordinances, regulations and directives of
governmental agencies having jurisdiction over such matters. Tenant shall
replace at Tenant's sole expense any glass that may be broken in the Premises,
and elsewhere in the Building if done through any fault or negligence of Tenant
or any agent, employee, contractor, or invitee of Tenant, with glass of the same
size, specifications and quality, with signs thereon, if required. At the
expiration of the Term, Tenant shall surrender the Premises in good condition,
normal wear and tear and damage by fire or other casualty excepted, and will
clean all walls, floors, suspended ceilings and carpeting therein. Tenant shall
indemnify Landlord for any loss or liability resulting from any delay by Tenant
in surrendering the Premises to Landlord as provided herein.

9.  ALTERATIONS.

    a.  Landlord's Consent. Tenant shall not make any alterations, additions or
        ------------------
improvements (collectively, "Alterations") in or to the Premises or make changes
to locks on doors or add, disturb or in any way change any plumbing or wiring
without obtaining the prior

                                       8
<PAGE>

written consent of Landlord, which consent shall not be unreasonably withheld
provided that the Alterations do not affect the Building's structure, safety,
systems or aesthetics or cause the release of Hazardous Substances.
Notwithstanding the foregoing, Tenant may make Alterations to the Premises, so
long as the Alterations (i) do not exceed a cost of $10,000 in the aggregate,
(ii) are non-structural in nature, (iii) do not affect the Building or any
building system including electrical, telephone cable or otherwise) or any other
Tenant in the building and (iv) Tenant notifies Landlord of the scope of the
intended improvements prior to commencing any work with respect thereto.

     b.  Performance of Work. All Alterations shall be made at Tenant's sole
         -------------------
expense and by contractors or mechanics approved by Landlord, shall be made at
such times and in such manner as Landlord may from time to time designate, and
shall become the property of Landlord without its obligation to pay therefor.
All work with respect to any Alterations shall be performed in a good and
workmanlike manner, shall be of a quality equal to or exceeding the then
existing construction standards for the Building and must be of a type, and the
floors and ceilings must be finished in a manner, customary for general office
use and other uses common to first-class office buildings in the vicinity.
Alterations shall be diligently prosecuted to completion to the end that the
Premises shall be at all times a complete unit except during the period
necessarily required for such work. All Alterations shall be made strictly in
accordance with all laws, regulations and ordinances relating thereto, and no
interior improvements installed in the Premises may be removed unless the same
are promptly replaced with interior improvements of the same or better quality.
Landlord hereby reserves the right to require any contractor or mechanic working
in the Premises to provide lien waivers and liability insurance covering the
Alterations to the Premises and to require Tenant to secure, at Tenant's sole
cost and expense, completion and lien indemnity bonds satisfactory to Landlord,
and/or to require such other instruments as may be reasonably requested by
Landlord. Tenant shall give Landlord ten (10) days written notice prior to the
commencement of any Alterations and shall allow Landlord to enter the Premises
and post appropriate notices to avoid liability to contractors or material
suppliers for payment for any Alterations. All Alterations shall remain in and
be surrendered with the Premises as a part thereof at the termination of this
Lease, without disturbance, molestation or injury, provided that Landlord may
require any Alterations to be removed upon termination of this Lease provided
that Tenant shall not be obligated to remove Alterations requiring Landlord's
consent unless Landlord specified at the time of approving such Alteration that
removal would be required at Landlord's request. In such event, all expenses to
restore said space to normal building standards shall be borne by Tenant.

     c.  Landlord's Expenses: Administrative Fee. Tenant shall pay to Landlord,
         ---------------------------------------
as additional rent, any actual and reasonable out-of-pocket costs incurred by
Landlord in connection with the review, approval and supervision of the
Alterations and for any additional Building services provided to Tenant or to
the Premises in connection with any such alterations, additions or improvements
which are beyond the normal services provided to occupants of the Building.
Tenant shall also pay to Landlord an administration fee equal to ten percent
(10%) of the cost of the work to compensate Landlord for the administrative
costs incurred in the review, approval and supervision of the Alterations. Under
no circumstances shall Landlord be liable to Tenant for any damage, loss, cost
or expense incurred by Tenant on account of Tenant's plans and specifications,
Tenant's contractors or subcontractors, or Tenant's design of any work,
construction of any work or delay in completion of any work.

                                       9
<PAGE>

10.  TENANT'S PROPERTY.

     a.  Removal Upon Expiration of Lease. All articles of personal property and
         --------------------------------
all business and trade fixtures, machinery and equipment, furniture and movable
partitions owned by Tenant or installed by Tenant at its expense in the Premises
shall be and remain the property of Tenant and may be removed by Tenant at any
time during the Term, subject to the other requirements of this Lease. If Tenant
shall fail to remove all of such property from the Premises at the expiration of
the Term or within ten (10) days after any earlier termination of this Lease for
any cause whatsoever, Landlord may, at its option, after two (2) days' written
notice to Tenant, remove the same in any manner that Landlord shall choose, and
store such property without liability to Tenant for loss thereof. In such event,
Tenant agrees to pay Landlord upon demand any and all expenses incurred in such
removal, including court costs and attorneys' fees and storage charges on such
property for any length of time that the same shall be in Landlord's possession.
Landlord may, at its option, without further notice, sell said property or any
of the same, at private sale and without legal process, for such price as
Landlord may obtain and apply the proceeds of such sale to any amounts due under
this Lease from Tenant to Landlord and to the expense incident to the removal
and sale of said property.

     b.  Personal Property Taxes. Tenant shall be liable for and shall pay, at
         -----------------------
least ten (10) days before delinquency, all taxes levied against any personal
property or trade fixtures placed by Tenant in or about the Premises. If any
such taxes on Tenant's personal property or trade fixtures are levied against
Landlord or Landlord's property or if the assessed value of the Premises or
Landlord's obligations are increased by a value placed upon such personal
property or trade fixtures of Tenant and if Landlord, after at least ten (10)
days written notice to Tenant, pays the taxes or obligations based upon Tenant's
personal property or trade fixtures, which Landlord shall have the right to do
regardless of the validity thereof, but only under proper protest if requested
by Tenant, Tenant shall, upon demand, repay to Landlord the taxes or obligations
so levied against Landlord, or the portion of such taxes or obligations
resulting from such increase in the assessment.

11.  ENTRY BY LANDLORD. After reasonable notice (except in emergencies, where no
such notice shall be required), Landlord, its authorized agents, contractors and
representatives shall at any and all times have the right to enter the Premises
(i) to inspect the same, (ii) to supply janitorial service and any other service
to be provided by Landlord to Tenant hereunder, (iii) to show the Premises to
prospective purchasers, (iv) to show the Premises to prospective tenants during
the last 6 months of the Initial Term, and any renewals thereof, and to
prospective tenants at any time if Tenant has vacated the Premises or defaulted
in its obligations hereunder, (v) to post notices required by law or necessary
for Tenant's safety or security, (vi) to alter, improve or repair the Premises
or any other portion of the Building, all without being deemed guilty of any
eviction of Tenant and without abatement of rent. Landlord may, in order to
carry out such purposes, erect scaffolding and other necessary structures where
reasonably required by the character of the work to be performed, provided that
Landlord will exercise commercially reasonable efforts not to interfere with the
normal business operations of Tenant. Landlord shall at all times have and
retain a key with which to unlock all doors in the Premises, excluding Tenant's
vaults and safes. Landlord shall have the right to use any and all means which
Landlord may deem proper to open said doors in an emergency in order to obtain
entry to the Premises. Any entry to the Premises obtained by Landlord pursuant
to the terms hereof shall not be deemed to be a forcible or unlawful entry into
the Premises, or an eviction of Tenant from the Premises or any portion thereof,
and Tenant hereby waives any claim for damages for any

                                      10
<PAGE>

injury or inconvenience to or interference with Tenant's business, any loss of
occupancy or quiet enjoyment of the Premises, and any other loss in, upon and
about the Premises.

12.  LIENS AND INSOLVENCY. Tenant shall keep the Premises and the Building free
from any liens or encumbrances of any kind or nature arising out of any work
performed, materials ordered or obligations incurred by or on behalf of Tenant.
If Tenant becomes insolvent, makes an assignment for the benefit of creditors,
or if legal proceedings are instituted seeking to have Tenant adjudicated
bankrupt, reorganized or rearranged under the bankruptcy laws of the United
States, or if this Lease shall, by operation of law or otherwise, pass to any
person or persons or entity other than Tenant, Landlord may, at its option,
terminate this Lease, which termination shall reserve unto Landlord all of the
rights and remedies available under Sections 28 and 30 hereof, and Landlord may
                                    -----------     --
accept rent from such trustee, assignee or receiver without waiving or
forfeiting said right of termination.

13.  INDEMNIFICATION. Tenant shall indemnify, defend and hold Landlord harmless
from all losses, liabilities, costs, expenses and claims arising from (a)
Tenant's use of the Premises or the conduct of its business or any activity,
work, or thing done, permitted or suffered by Tenant in or about the Premises,
(b) any breach or default in the performance of any obligation to be performed
by Tenant under the terms of this Lease, (c) any act, neglect, fault or omission
of Tenant or of its agents, employees, invitees or guests and (d) all costs,
attorneys' fees, expenses and liabilities incurred in or about such claims or
any action or proceeding brought thereon to the extent that such losses are not
caused by Landlord's gross negligence or willful misconduct or breach or default
of Landlord's obligations hereunder. In case any action or proceeding shall be
brought against Landlord by reason of any such claim, Tenant upon notice from
Landlord shall defend the same at Tenant's expense by counsel approved in
writing by Landlord. Tenant, as a material part of the consideration to
Landlord, hereby assumes all risk of and waives all claims against Landlord with
respect to damage to property or injury to persons in, upon or about the
Premises from any cause whatsoever except that which is caused by Landlord's
gross negligence or willful misconduct or by the failure of Landlord to observe
any of the terms and conditions of this Lease where such failure has persisted
for an unreasonable period of time after written notice to Landlord of such
failure.

14.  DAMAGE TO TENANT'S PROPERTY. Notwithstanding anything to the contrary in
this Lease, Landlord or its agents shall not be liable for (a) any damage to any
property entrusted to employees of the Building or its property managers, (b)
loss or damage to any property by theft or otherwise, (c) any injury or damage
to persons or property resulting from fire, explosion, falling plaster, steam,
gas, electricity, water or rain which may leak from any part of the Building or
from the pipes, appliances or plumbing work therein or from the roof, street or
sub-surface or from any other place or resulting from dampness or any other
cause whatsoever, or (d) any damage or loss to the business or occupation of
Tenant arising from the acts or neglect of other tenants or occupants of, or
invitees to, the Building. Tenant shall give prompt notice to Landlord in case
of fire or accident in the Premises or in the Building or of defects therein or
in the fixtures or equipment.

15.  EMINENT DOMAIN.

     a.  Complete Taking.   If the whole of the Property, the Building or the
         ---------------
Premises or so much thereof shall be taken by condemnation or in any other
manner for any public or quasi-public use or purpose so that a reasonable amount
of reconstruction will not result in the Premises being suitable for Tenant's
continued occupancy, this Lease and the term and estate

                                      11
<PAGE>

hereby granted shall terminate as of the date that possession of the Property,
the Building or the Premises is so taken (herein called "Date of the Taking"),
and the Base Rent and other sums payable hereunder shall be prorated and
adjusted as of such termination date. Landlord shall notify Tenant in writing
within thirty (30) days of a final condemnation order, specifying whether the
Lease will terminate under the terms of the provision.

     b.  Partial Taking.  If only a part of the Building, the Property or the
         --------------
Premises shall be so taken and the remaining part thereof after reconstruction
is suited for Tenant's continued occupancy, this Lease shall be unaffected by
such taking, except that Landlord may, at its option, terminate this Lease by
giving Tenant notice to that effect within sixty (60) days after the Date of the
Taking if a portion of the Building is affected by any such taking. In such
event, this Lease shall terminate on the date that such notice from the Landlord
to Tenant shall be given, and the Base Rent and other sums payable hereunder
shall be prorated and adjusted as of such termination date. Upon a partial
taking after which this Lease continues in force as to any part of the Premises,
the Base Rent and other sums payable hereunder shall be adjusted according to
the rentable area remaining.

     c.  Award.  Landlord shall be entitled to receive the entire award or
         -----
payment in connection with any taking without deduction therefrom for any estate
vested in Tenant by this Lease, and Tenant shall receive no part of such award,
including any award for the "leasehold bonus value" of this Lease. Tenant hereby
expressly assigns to Landlord all of its right, title and interest in and to
every such award or payment. Notwithstanding the foregoing, so long as
Landlord's award is not affected thereby, Tenant may pursue a separate award for
loss of its personal property and relocation expenses.

     d.  Waiver.  Except as may be otherwise provided herein, Tenant hereby
         ------
waives and releases any right to terminate this Lease under any law, statute or
ordinance now or hereafter in effect relative to eminent domain, condemnation or
takings.

16.  TENANT'S INSURANCE.  Tenant shall, during the entire term of this Lease and
any other period of occupancy, at its sole cost and expense, keep in full force
and effect the following insurance:

     a.  All-Risk Insurance.  Standard form property insurance insuring against
         ------------------
the perils of fire, vandalism, malicious mischief, cause of loss-special form
("All-Risk"), sprinkler leakage, earthquake sprinkler leakage and earthquake
coverage. This insurance policy shall be upon all trade fixtures and other
property owned by Tenant, for which Tenant is legally liable and/or that was
installed at Tenant's expense, and which is located in the Building including,
without limitation, furniture, fittings, installations, fixtures and any other
personal property, in an amount not less than the full replacement cost thereof.
If there shall be a dispute as to the amount which comprises full replacement
cost, the decision of Landlord or any mortgagees of Landlord shall be
conclusive. This insurance policy shall also insure the direct or indirect loss
of Tenant's earnings attributable to Tenant's inability to use fully or obtain
access to the Premises or the Building in the amount as will properly reimburse
Tenant for a period of one (1) year following such loss of use or access. Such
policy shall name Landlord and any mortgagees of Landlord as additional insured
parties, as their respective interests may appear.

     b.  Liability Insurance.  Commercial General Liability Insurance insuring
         -------------------
Tenant against any liability arising out of the lease, use, occupancy, or
maintenance of the Premises and all areas appurtenant thereto. Such insurance
shall be in the amount of Five Million Dollars

                                      12
<PAGE>

($5,000,000) Combined Single Limit for injury to or death of one or more persons
in an occurrence, and for damage to tangible property (including loss of use) in
an occurrence, with an Additional Insured --Landlord's Endorsement. The policy
shall insure the hazards of premises and operations, independent contractors,
contractual liability (covering the indemnity contained in Section 13 hereof)
                                                           ----------
and shall (i) name Landlord as an additional insured, (ii) contain a cross-
liability provision, (iii) contain a provision that "the insurance provided the
landlord hereunder shall be primary and noncontributing with any other insurance
available to the landlord," and (iv) include fire legal liability coverage in
the amount of One Million Dollars ($1,000,000).

     c.  Workers' Compensation Insurance. Workers' Compensation and Employer's
         -------------------------------
Liability Insurance (as required by state law).

     d.  Boiler and Machinery Insurance. If Tenant installs any boiler, pressure
         ------------------------------
object, machinery, fire suppression system, supplemental air conditioning or
other mechanical equipment within the Premises, Tenant shall also obtain and
maintain at Tenant's expense, boiler and machinery insurance covering loss
arising from the use of such equipment.

     e.  Other Insurance. Any other form or forms of insurance as Tenant or
         ---------------
Landlord or any mortgagees of Landlord may reasonably require from time to time
in form, amounts and for insurance risks against which a prudent tenant would
protect itself.

     All such policies shall be written in a form satisfactory to Landlord and
shall be taken out with insurance companies qualified to issue insurance in the
State of Utah and holding a General Policyholder's Rating of "A" and a Financial
Size Rating of "X" or better, as set forth in the most current issue of Best's
Key Rating Guide. Such insurance shall provide that it is primary insurance, and
not contributory with any other insurance in force for or on behalf of Landlord.
Within ten (10) days after the execution of this Lease, Tenant shall deliver to
Landlord copies of policies or certificates and endorsements evidencing the
existence of the amounts and forms of coverage satisfactory to Landlord. No such
policy shall be cancelable or reducible in coverage except after thirty (30)
days prior written notice to Landlord. Tenant shall, at least thirty (30) days
prior to the expiration of such policies, furnish Landlord with renewals or
"binders" thereof, or upon five (5) days written notice to Tenant, Landlord may
order such insurance and charge the cost thereof to Tenant as additional rent,
if Tenant fails to so notify Landlord. If Landlord obtains any insurance that is
the responsibility of Tenant under this Section 16, Landlord shall deliver to
                                        ----------
Tenant a written statement setting forth the cost of any such insurance and
showing in reasonable detail the manner in which it has been computed.

     f.  Landlord's Insurance. Throughout the term of this Lease, Landlord shall
         --------------------
maintain with respect to the Building commercial general liability insurance and
"all risk" property insurance, with commercially reasonable coverage amounts.
Landlord further covenants that its insurance coverage shall be consistent with
the coverage carried by owners of buildings of comparable size, type and quality
in Salt Lake City, Utah and surrounding areas.

                                      13
<PAGE>

17.  DAMAGE OR DESTRUCTION. If the Building and/or the Premises are damaged by
fire or other perils covered by insurance carried by Landlord, Landlord shall
have the following rights and obligations:

     a.  Repair and Restoration.
         ----------------------

          (1) If the Building and/or the Premises are damaged or destroyed by
     any such peril, to the extent the cost to repair exceeds twenty-five
     percent (25%) of the then full replacement value thereof or the damage
     thereto is such that the Building and/or the Premises cannot reasonably be
     repaired, reconstructed and restored within six (6) months from the date of
     such damage or destruction, Landlord shall, at its sole option, as soon as
     reasonably possible thereafter, either (i) commence or cause the
     commencement of the repair, reconstruction and restoration of the Building
     and/or the Premises and prosecute or cause the same to be prosecuted
     diligently to completion, in which event this Lease shall remain in full
     force and effect; or (ii) within sixty (60) days after such damage or
     destruction, elect not to so repair, reconstruct or restore the Building
     and/or the Premises, in which event this Lease shall terminate. In either
     event, Landlord shall give Tenant written notice of its intention within
     said sixty (60) day period. If Landlord elects not to restore the Building
     and/or the Premises, this Lease shall be deemed to have terminated as of
     the date of such damage or destruction.

          (2) If the Building and/or the Premises are partially damaged or
     destroyed by any such peril, to the extent the cost to repair is twenty-
     five percent (25%) or less of the then full replacement value thereof, and
     if the damage thereto is such that the Building and/or the Premises
     reasonably may be repaired, reconstructed or restored within a period of
     six (6) months from the date of such damage or destruction, then Landlord
     shall commence or cause the commencement of and diligently complete or
     cause the completion of the work of repair, reconstruction and restoration
     of the Building and/or the Premises and this Lease shall continue in full
     force and effect.

     b.  Uninsured Casualties. If damage or destruction of the Building and/or
         --------------------
the Premises is due to any cause not covered by collectible insurance carried by
Landlord at the time of such damage or destruction, Landlord may elect to
terminate this Lease. If the repairing or restoring of the damage is delayed or
prevented for longer than six (6) months after the occurrence of such damage or
destruction by reason of acts of God, war, governmental restrictions, inability
to procure the necessary labor or materials, or other cause beyond the control
of Landlord may elect to be relieved of its obligation to make such repairs or
restoration and terminate this Lease. Further, Landlord shall not have any
obligation to repair, reconstruct or restore the Premises and may terminate this
Lease when the damage resulting from any casualty covered under this Section 17
                                                                     ----------
occurs during the last twelve (12) months of the Term to such an extent that
more than thirty percent (30%) of the floor area of the Premises is rendered
untenantable for a period of more than sixty (60) days.

     c.  Tenant's Termination Right. If the work of repair, reconstruction and
         --------------------------
restoration in connection with damage or destruction of the Building and/or
Premises initially affects more than thirty percent (30%) of the floor area of
the Premises and shall require a period longer than nine (9) months to complete,
then Tenant may elect to terminate this Lease, provided that Tenant shall give
written notice to Landlord of its intention within sixty (60) days after the
date it is advised of such repair period.

                                      14
<PAGE>

     d.  Termination of Lease. Upon any termination of this Lease under any of
         --------------------
the provisions of this Section 17, Landlord and Tenant shall each be released
                       ----------
without further obligation to the other from the date possession of the Premises
is surrendered to Landlord or such other date as is mutually agreed upon by
Landlord and Tenant except for payments or other obligations which have
theretofore accrued and are then unpaid or unperformed.

     e.  Base Rent Abatement. In the event of repair, reconstruction and
         -------------------
restoration by or through Landlord as herein provided, the Rent payable under
this Lease shall be abated proportionately to the degree to which Tenant's use
of the Premises is impaired during the period of such repair, reconstruction or
restoration (i.e. Tenant cannot use and does not use the Premises for its
business operations). Tenant shall not be entitled to any compensation or
damages for loss of the use of the whole or any part of the Premises and/or any
inconvenience or annoyance occasioned by such damage, repair, reconstruction or
restoration, nor shall Tenant be entitled to any insurance proceeds, including
those in excess of the amount required by Landlord for such repair,
reconstruction or restoration. Tenant shall not be released from any of its
obligations under this Lease due to damage or destruction of the Building and/or
the Premises except to the extent and upon the conditions expressly stated in
this Section 17.
     ----------

     f.  Extent of Repair Obligation. If Landlord is obligated to or elects to
         ---------------------------
repair or restore as herein provided, Landlord shall be obligated to make repair
or restoration only of those portions of the Building and the Premises which
were originally provided at Landlord's expense, and the repair and restoration
of items not provided at Landlord's expense shall be the obligation of Tenant.

18.  WAIVER OF SUBROGATION. Whether any loss or damage to or within the Building
and/or the Premises is due to the negligence of either of the parties hereto,
their agents or employees, or any other cause, Landlord and Tenant do each
herewith and hereby release and relieve the other from responsibility for, and
waive their entire claim of recovery, for (a) any loss or damage to the real or
personal property of the other located anywhere in the Building and including
the Building itself, arising out of or incident to the occurrence of any of the
perils which are covered by the fire insurance policy, with extended coverage
endorsement, in common use in Salt Lake City, Utah; or (b) loss resulting from
business interruption at the Premises, arising out of or incident to the
occurrence of any of the perils which are covered by the business interruption
insurance policy in common use in Salt Lake City, Utah. To the extent that such
risks under (a) and (b) are, in fact, covered by insurance, each party shall
cause its insurance carriers to consent to such waiver and to waive all rights
of subrogation against the other party. Notwithstanding the foregoing, no such
release shall be effective unless the aforesaid insurance policy or policies
shall expressly permit such a release or contain a waiver of the carrier's right
to be subrogated.

19.  ASSIGNMENT OR SUBLETTING.

     a.  Landlord's Consent.  Without the express written consent of Landlord,
         ------------------
Tenant shall not directly or indirectly, voluntarily or by operation of law,
sell, assign, encumber, pledge, or otherwise transfer or hypothecate all of its
interest in or rights with respect to the Premises (collectively, "Assignment"),
or permit all or any portion of the Premises to be occupied by anyone other than
Tenant or sublet all or any portion of the Premises or transfer a portion of its
interest in or rights with respect to the Premises (collectively, "Sublease").
Notwithstanding anything in this Section 19 to the contrary, Tenant (but not any
                                 ----------
of its permitted successors or assigns) shall have the right, without obtaining
Landlord's consent, to enter into (i) an

                                      15
<PAGE>

Assignment or Sublease of all or a portion of the Premises with an Affiliate of
Tenant, on the condition that Tenant delivers to Landlord fifteen (15) days
prior written notice containing the name of the Affiliate and the manner in
which it is affiliated with Tenant, the most recent audited financial statements
of the Affiliate, and the commencement and termination dates of the Sublease or
Assignment, or (ii) an Assignment of all of the Premises with an entity
resulting directly from a merger or consolidation with Tenant or an entity
purchasing or succeeding to substantially all of the assets of Tenant on the
condition that (1) Tenant delivers to Landlord fifteen (15) days prior written
notice containing the name of the proposed assignee, the commencement and
termination dates of the Assignment, together with the most recent financial
statement or other equivalent financial information reasonably available to
Tenant concerning the proposed assignee, and (2) the net worth and
creditworthiness of the proposed assignee is at least comparable to that of
Tenant (a "Merged Entity"). For purposes of this Section 19, the term
                                                 ----------
"Affiliate" shall mean a corporation or entity which controls, is controlled by,
or is under common control with Tenant, that has a net worth equivalent or
greater than Tenant's, as reasonably determined by Landlord, based on its review
of the financial statements of the such corporation or entity.

     b.   Notice to Landlord. If Tenant desires to enter into an Assignment or a
          ------------------
Sublease, Tenant shall give notice to Landlord of its intention to do so (the
"Transfer Notice"), containing (i) the name of the proposed assignee or
subtenant (collectively, "Transferee"), (ii) the nature of the proposed
Transferee's business to be carried on in the Premises, (iii) the material terms
of the proposed Assignment or Sublease, including, without limitation, the
commencement and expiration dates thereof and the rent payable thereunder, (iv)
the portion of the Premises proposed to be subleased (the "Transfer Space"), and
(v) the most recent financial statement or other equivalent financial
information reasonably available to Tenant concerning the proposed Transferee.
Within ten (10) days after Landlord's receipt of the Transfer Notice, Landlord
shall, by notice to Tenant, elect to (1) terminate this Lease as to the Transfer
Space, with a proportionate reduction in Base Rent and Tenant's Proportionate
Share of Operating Costs, effective upon the date the proposed Sublease or
Assignment would actually have commenced (determined by taking into account all
relevant factors), or (2) consent to the Sublease or Assignment, or (i)
disapprove the Sublease or Assignment; provided, however, that, if Landlord does
not make an election under (1) above, Landlord agrees not to unreasonably
withhold its consent to the Sublease or Assignment. Landlord's consent shall not
be deemed to have been unreasonably withheld if the proposed sublessee or
assignee is a new concern with no previous business history or if the proposed
sublessee or assignee intends to use the Premises (x) for executive suites or
any other use inconsistent with Section 7 or the operation of a first-class
                                ---------
office building or (y) in a manner which would increase the use of, or the
possibility of disturbance of, Hazardous Substances on the Property. Landlord's
failure to make such election within fifteen (15) days after Landlord's receipt
of the Transfer Notice shall be deemed to be Landlord's disapproval of the
proposed Sublease or Assignment.

                                      16
<PAGE>

     c.   Permitted Transfers. If Landlord consents to any Sublease or
          -------------------
Assignment as set forth in Section 19.b:
                           ------------

          (1)  Tenant may thereafter, within ninety (90) days after Landlord's
     consent, enter into such Assignment or Sublease, but only with the party
     and upon substantially the same terms as set forth in the Transfer Notice,
     and Tenant shall promptly send to Landlord a copy of the fully executed
     Assignment or Sublease;

          (2)  In the case of a Sublease, Tenant shall pay to Landlord monthly,
     together with monthly installments of rent hereunder, fifty percent (50%)
     of any sums payable to Tenant in connection with such Sublease in excess of
     the proportionate amount (on a rentable square footage basis) of Base Rent
     payable by Tenant under this Lease for the space covered by such Sublease
     less any actual and reasonable expenses incurred by Tenant in connection
     ----
     with such subleasing, such as brokers' fees, improvement costs and
     advertising costs, but excluding down time;

          (3)  In the case of an Assignment, Tenant shall pay to Landlord, as
     and when received fifty percent (50%), any transfer or assignment fee,
     purchase price or other consideration received by Tenant in connection with
     the Assignment attributable to the value of this Lease;

          (4)  Any Sublease or Assignment shall be subject to all of the
     provisions of this Lease, and Landlord's consent to any Sublease or
     Assignment shall not be construed as a consent to any terms thereof which
     conflict with any of the provisions of this Lease except to the extent that
     Landlord specifically agrees in writing to be bound by such conflicting
     terms; and

          (5)  No Transferee, other than an Affiliate or Merged Entity, shall
     have the right to exercise any right or option under this Lease to lease
     additional space, extend the Term, or terminate this Lease under any
     circumstance.

     d.   Continuing Liability. Tenant shall not be relieved of any obligation
          --------------------
to be performed by Tenant under this Lease, including the obligation to obtain
Landlord's consent to any other Assignment or Sublease, regardless of whether
Landlord consented to any Assignment or Sublease. Any Assignment or Sublease
that fails to comply with this Section 19 shall be void and, at the option of
                               ----------
Landlord, shall constitute an Event of Default by Tenant under this Lease. The
acceptance of Base Rent or other sums by Landlord from a proposed Transferee
shall not constitute Landlord's consent to such Assignment or Sublease.

     e.   Assumption by Transferee. Each Transferee, including an Affiliate or
          ------------------------
Merged Entity, under an Assignment shall assume all obligations of Tenant under
this Lease and shall be and remain liable jointly and severally with Tenant for
the payment of Base Rent, additional rent and other charges, and for the
performance of all other provisions of this Lease. Each Transferee, including an
Affiliate or Merged Entity, under a Sublease, other than Landlord, shall be
subject to this Lease. No Assignment shall be binding on Landlord unless
Landlord shall receive a counterpart of the Assignment and an instrument in
recordable form that contains a covenant of assumption by the Transferee,
including an Affiliate or Merged Entity, reasonably satisfactory in substance
and form to Landlord and consistent with the requirements of this Section 19 but
                                                                  ----------
the failure of the Transferee to execute such instrument shall not release the
Transferee from its liability as set forth above. Tenant shall reimburse
Landlord, within fifteen

                                      17
<PAGE>

(15) days after Tenant's receipt of an invoice therefor, for any costs that
Landlord may actually and reasonably incur in connection with any proposed
Assignment or Sublease, including Landlord's reasonable attorneys' fees and the
costs of investigating the acceptability of any proposed Transferee.

     f.   Default: Waiver. Any Assignment or Sublease in violation of this
          ---------------
Section 19 shall be void and, at the option of Landlord, shall constitute a
----------
material default by Tenant under this Lease. The acceptance of rent or
additional charges by Landlord from a purported assignee or sublessee shall not
constitute a waiver by Landlord of the provisions of this Section 19.
                                                          ----------

     g.   Change in Control. Any sale or other transfer, including by
          -----------------
consolidation, merger or reorganization, of a majority of the voting stock of
Tenant, if Tenant is a corporation (other than a sale of the majority of the
stock of a publicly traded company in normal open market transactions), or any
sale or other transfer of a majority of or a controlling interest in the
partnership interests in Tenant, if Tenant is a partnership, or any sale or
other transfer of a majority of or a controlling interest in the membership
interests in Tenant, if Tenant is a limited liability company, or any sale or
other transfer of a majority of the beneficial interests in Tenant or of any
controlling interest in Tenant, if Tenant is a trust or other type of entity,
shall be an Assignment for purposes of this Section 19. As used in this Section
                                            ----------                  -------
19, the term "Tenant" shall also mean any entity which has guaranteed Tenant's
--
obligations under this Lease or any entity which directly or indirectly owns a
majority of the voting stock or partnership or limited liability company or
other beneficial interest of Tenant, and the prohibition hereof shall be
applicable to any sales or transfers of the stock or partnership or limited
liability company or other beneficial interest of said guarantor or majority
owner.

20.  Subordination. Tenant agrees, subject to the terms of this Section 20, that
                                                                ----------
this Lease is and shall be subordinate to any mortgage, deed of trust, ground
lease, underlying lease or other prior lien (hereinafter "Prior Lien") that may
heretofore or hereafter be placed upon the Property and the Building, and all
renewals, replacements and extensions thereof. If any Prior Lien holder wishes
to have this Lease prior to its Prior Lien, then and in such event, upon such
Prior Lien holder's notifying Tenant to that effect, this Lease shall be deemed
prior to the Prior Lien. If any ground lease or underlying lease terminates for
any reason or any mortgage or deed of trust is foreclosed or a conveyance in
lieu of foreclosure is made for any reason, Tenant shall, notwithstanding any
subordination, attorn to and become the tenant of the successor in interest to
Landlord, provided that such successor in interest recognizes the interest of
Tenant under this Lease and agrees not to disturb Tenant's rights hereunder if
no default under this Lease then exists. Within fifteen (15) days of
presentation, Tenant shall execute any documents which any such Prior Lien
holder may require to effectuate the provisions of this Section 20 provided that
                                                        ----------
such documents are in commercially reasonable and generally customary form..
Landlord agrees, notwithstanding and without modification of the foregoing, that
it will use commercially reasonable efforts to obtain from the existing lender
for the Building the lender's standard form of subordination, non-disturbance
and attornment agreement. Tenant shall pay the costs and expenses incurred by
Landlord to obtain for Tenant this agreement from the lender, including any
processing fees or costs charged by the lender.

21.  Estoppel Certificate. Tenant will, upon ten (10) days prior request by
Landlord, execute, acknowledge and deliver to Landlord a statement in writing
executed by Tenant; substantially in the form of Exhibit D, attached hereto,
                                                 ---------
certifying, the date of this Lease, that this Lease is unmodified and in full
force and effect (or, if there have been modifications, that this Lease is in
full force and effect as modified, and setting forth such modifications) and the
date to

                                      18
<PAGE>

which the Base Rent and additional rent and other sums payable hereunder have
been paid, and either stating that to the knowledge of Tenant no default exists
hereunder on the part of Landlord or Tenant or specifying each such default of
which Tenant may have knowledge and such other matters as may be reasonably
requested by Landlord. The parties agree and intend that any such statement by
Tenant may be relied upon by any prospective purchaser or mortgagee of the
Building. Tenant's failure to timely deliver such a statement shall be deemed to
be an acknowledgment by Tenant that this Lease is in full force and effect
without modification (except as set forth by Landlord), there are no uncured
defaults under this Lease by Landlord and no more than one monthly installment
of Base Rent and additional rent and other sums payable hereunder have been paid
in advance.

22.  SERVICES. Landlord shall maintain the public and common areas of the
Property and the Building, such as lobbies, stairs, corridors and restrooms, in
good order and condition except for damage provided, however, to the extent
damage results or repairs are required due to the negligence or willful
misconduct of Tenant, its agents, employees, or contractors, such repairs shall
be made at Tenant's sole cost and expense. Landlord shall furnish the Premises
with electricity for lighting and operation of low power usage office machines
and elevator service at all times during the Term. Landlord shall furnish the
Premises with heating or normal office air conditioning between the hours of
7:00 a.m. and 6:00 p.m., Monday through Friday, and 8:00 a.m. and 1:00 p.m. on
Saturdays, except for legal holidays. Air conditioning units and electricity
therefor or special air conditioning requirements, such as for any computer
centers, and after-hours heating and air conditioning shall be at Tenant's
expense (the current charge for after hours heating and air conditioning is
$15.00 per hour, which is subject to change at Landlord's sole discretion).
Landlord shall also provide lighting replacement for Landlord-furnished
lighting, toilet room supplies, window washing with reasonable frequency and
customary janitorial service. Landlord shall not be liable to Tenant for any
loss or damage caused by or resulting from any variation, interruption or
failure of said services due to any cause whatsoever; and no temporary
interruption or failure of such services incident to the making of repairs,
Alterations or improvements due to accident or strike or conditions or events
not under Landlord's control shall be deemed an eviction of Tenant or relieve
Tenant from any of Tenant's obligations hereunder.

23.  SIGNS AND ADVERTISING. Landlord will provide Tenant, at Landlord's sole
cost and expense, with Building standard signage (as such standard is
established from time to time by Landlord) on the Building directory in the
lobby of the Building. Tenant shall not erect or install or otherwise utilize
signs, lights, symbols, canopies, awnings, window coverings or other advertising
or decorative matter (collectively, "Signs") on the windows, walls and exterior
doors or otherwise visible from the exterior of the Premises without first (a)
submitting its plans to Landlord and obtaining Landlord's written approval
thereof and (b) obtaining any required approval of any applicable governmental
authority. All Signs approved by Landlord shall be professionally designed and
constructed in a first-class workmanlike manner. Landlord shall have the right
to promulgate from time to time additional reasonable rules, regulations and
policies relating to the style and type of said advertising and decorative
matter which may be used by any occupant, including Tenant, in the Building, and
may change or amend such rules and regulations from time to time as in its
discretion it deems advisable. Tenant agrees to abide by such rules, regulations
and policies. At the expiration or earlier termination of this Lease, all such
signs, lights, symbols, canopies, awnings or other advertising or decorative
matter attached to or painted by Tenant upon the Premises, whether on the
exterior or interior thereof, shall be removed by Tenant at its own expense, and
Tenant shall repair any damage or injury to

                                      19
<PAGE>

the Premises, and correct any unsightly condition, caused by the maintenance and
removal thereof.

24.  PARKING. Subject to the rules and regulations of Salt Lake City, Tenant
shall have the right to rent the Parking Spaces specified in Paragraph 21 of the
                                                             ------------
Basic Lease Information during the term of the Lease at the prevailing market
rent, as established from time to time by Landlord, which is currently equal to
the Current Parking Space Rent specified in Paragraph 22 of the Basic lease
                                            ------------
Information. Tenant's parking space rent shall not be adjusted more than once
per calendar year during the Initial Term. Tenant's use of the Parking Spaces is
subject to the rules and regulations applicable to the parking areas, including,
without limitation, hours of operation and the prohibition on parking in spaces
assigned to persons other than Tenant. Such rent shall be paid at the same times
as the Base Rent and shall constitute additional rent under this Lease. To the
extent any of the Parking Spaces are reserved spaces, Landlord shall have the
right, upon three (3) days written notice, to relocate such Parking Spaces to
other spaces in the parking areas. Tenant, upon not less than thirty (30) days
prior written notice to Landlord, shall have the right to reduce the number
and/or types of parking spaces to be provided to Tenant. It is further
acknowledged that the location of the off-site parking spaces may be designated
by Landlord from time to time so long as they are within the 2-block radius
specified.

25.  RULES AND REGULATIONS. Tenant agrees to observe and be bound by the Rules
and Regulations applicable to the Building and the Property, a copy of which is
attached hereto as Exhibit E. Landlord reserves the right to amend said Rules
                   ---------
and Regulations as Landlord in its judgment may from time to time deem to be
necessary or desirable for the safety, care and cleanliness of the Premises, the
Building or the Property and the preservation of good order therein, and Tenant
agrees to comply therewith. To the extent the Rules and Regulations conflict
with this Lease, this Lease shall control.

26.  TIME. Time is of the essence of this Lease.

27.  QUIET ENJOYMENT. Landlord covenants to control its activities and personnel
such that if and so long as Tenant pays the rent and performs the covenants
contained in this Lease, Tenant shall hold and enjoy the Premises peaceably and
quietly, subject to the provisions of this Lease.

28.  DEFAULTS AND REMEDIES.

     a.   Defaults. The occurrence of any one or more of the following events
          --------
shall constitute a default hereunder by Tenant (each an "Event of Default"):

          (1)  The vacation or abandonment of the Premises by Tenant.
     Abandonment is herein defined to include, but is not limited to, any
     absence by Tenant from the Premises for ten (10) business days or longer
     with no intent to continue business operations therein.

          (2)  The failure by Tenant to make any payment of Base Rent,
     additional rent, other charges or any other payment required to be made by
     Tenant hereunder, as and when due, where such failure shall continue for a
     period of three (3) days after written notice thereof from Landlord to
     Tenant; provided, however, that any such notice shall be

                                      20
<PAGE>

     in lieu of, and not in addition to, any notice required under Utah Code
     Annotated sec. 78-36-3 regarding unlawful detainer actions.

          (3)  The failure by Tenant to observe or perform any of the express or
     implied covenants or provisions of this Lease to be observed or performed
     by Tenant, other than as specified in subsections 28.b(1) or 28.b(2) above,
                                           ------------------     ------
     where such failure shall continue for a period of fifteen (15) days after
     written notice thereof from Landlord to Tenant. Any such notice shall be in
     lieu of, and not in addition to, any notice required under Utah Code
     Annotated sec. 78-36-3 regarding unlawful detainer actions. If the nature
     of Tenant's default (other than a default specified in subsections 28.b(1)
                                                            ------------------
     or 28.b(2) above) is such that more than ten (10) days are reasonably
        ------
     required for its cure, then Tenant shall not be deemed to be in default if
     Tenant shall commence such cure within said fifteen (15) day period and
     thereafter diligently prosecute such cure to completion, and such
     completion shall occur not later than ninety (90) days from the date of
     such notice from Landlord.

          (4)  Any of the following: (i) The making by Tenant of any general
     assignment for the benefit of creditors; (ii) the filing by or against
     Tenant of a petition to have Tenant adjudged a bankrupt or a petition for
     reorganization or arrangement under any law relating to bankruptcy (unless,
     in the case of a petition filed against Tenant, the same is dismissed
     within sixty (60) days); (iii) the appointment of a trustee or receiver to
     take possession of substantially all of Tenant's assets located at the
     Premises or of Tenant's interest in this Lease, where possession is not
     restored to Tenant within sixty (60) days; or (iv) the attachment,
     execution or other judicial seizure of substantially all of Tenant's assets
     located at the Premises or of Tenant's interest in this Lease where such
     seizure is not discharged within sixty (60) days.

     b.   Remedies. If an Event of Default exists, in addition to any other
          --------
remedies available to Landlord at law or in equity, Landlord shall have the
following rights and remedies:

          (1)  The right to terminate Tenant's right to possession of the
     Premises and to present value (assuming an interest rate of eight percent
     (8%) or such other amount prescribed by law, if any) of rents and other
     charges due over the remainder of the Term as liquidated damages due from
     Tenant to Landlord, less, the amount of rental loss for the same period
     that the Tenant proves could be reasonably avoided;

          (2)  The right to continue this Lease in effect and to enforce all of
     its rights and remedies under this Lease, including the right to recover
     Base Rent, additional rent and other charges as they become due, for so
     long as Landlord does not terminate Tenant's right to possession. Acts of
     maintenance or preservation, efforts to relet the Premises or the
     appointment of a receiver upon Landlord's initiative to protect its
     interest under this Lease shall not constitute a termination of Tenant's
     right to possession;

          (3)  The right to enter the Premises and remove therefrom all persons
     and property, store such property in a public warehouse or elsewhere at the
     cost of and for the account of Tenant, and sell such property and apply the
     proceeds therefrom pursuant to applicable Utah law;

                                      21
<PAGE>

          (4)  The right to take steps necessary or appropriate to have a
     receiver appointed for Tenant in order to take possession of the Premises
     and apply any rental collected and exercise all other rights and remedies
     granted to Landlord;

          (5)  The right to terminate this Lease by giving notice to Tenant in
     accordance with applicable law; and

          (6)  If an Event of Default occurs prior to the expiration of the
     Initial Term, the right to recover the full amount of the unamortized
     portion of the Tenant Improvement Allowance and any free rent granted by
     Landlord.

     c.   Reentry. If an Event of Default exists, Landlord shall also have the
          -------
right, with or without terminating this Lease, to re-enter the Premises and
remove all persons and property from the Premises; such property may be removed
and stored in a public warehouse or elsewhere at the cost of and for the account
of Tenant. Neither the re-entry or taking possession of the Premises by Landlord
pursuant to this Section 28.c, nor the service by Landlord of any notice
                 ------------
pursuant to the forcible entry and detainer statutes of the State of Utah and
the surrender of the Premises pursuant to such notice, shall be construed as an
election to terminate this Lease unless a written notice of such intention is
given to Tenant or unless the termination thereof is decreed by a court of
competent jurisdiction.

     d.   Remedies Cumulative: Waiver. All rights, options and remedies of
          ---------------------------
Landlord contained in this Lease or provided by law or in equity shall be
construed and held to be cumulative, and no one of them shall be exclusive of
the other except to the extent the remedies conflict with one another directly
and cannot be exercised together at the same time. No waiver of any default
hereunder shall be implied from any acceptance by Landlord of any Base Rent,
additional rent or other charges due hereunder or any omission by Landlord to
take any action on account of such default, and no express waiver shall affect
any default other than as specified in said waiver. The consent or approval of
Landlord to or of any act by Tenant requiring Landlord's consent or approval
shall not be deemed to waive or render unnecessary Landlord's consent or
approval to or of any subsequent similar acts by Tenant.

29.  TRANSFER OF LANDLORD'S INTEREST. In the event of any transfer or transfers
of Landlord's interest in the Property or the Building, other than a transfer
for security purposes only, Tenant agrees that Landlord shall be automatically
relieved of any and all obligations and liabilities on the part of Landlord
accruing from and after the date of such transfer and Tenant agrees to attorn to
the transferee provided that such transferee has assumed Landlord's obligations
under this Lease effective as of the date of any such transfer.

30.  RIGHT TO PERFORM. If Tenant shall fail to pay any sum of money, other than
Base Rent required to be paid by it hereunder, or shall fail to perform any
other act on its part to be performed hereunder, and such failure shall continue
for ten (10) business days after written notice thereof by Landlord, Landlord
may, but shall not be obligated so to do, and without waiving or releasing
Tenant from any obligations of Tenant, make any such payment or perform any such
other act on Tenant's part to be made or performed as provided in this Lease.
Tenant shall reimburse Landlord for all costs incurred in connection with such
payment or performance immediately upon demand.

                                      22
<PAGE>

31.  Improvements.

     a.   Tenant Improvement Allowance. Landlord shall cause its contractor to
          ----------------------------
complete Landlord's Work, and the Tenant Improvement Allowance shall be used for
the payment of Construction Costs (as hereinafter defined), provided, however,
                                                            --------  -------
Landlord shall in no circumstances be obligated to expend more than $71,700 in
constructing such improvements (the "Tenant Improvement Allowance"). In order to
complete Landlord's Work, it is estimated that the actual cost of construction
will exceed the Tenant Improvement Allowance by $11,615.40 (the "Additional
Charges"), which sum Tenant shall deliver to Landlord upon execution of this
Lease. Tenant shall not receive any credit or other benefit for any unused
portion of the Tenant Improvement Allowance. Tenant shall pay or reimburse
Landlord within five (5) days after Landlord's request for any increased costs
in excess of the Tenant Improvement Allowance and Additional Charges
(collectively, "Excess Construction Costs") incurred by Landlord as a result of
(i) Tenant's changes to the Space Plan or the Final Plans, or any changes to the
work reflected in the bid attached hereto as Exhibit G, (ii) any failure by
                                             ---------
Tenant to pay Excess Construction Costs, (iii) any work performed by Tenant in
the Premises, or (iv) any other Tenant's Delay.

     b.   Plans and Drawings. Tenant and Landlord have approved the space plan
          ------------------
for the Premises (the "Space Plan"), attached hereto as Exhibit F and the
                                                        ---------
Working Drawings attached hereto as Exhibit G. The Working Drawings as approved
                                    ---------
by Tenant are referred to as the "Final Plans". Landlord shall obtain all
permits and approvals and construct or modify the improvements to the Premises
in accordance with the Final Plans, in a first-class workmanlike manner, and
charge the Tenant Improvement Allowance for an amount equal to the costs
incurred by Landlord in constructing the improvements, including, without
limitation, Landlord's actual cost of the work performed and materials provided,
architectural fees, engineering fees, mechanical costs, structural costs,
electrical costs, construction management fees (which construction management
fees shall not exceed $1,792.50), permit fees, out-of-pocket expenses, and any
increased costs incurred by Landlord as a result of any changes to the Final
Plans requested by Tenant or any Tenant's Delay (collectively, "Construction
Costs").

     c.   Substantial Completion. Landlord shall substantially complete the
          ----------------------
improvements and deliver the Premises to Tenant on or before the Delivery
Deadline. Landlord shall use reasonable efforts to notify Tenant of the
projected date of substantial completion of the Premises at least fifteen (15)
days prior thereto.

32.  Notices. All notices under this Lease shall be in writing to Landlord at
the same place rent payments are made (with a copy sent to Maier & Siebel, Wood
Island, Fourth Floor, 80 E. Sir Francis Drake Blvd., Larkspur, California 94939,
Attention: President), and to Tenant at the Premises and additional copies to
Bronner Corn, LLC, The Prudential Tower, 800 Boylston Street, Boston, MA 02199,
Attn: Meryl Beckingham, and to Goodwin Procter & Hoar LLP, Exchange Place,
Boston, MA, Attn: Jeffrey Hadden, P.C.., or such addresses as may hereafter be
designated by either party in writing. Any such notices shall be either sent by
certified mail, return receipt requested, in which case notice shall be deemed
delivered three business days after timely deposit, postage prepaid in the U.S.
Mail; sent by a nationally recognized overnight courier, in which case notice
shall be deemed delivered one business day after timely deposit with such
courier; or personally delivered, in which case notice shall be deemed delivered
upon receipt.

                                      23
<PAGE>

33.  Attorneys' Fees. If either party places the enforcement of this Lease or
any part hereof, or the collection of any Base Rent, additional rent or other
charges due or to become due hereunder, or recovery of the possession of the
Premises, in the hands of an attorney, or files suit upon the same, the non-
prevailing (or defaulting) party shall pay the other party's reasonable
attorneys' fees and court costs, including paralegal fees and any attorneys'
fees and court costs in connection with any appeals and any bankruptcy or
insolvency proceedings involving Tenant or this Lease. If Landlord is named as a
defendant in any suit brought against Tenant in connection with or arising out
of Tenant's occupancy hereunder, Tenant shall pay to Landlord its costs and
expenses in such suit, including its reasonable attorneys' fees. Any such
attorneys' fees and other expenses incurred by either party in enforcing a
judgment in its favor under this Lease shall be recoverable separately from and
in addition to any other amount included in such judgment, and such attorneys'
fees obligation is intended to be severable from the other provisions of this
Lease and to survive and not be merged into any such judgment.

34.  Holding Over. If Tenant holds over after the expiration or earlier
termination of the Term without the express consent of Landlord, Tenant shall
become a tenant at sufferance only, at a rental rate equal to one hundred fifty
percent (150%) of the Base Rent, additional rent and other charges in effect
upon the date of such expiration (subject to adjustment as provided in Section 5
                                                                       ---------
hereof and prorated on a daily basis), and otherwise subject to the terms,
covenants and conditions herein specified, so far as applicable. Acceptance by
Landlord of rent after such expiration or earlier termination shall not result
in a renewal of this Lease. If Tenant fails to surrender the Premises upon the
expiration of this Lease despite demand to do so by Landlord, Tenant shall
indemnify, defend and hold Landlord harmless from all loss or liability,
including without limitation, any claim made by any succeeding tenant founded on
or resulting from such failure to surrender.

35.  Surrender of Premises. The voluntary or other surrender of this Lease by
Tenant, or a mutual cancellation hereof, shall not work a merger, and shall, at
the option of Landlord, operate as an assignment to it of any subleases or
subtenancies.

36.  Non-Waiver. Neither the acceptance of rent nor any other act or omission of
Landlord at any time or times after the happening of any event authorizing the
cancellation or forfeiture of this Lease shall operate as a waiver of any past
or future violation, breach or failure to keep or perform any covenant,
agreement, term or condition hereof, or deprive Landlord of its right to cancel
or forfeit this Lease, upon the notice required by law, at any time that cause
for cancellation or forfeiture may exist, or be construed so as to at any future
time stop Landlord from promptly exercising any other option, right or remedy
that it may have under any term or provision of this Lease.

37.  Mortgagee Protection. In the event of any default on the part of Landlord,
Tenant will give notice by registered or certified mail to any beneficiary of a
deed of trust or mortgagee under a mortgage covering the Property or the
Building whose address shall have been furnished to Tenant, and shall offer such
beneficiary or mortgagee a reasonable opportunity to cure the default, including
time to obtain possession of the Property or the Building by power of sale or a
judicial foreclosure, if such should prove necessary to effect a cure.

38.  Building Planning. If Landlord requires the Premises for use in conjunction
with another suite or other reasons connected with the Building planning
program, upon notifying Tenant in writing, Landlord shall have the right to move
Tenant to other similar space in the Building (which space shall have a similar
view, location and finishes as the Premises) at

                                      24
<PAGE>

Landlord's sole cost and expense, including the cost of providing Tenant with
replacement business cards, brochures and stationery reflecting such change.
Landlord shall also pay the Tenant's actual costs of moving to the new space,
including the costs of rewiring and connecting Tenant's cabling (such as for
Tenant's computers and telephones). Tenant shall also be permitted to conduct
its move over a weekend. The terms and conditions of the original Lease shall
remain in full force and effect with respect to any new space, save and
excepting that a revised Exhibit A shall become part of this Lease and shall
                         ---------
reflect the location of the new space. However, if the new space does not meet
with Tenant's approval, Tenant shall have the right to cancel this Lease upon
giving Landlord notice within ten (10) days of receipt of Landlord's
notification. Such cancellation shall not be effective for thirty (30) days
after such notice from Tenant and Landlord may, at its option, reinstate this
Lease by giving Tenant notice within five (5) days after Landlord's receipt of
notice from Tenant that Tenant may keep the original Premises.

39.  Changes to the Property. Landlord reserves the right at any time to make
changes, alterations, reductions and additions to the Property other than the
Premises, including the construction of other buildings or improvements in the
Property, the leasing of space to restaurant uses, the building of additional
stories on any building, without any liability or responsibility to Tenant so
long as Tenant's rights to the Premises and reasonable access thereto is not
materially adversely affected. Landlord will not block ingress and egress to the
Premises.

40.  Option to Terminate. Tenant (but not any permitted successor or assign)
shall have the right to terminate this Lease in its entirety, provided that
Tenant delivers a written notice of termination to Landlord prior to the Early
Termination Notice Date as specified in Paragraph 24 of the Basic Lease
                                        ------------
Information, which notice shall be irrevocable. The termination shall be
effective as of the later to occur of (a) the Early Termination Date as
specified in Paragraph 23 of the Basic Lease Information or (b) Landlord's
             ------------
receipt of the Termination Fee (as defined below) in good funds. If Tenant
elects to terminate this Lease hereunder, Tenant shall pay Landlord, in addition
to all sums payable for the period prior to such termination of the Lease, a fee
(the "Termination Fee") equal to the sum of (i) the unamortized cost of the
Improvements to the Premises provided or paid for by Landlord and not otherwise
reimbursed by Tenant, (ii) the unamortized leasing commissions paid or payable
by Landlord in connection with this Lease and (iii) two months of then current
rent, all of which costs and commissions shall be amortized on a straight-line
basis over the Term at an interest rate of twelve percent (12%) per annum. Upon
Landlord's determination of the aggregate cost of the improvements to the
Premises provided by Landlord and the leasing commissions payable by Landlord in
connection with this Lease, Landlord shall inform Tenant in writing of such
costs. Notwithstanding the foregoing, if Tenant is in default under this Lease
either at the time Tenant delivers the termination notice or at any time
thereafter prior to the effective date of the termination, Landlord shall have,
in addition to all of Landlord's other rights and remedies under this Lease, the
right to terminate Tenant's right to terminate this Lease hereunder and to
cancel unilaterally Tenant's exercise of its right to terminate this Lease
hereunder, in which event the Expiration Date of this Lease shall be and remain
the then scheduled Expiration Date.

41.  General Provisions.

     a.   Entire Agreement. This Lease contains all of the agreements of the
          ----------------
parties, and there are no verbal or other agreements which modify or affect this
Lease. This Lease

                                      25
<PAGE>

supersedes any and all prior agreements made or executed by or on behalf of the
parties hereto regarding the Premises.

     b.   Terms and Headings. The words "Landlord" and "Tenant" include the
          ------------------
plural as well as the singular, and words used in any gender include all
genders. The titles to sections of this Lease are not a part of this Lease
and shall have no effect upon the construction or interpretation of any part
hereof.

     c.   Successors and Assigns. All of the covenants, agreements, terms and
          ----------------------
conditions contained in this Lease shall inure to and be binding upon Landlord
and Tenant and their respective successors in interest and assigns.

     d.   No Brokers. Each party represents and warrants to the other party
          ----------
that it has not engaged any broker, finder or other person, except for the
respective Broker (as defined in Paragraph 19 and Paragraph 20 of the Basic
                                 ------------     ------------
Lease Information) who would be entitled to any commission or fees in respect
of the negotiation, execution or delivery of this Lease and each party shall
indemnify, defend and hold harmless the other party against any loss, cost,
liability or expense incurred by such party as a result of any claim asserted
by any such broker, finder or other person, except for Tenant's Broker or
Landlord's Broker on the basis of any arrangements or agreements made or
alleged to have been made by or on behalf of such party. Landlord shall have
no obligation to pay Tenant's Broker any leasing commissions but Tenant's
Broker may be compensated by Landlord's Broker pursuant to the terms of a
separate written agreement between Landlord's Broker and Tenant's Broker. The
provisions of this section shall not apply to brokers with whom Landlord has
an express written broker agreement. Landlord shall be responsible for paying
all leasing commissions due Landlord's Broker in connection with this Lease.

     e.   Liability of Landlord. Landlord's obligations and liability to Tenant
          ---------------------
under this Lease shall be limited solely to Landlord's interest in the
Building, and neither Landlord nor any of the partners in Landlord, nor any
officer, director, shareholder or partner of or in Landlord or any partners in
Landlord shall have or incur any personal liability whatsoever with respect to
this Lease.

     f.   Severability. Any provision of this Lease which shall prove to be
          ------------
invalid, void or illegal shall in no way affect, impair or invalidate any other
provision hereof, and the remaining provisions hereof shall nevertheless remain
in full force and effect.

     g.   Force Majeure. Except as may be otherwise specifically provided
          -------------
herein, time periods for Landlord's or Tenant's performance under any provisions
of this Lease not involving the payment of money shall be extended for periods
of time during which the non-performing party's performance is prevented due to
circumstances beyond the party's control, including, without limitation,
strikes, embargoes, governmental regulations, acts of God, war or other strife.
Tenant hereby waives and releases its right to terminate this Lease under any
law, statute or ordinance now or hereafter in effect.

     h.   [Intentionally omitted]

     i.   Examination of Lease. Submission of this instrument for examination
          --------------------
or signature by Tenant does not constitute a reservation of or option to
lease, and it is not effective as a lease or otherwise until execution by and
delivery to both Landlord and Tenant.

                                      26
<PAGE>

     j.   Modification for Lender. If, in connection with Landlord's obtaining
          -----------------------
construction, interim or permanent financing for the Building, the lender shall
request reasonable modifications in this Lease as a condition to such financing,
Tenant will not unreasonably withhold, delay or defer its consent thereto,
provided that such modifications do not increase the obligations of Tenant
hereunder or materially adversely affect the leasehold interest hereby created
or Tenant's rights hereunder.

     k.   Recording.  Neither Landlord nor Tenant shall-record this Lease nor a
          ---------
short form memorandum hereof without the consent of the other.

     l.   Applicable Laws. This Lease shall be governed by and construed
          ---------------
pursuant to the laws of the State of Utah.

     m.   Survival of Obligations. All provisions of this Lease which require
         ------------------------
the payment of money or the delivery of property after the termination of this
Lease or require Landlord or Tenant to indemnify, defend or hold the other party
harmless shall survive the termination of this Lease.

     n.   Appendices and Riders. The following appendices and riders are
          ---------------------
attached hereto and by this reference made a part of this Lease:

     Exhibit A Floor Plan of the Premises
     ---------

     Exhibit B Description of the Real Property
     ---------

     Exhibit C Confirmation of Lease Term
     ---------

     Exhibit D Form of Tenant Estoppel Certificate
     ---------

     Exhibit E Rules and Regulations
     ---------

     Exhibit F Space Plan
     ---------

     Exhibit G Working Drawings and Tenant Improvement Work
     ---------

     o.   Authority. Each individual executing this Lease represents that it has
          ---------
all requisite power and authority to execute and deliver this Lease on behalf of
the entity for which it is signing, and by his or her signature, will bind such
party to the terms of this Lease.

     p.   Execution in Counterparts. This Agreement may be executed in any
          -------------------------
number of counterparts and by different parties hereto in separate counterparts,
each of which when so executed shall be deemed to be an original and all of
which taken together shall constitute one and the same agreement.

                                      27
<PAGE>

     IN WITNESS WHEREOF, the parties hereto have executed this Lease as of the
date first above written.

                    LANDLORD:  M & S BALANCED PROPERTY FUND, L.P.
                               a California limited partnership

                               By:   MSBMS, a California corporation,
                                     General Partner

                                     By:   /s/ [ILLEGIBLE]
                                         ------------------------------------
                                     Its:  President
                                         ------------------------------------

                               Date:   Sept 20   , 1999
                                     ------------

                    TENANT:    BRONNER COM, LLC,
                               a Delaware limited I liability company

                               By:  /s/ [ILLEGIBLE]
                                   -------------------------------------------
                               Its:  EVP
                                   -------------------------------------------

                               By:  /s/ M.K. Beckingham
                                   -------------------------------------------
                               Its:  EVP & CFO
                                   -------------------------------------------

                               Date: 8/23/99     , 1999
                                     ------------

                                      28
<PAGE>

                                   EXHIBIT A

                          Floor Plan Of The Premises

                                18th Floor Plan
                                 June 24, 1999
                             136 East South Temple

                                 [CHART HERE]

                                      A-1
<PAGE>

                                   EXHIBIT B

                       Description Of The Real Property

                               Legal Description

     All that certain real property located at 136 East South Temple Street, in
the City of Salt Lake City. County of Salt Lake, State of Utah, described as
follows:

Beginning at the Northeast corner of Lot 6, Block 74, Plat "A" Salt Lake City
Survey, and running thence South 166 feet; thence West 82.5 feet; thence North 1
foot; thence West 82.5 feet; thence North 80.5 feet; thence East 7 feet; thence
North 84.5 feet; thence East 158 feet to the point of beginning.

                                      B-1
<PAGE>

                                   EXHIBIT C

                          Confirmation Of Lease Term

     This Confirmation is made as of _________________,199_,between M & S
BALANCED PROPERTY FUND, L.P., a California limited partnership ("Landlord") and
BRONNER COM, LLC, a Delaware limited liability company ("Tenant").

     Landlord and Tenant have entered into that certain 136 East South Temple
Lease (the "Lease") dated _______________,1999, in which Landlord leased to
Tenant and Tenant leased from Landlord certain premises consisting of
approximately 3,585 rentable square feet, situated on the 18th floor of the
office building located at 136 East South Temple, Salt Lake City, Utah.

     Pursuant to Section 2 of the Lease, Landlord and Tenant hereby confirm the
                 ---------
Commencement Date and Expiration Date of the term of the Lease as follows:

     ______________________ is the Commencement Date of the term of the Lease.

     ______________________ is the Expiration Date of the term of the Lease.

               LANDLORD:       M & S BALANCED PROPERTY FUND, L.P.,
                               a California limited partnership

                               By:  MSBMS, a California corporation,
                                    GENERAL PARTNER

                                    By: ________________________________

                                    Its:________________________________

                    TENANT:    BRONNER COM, LLC,
                               a Delaware limited liability company

                               By: _____________________________________

                               Its:_____________________________________

                               By: _____________________________________

                               Its:_____________________________________

                                      C-1
<PAGE>

                                   EXHIBIT D

                      Form Of Tenant Estoppel Certificate

                          TENANT ESTOPPEL CERTIFICATE
                          ---------------------------

Tenant:  Bronner Com, LLC, a Delaware limited liability company

Premises Address: 136 East South Temple, Salt Lake City, Utah (the "Property")

Suite: ______                      Area: 3,585 Sq. Ft. (Rentable)

Date of Lease: August 23, 1999

Date(s) of Lease Amendment(s): _________________________________________

Commencement Date: _____________________________________________________

Expiration Date: _______________________________________________________

Current Base Monthly Rental: $__________________________________________

Base Monthly Rental Increases: _________________________________________

Operating Expense and Tax Base Year(s): $_______________________________

Percentage Share of Operating Expenses and Taxes: __________%

Current Monthly Payments of Operating Expenses and Taxes: $_____________

Security Deposit: ______________________________________________________

Guarantor:  None

The undersigned, as Tenant under the Lease of the above-referenced premises
("Premises") executed by M&S Balanced Property Fund, L.P. ("Landlord"), as
Landlord, and Tenant on the above-referenced date, does hereby represent,
certify and covenant to ___________________ ("Buyer") ("Lender"), and its
assignees, as follows:

1.   Lease. The copy of the Lease, including all addenda and amendments thereto,
     -----
attached hereto as Exhibit A is a true and correct copy of the Lease which is in
                   ------- -
full force and effect and which has not been further amended, supplemented or
changed by letter agreement or otherwise.

2.   Completion of Premises / No Disputes. Tenant has accepted possession of all
     ------------------------------------
of the premises and all conditions to be satisfied by Landlord under the Lease
have been satisfied pursuant to the terms of the Lease, including but not
limited to, completion of construction of any required improvements to the
Premises except those listed below.

_________________________________________________________________________
_________________________________________________________________________

3.   No Defaults / Claims. Neither Tenant nor Landlord is in default under any
     --------------------
terms of the Lease nor has any event occurred which with the passage of time
(after notice, if any, required by the Lease) would become an event of default
under the Lease. Tenant has no disputes, claims, counterclaims, defenses or
setoffs against Landlord or liens against the Property arising

                                      D-1
<PAGE>

from the Lease. Tenant is not entitled to any concessions, rebate, allowance or
free rent for any period after this certification, not is Landlord obligated to
construct or install any additional improvements in the Premises except those
listed below

_________________________________________________________________________
_________________________________________________________________________

4.   No Advance Payments: Security Deposit. No rent or other amount payable
     -------------------------------------
under the Lease has been paid in advance by Tenant except the current month's
rent. Landlord has no obligation to segregate the security deposit (if any) or
to pay interest thereon.

5.   No Extension, Purchase or Termination Rights. Tenant has no option and no
     --------------------------------------------
right of first refusal to purchase the Property or any interest therein and no
right to cancel or terminate the Lease or extend the term of the Lease.

6.   No Sublease / Assignment. Tenant has not entered in any sublease,
     ------------------------
assignment or other agreement transferring any of its interest in the Lease or
the Premises.

7.   No Notice. Tenant has not received notice of any assignment, hypothecation,
     ---------
mortgage, or pledge of Landlord's interest in the Lease or the rents or other
amounts payable thereunder, nor any violation of any federal, state, county or
municipal laws, regulations or orders related to the use or condition of the
Premises or the Property except those listed below:

_________________________________________________________________________
_________________________________________________________________________

8.   Hazardous Materials. No Hazardous Material has been used, treated, stored
     -------------------
or disposed of on the Premises by Tenant. Tenant does not have any permits or
identification numbers issued by the United States Environmental Protection
Agency or by any state, county or municipal agencies with respect to its
operations on the Premises, except those listed below. For the purposes hereof,
                            -------------------------
the term "Hazardous Material" shall mean any substance, chemical, waste or other
material which is listed, defined or otherwise identified as "hazardous" or
"toxic" under any federal, state, local or administrative agency ordinance or
law or any regulation, order, rule or requirement adopted thereunder, as well as
any petroleum, petroleum product or by-product, crude oil, natural gas liquids,
liquefied natural gas, or synthetic gas usable as fuel, and "source", "special
nuclear" and "by-product" material as defined in the Atomic Energy Act of 1985,
42 U.S.C. (S) 3011 et seq.

_________________________________________________________________________
_________________________________________________________________________

9.   No Modification of Lease. From the date of this Certificate through
     ------------------------
_____________, no modification or amendment to the Lease, forgiveness of payment
of rent or other amount due under the Lease, grant of extension or option, or
prepayment of rents more than one month in advance may be made except with the
written consent of Buyer.

10.  Reliance: Buyers Rights. Tenant recognizes and acknowledges it is making
     -----------------------
these representations to Buyer with the intent that Buyer or its assignees will
rely on Tenant's representations in connection with Buyer's acquisition of the
Property. All rent payments under the Lease shall continue to be paid to
Landlord in accordance with the terms of the Lease until Tenant is notified
otherwise in writing. As of the effective date of the purchase of the Property
by Buyer, Tenant will recognize Buyer as landlord under the Lease. Tenant
further acknowledges and agrees that Buyer and its successors and assigns
(including any entity

                                      D-2
<PAGE>

holding a Deed of Trust at any time after the date of this Certificate) shall
have the right to rely on the information contained in this Certificate.

11.  Binding. The provisions hereof shall be binding upon and inure to the
     -------
benefit of the successors, assigns, personal representatives and heirs of Tenant
and Buyer.

12.  Due Execution and Authorization. The undersigned, and the person(s)
     -------------------------------
executing this Certificate on behalf of the undersigned, are duly authorized to
execute this Certificate on behalf of Tenant and to bind Tenant thereto.

TENANT:

BRONNER COM, LLC,
a Delaware limited liability company

By:__________________________
   Name:
   Title:

By:__________________________
   Name:
   Title:

                                      D-3
<PAGE>

                                   EXHIBIT E

                             RULES AND REGULATIONS

     1.   Tenant shall have access to the Building and the Premises at all times
during the Term, except to the extent otherwise necessary for emergencies,
maintenance or repairs, which maintenance and repairs shall be accomplished with
as little interference to Tenant as commercially reasonable. On Saturdays,
Sundays and legal holidays, and on other days between the hours of 6:00 P.M. and
8:00 A.M. the following day, or such other hours as Landlord shall determine
from time to time, access to the Property and/or to the passageways, entrances,
exits, shipping areas, halls, corridors, elevators or stairways and other areas
in the Property may be restricted and access gained by use of a key to the
outside doors of the Property, or pursuant to such security procedures Landlord
may from time to time impose. All such areas, and all roofs, are not for use of
the general public, and Landlord shall in all cases retain the right to control
and prevent access thereto by all persons whose presence in the judgment of
Landlord shall be prejudicial to the safety, character, reputation and interests
of the Property and its tenants, provided, however, that nothing herein
contained shall be construed to prevent such access to persons with whom Tenant
deals in the normal course of Tenant's business unless such persons are engaged
in activities which are illegal or violate these Rules. No Tenant and no
employee or invitee of Tenant shall enter into areas reserved for the exclusive
use of Landlord, its employees or invitees. Tenant shall keep doors to corridors
and lobbies closed except when persons are entering or leaving.

     2.   Tenant shall not paint, display, inscribe, maintain or affix any sign,
placard, picture, advertisement, name, notice, lettering or direction on any
part of the outside or inside of the Property, or on any part of the inside of
the Premises which can be seen from the outside of the Premises, without the
prior consent of Landlord, and then only such name or names or matter and in
such color, size, style, character and material as may be first approved by
Landlord in writing. Landlord shall prescribe the suite number and
identification sign for the Premises (which shall be prepared and installed by
Landlord at Tenant's expense). Landlord reserves the right to remove at Tenant's
expense all matter not so installed or approved without notice to Tenant.

     3.   Tenant shall not in any manner use the name of the Property for any
purpose other than that of the business address of the Tenant, or use any
picture or likeness of the Property, in any letterheads, envelopes, circulars,
notices, advertisements, containers or wrapping material without Landlord's
express consent in writing.

     4.   Tenant shall not place anything or allow anything to be placed in the
Premises near the glass of any door, partition, wall or window which may be
unsightly from outside the Premises, and Tenant shall not place or permit to be
placed any article of any kind on any window ledge or on the exterior walls.
Blinds, shades, awnings or other forms of inside or outside window ventilators
or similar devices, shall not be placed in or about the outside windows in the
Premises except to the extent, if any, that the character, shape, color,
material and make thereof are first approved by Landlord.

     5.   Furniture, freight and other large or heavy articles, and all other
deliveries may be brought into the Property only at times and in the manner
designated by Landlord, and always at Tenant's sole responsibility and risk.
Landlord may impose reasonable charges for use of freight elevators after or
before normal business hours. All damage done to the Property

                                      E-1
<PAGE>

by moving or maintaining such furniture, freight or articles shall be repaired
by Landlord at Tenant's expense. Landlord may inspect items brought into the
Property or Premises with respect to weight or dangerous nature. Landlord may
require that all furniture, equipment, cartons and similar articles removed from
the Premises or the Property be listed and a removal permit therefor first be
obtained from Landlord. Tenant shall not take or permit to be taken in or out of
other entrances or elevators of the Property any item normally taken, or which
Landlord otherwise reasonably requires to be taken, in or out through service
doors or on freight elevators. Tenant shall not allow anything to remain in or
obstruct in any way, any lobby, corridor, sidewalk, passageway, entrance, exit,
hall, stairway, shipping area, or other such area. Tenant shall move all
supplies, furniture and equipment as soon as received directly to the Premises,
and shall move all such items and waste (other than waste customarily removed by
Property employees) that are at any time being taken from the Premises directly
to the areas designated for disposal. Any handcarts used at the Property shall
have rubber wheels.

     6.   Tenant shall not overload any floor or part thereof in the Premises,
or Property, including any public corridors or elevators therein bringing in or
removing any large or heavy articles, and Landlord may direct and control the
location of safes and all other heavy articles and require supplementary
supports at Tenant's expense of such material and dimensions as Landlord may
deem necessary to properly distribute the weight.

     7.   Tenant shall not attach or permit to be attached additional locks or
similar devices to any door or window, change existing locks or the mechanism
thereof, or make or permit to be made any keys for any door other than those
provided by Landlord. If more than two keys for one lock are desired, Landlord
will provide them upon payment therefor by Tenant. Tenant, upon termination of
its tenancy, shall deliver to Landlord all keys of offices, rooms and toilet
rooms which have been furnished Tenant or which Tenant shall have had made, and
in the event of loss of any keys so furnished shall pay Landlord therefor.

     8.   If Tenant desires signal, communication, alarm or other utility or
similar service connections installed or changed, Tenant shall not install or
change the same without the prior approval of Landlord, and then only under
Landlord's direction at Tenant's expense. Tenant shall not install in the
Premises any equipment which requires more electric current than Landlord is
required to provide under this Lease, without Landlord's prior approval, and
Tenant shall ascertain from Landlord the maximum amount of load or demand for or
use of electrical current which can safely be permitted in the Premises, taking
into account the capacity of electric wiring in the Property and the Premises
and the needs of tenants of the Property, and shall not in any event connect a
greater load than such safe capacity.

     9.   Tenant shall not obtain for use upon the Premises janitor and other
similar services, except from Persons approved by Landlord. Any Person engaged
by Tenant to provide janitor or other services shall be subject to direction by
the manager or security personnel of the Property.

     10.  The toilet rooms, urinals, washbowls and other such apparatus shall
not be used for any purpose other than that for which they were constructed, and
no foreign substance of any kind whatsoever shall be thrown therein, and the
expense of any breakage, stoppage or damage resulting from the violation of this
Rule shall be borne by Tenant who, or whose employees or invitees, shall have
caused it. Tenant shall not cause any unnecessary labor by reason of Tenant's
carelessness or indifference in the preservation of good order and cleanliness
in and around the building.

                                      E-2
<PAGE>

     11.  The janitorial closets, utility closets, telephone closets, broom
closets, electrical closets, storage closets, and other such closets, rooms and
areas shall be used only for the purposes and in the manner designated by
Landlord, and may not be used by tenants, or their contractors, agents,
employees, or other parties, without Landlord's prior written consent.

     12.  Landlord reserves the right to exclude or expel from the Property any
person who, in the judgment of Landlord, is intoxicated or under the influence
of liquor or drugs, or who shall in any manner do any act in violation of any of
these Rules. Tenant shall not at any time manufacture, sell, use or give away,
any spirituous, fermented, intoxicating or alcoholic liquors on the Premises,
nor permit any of the same to occur (except in connection with occasional social
or business events conducted in the Premises which do not violate any laws nor
bother or annoy any other tenants). Tenant shall not at any time sell, purchase
or give away food in any form by or to any of Tenant's agents or employees or
any other parties on the Premises, nor permit any of the same to occur (other
than in lunchrooms or kitchens for employees as may be permitted or installed by
Landlord, which does not violate any laws or bother or annoy any other tenant).

     13.  Tenant shall not make any room-to-room canvass to solicit business or
information or to distribute any article or material to or from other tenants or
occupants of the Property and shall not exhibit, sell or offer to sell, use,
rent or exchange any products or services in or from the Premises unless
ordinarily embraced within the Tenant's use of the Premises specified in the
Lease.

     14.  Tenant shall not waste electricity, water, heat or air conditioning or
other utilities or services, and agrees to cooperate fully with Landlord to
ensure the most effective and energy-efficient operation of the Property and
shall not allow the adjustment (except by Landlord's authorized Property
personnel) of any controls. Tenant shall keep corridor doors closed and shall
not open any windows, except that if the air circulation shall not be in
operation, windows which are openable may be opened with Landlord's consent. As
a condition to claiming any deficiency in the air-conditioning or ventilation
services provided by Landlord, Tenant shall close any blinds or drapes in the
Premises to prevent or minimize direct sunlight.

     15.  Tenant shall conduct no auction, fire or "going out of business" sale
or bankruptcy sale in or from the Premises, and such prohibition shall apply to
Tenant's creditors.

     16.  Tenant shall cooperate and comply with any reasonable safety or
security programs, including fire drills and air raid drills, and the
appointment of "fire wardens" developed by Landlord for the Property, or
required by law. Before leaving the Premises unattended, Tenant shall close and
securely lock all doors or other means of entry to the Premises and shut off all
lights and water faucets in the Premises (except heat to the extent necessary to
prevent the freezing or bursting of pipes).

     17.  Tenant will comply with all municipal, county, state, federal or other
governmental laws, statutes, codes, regulations and other requirements,
including without limitation, environmental health, safety and police
requirements and regulations respecting the Premises, now or hereinafter in
force, at its sole cost, and will not use the Premises for any immoral purposes.

     18.  Tenant shall not (i) carry on any business, activity or service except
those ordinarily embraced within the permitted use of the Premises specified in
the Lease and more

                                      E-3
<PAGE>

particularly, but without limiting the generality of the foregoing, shall not
(ii) install or operate any internal combustion engine, boiler, machinery,
refrigerating, heating or air conditioning equipment in or about the Premises,
(iii) use the Premises for housing, lodging or sleeping purposes or for the
washing of clothes, (iv) place any radio or television antennae other than
inside of the Premises, (v) operate or permit to be operated any musical or
sound producing instrument or device which may be heard outside the Premises,
(vi) use any source of power other than electricity, (vii) operate any
electrical or other device from which may emanate electrical or other waves
which may interfere with or impair radio, television, microwave, or other
broadcasting or reception from or in the Property or elsewhere, (viii) bring or
permit any bicycle or- other vehicle, or dog (except in the company of a blind
person or except where specifically permitted) or other animal or bird in the
Property, (ix) make or permit objectionable noise or odor to emanate from the
Premises, (x) do anything in or about the Premises tending to create or maintain
a nuisance or do any act tending to injure the reputation of the Property, (xi)
throw or permit to be thrown or dropped any article from any window or other
opening in the Property, (xii) use or permit upon the Premises anything that
will invalidate or increase the rate of insurance on any policies of insurance
now or hereafter carried on the Property or violate the certificates of
occupancy issued for the Premises or the Property, (xiii) use the Premises for
any purpose, or permit upon the Premises anything, that may be dangerous to
persons or property (including but not limited to flammable oils, fluids,
paints, chemicals, firearms or any explosive articles or materials), (xiv) do or
permit anything to be done upon the Premises in any way tending to disturb any
other tenant at the Property or the occupants of neighboring property nor (xv)
at any time go upon the roof of the building without prior approval from
Landlord.

     19.  The following Rules shall apply regarding the parking area:

          (i)  Parking shall be available in areas designated generally for
     tenant parking, for such daily or monthly charges as Landlord may establish
     from time to time. In all cases, parking for Tenant and its employees and
     visitors shall be on a "first come, first served," unassigned basis, with
     Landlord and other tenants at the Property, and their employees and
     visitors, and other Persons to whom Landlord shall grant the right or who
     shall otherwise have the right to use the same, all subject to these Rules,
     as the same may be amended or supplemented, and applied on a non-
     discriminatory basis. Notwithstanding the foregoing to the contrary,
     Landlord reserves the right to assign specific spaces, and to reserve
     spaces for visitors, small cars, handicapped individuals, and other
     tenants, visitors of tenants or other Persons, and Tenant and its employees
     and visitors shall not park in any such assigned or reserved spaces.
     Landlord may restrict or prohibit full size vans and other large vehicles.
     Landlord shall set aside a portion of the parking areas near the Building
     entrance for parking by visitors of the tenants, including Tenant's
     visitors.

          (ii) In case of any violation of these provisions, Landlord may refuse
     to permit the violator to park, and may remove the vehicle owned or driven
     by the violator from the Property without liability whatsoever, at such
     violator's risk and expense. Landlord reserves the right to close all or a
     portion of the parking areas or facilities in order to make repairs or
     perform maintenance services, or to alter, modify, re-stripe or renovate
     the same, or if required by casualty, strike, condemnation, act of God, law
     or governmental requirement, or any other reason beyond Landlord's
     reasonable control. In the event access is denied for any reason, any
     monthly parking charges shall be abated to the extent access is denied, as
     Tenant's sole recourse. Tenant acknowledges that such parking areas or
     facilities may be operated by an independent contractor not

                                      E-4
<PAGE>

     affiliated with Landlord, and Tenant acknowledges that in such event,
     Landlord shall have no liability for claims arising through acts or
     omissions of such independent contractor, if such contractor is reputable.

          (iii) The parking areas shall be accessible twenty-four (24) hours a
     day, provided that access may be controlled by a cardkey system; cars must
     be parked entirely within the stall lines, and only small cars may be
     parked in areas reserved for small cars; all directional signs and arrows
     must be observed; the speed limit shall be 5 miles per hour; spaces
     reserved for handicapped parking must be used only by vehicles properly
     designated; every parker is required to park and lock his own car; washing,
     waxing, cleaning or servicing of any vehicle is prohibited; parking spaces
     may be used only for parking automobiles; parking is prohibited in areas:
     (a) not striped or designated for parking, (b) aisles, (c) where "no
     parking" signs are posted, (d) on ramps, and (e) loading areas and other
     specially designated areas. Delivery trucks and vehicles shall use only
     those areas designated therefor.

     20.  The directory of the building will be provided for the display of the
name and location of tenants only, and Landlord reserves the right to exclude
any other names therefrom. Any additional name that Tenant shall desire to be
placed upon the directory must first be approved by Landlord, and if so
approved, a charge will be made therefor.

     21.  Landlord may waive any one or more of these Rules for the benefit of a
particular tenant, but no such waiver by Landlord shall be construed as a waiver
of these Rules in favor of any other tenant nor prevent Landlord from thereafter
enforcing any such Rules against any or all of the tenants of the building.

     22.  Tenant assumes any and all responsibility for protecting the premises
from theft, robbery and pilferage, which includes keeping doors locked and other
means of entry to the Premises closed.

     23.  Landlord reserves the right to make such other and reasonable rules as
in its sole and absolute discretion may from time to time be needed for the
safety, care, efficiency, cleanliness, management and operation of the building,
and for the preservation of good order therein.

                                      E-5
<PAGE>

                                  EXHIBIT F

                                  Space Plan

                                18th Floor Plan

                                 [CHART HERE]

                                      F-1
<PAGE>

                                   EXHIBIT G

                  Working Drawings and Tenant Improvement Work

 .    WORKING DRAWINGS
     ----------------

     The Working Drawings prepared by Samuel J. Brady dated August 4, 1999,
     attached hereto as pages G-3 through G-13

 .    TENANT IMPROVEMENT WORK
     -----------------------

     Attached hereto as page G-2

                                      G-1
<PAGE>

Project:  136 East South Temple
------------------------------------
Tenant:  Bronner, Slosberg, Humphrey
------------------------------------
Rentable Area: 3,585
------------------------------------
Usable Area: 3,132
------------------------------------

<TABLE>
<CAPTION>
                                        T.I.   Cost per   Owner's
                                        ----   --------   -------
                                        Cost    R.S.F.     Cost
                                        ----    ------     ----
<S>                                   <C>      <C>        <C>
Construction Cost:
Rcon Const.                           $77,046   $21.49
------------------------------------

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

------------------------------------
                                     --------- -------- --------
             Total Contractor Cost:   $77,046   $21.49   $    -

Construction Contingency @ 3%         $ 2,311
                                     --------- -------- --------

Space Planning/Working Drawings
estimated cost per square foot $0.60  $ 2,151
                                     --------- -------- --------

Reimbursables (est):                  $     -
                                     --------- -------- --------

Other:                                $     -
                                     --------- -------- --------

Keying:                               $     -
                                     --------- -------- --------

Window Treatment:                     $     -
                                     --------- -------- --------

Signage:                              $     -
                                     --------- -------- --------

Sub total:                            $81,508            $    -
                                     --------- -------- --------

CM Fee($0.50/rsf)                     $ 1,793
                                     --------- -------- --------

Total:                                $83,301   $23.24   $    -
                                     ========= ======== ========
</TABLE>

Notes:
     Deficiencies:

                                      G-2
<PAGE>

                             136 East South Temple
                                  Suite 1810
                                 General Notes

                            [DIAGRAM APPEARS HERE]

                                      G-3
<PAGE>

                            136 East South Temple
                                  Suite 1810
                                Specifications

                                   [DIAGRAM]

                                      G-4
<PAGE>

                            136 East South Temple
                                  Suite 1810
                               Demolition Plan

                            [DIAGRAM APPEARS HERE]

                                      G-5
<PAGE>

                            136 East South Temple
                                  Suite 1810
                                  Floor Plan

                            [DIAGRAM APPEARS HERE]

                                      G-6
<PAGE>

                            136 East South Temple
                                  Suite 1810
                                Dimension Plan

                            [DIAGRAM APPEARS HERE]

                                      G-7
<PAGE>

                            136 East South Temple
                                  Suite 1810
                             Existing Ceiling Plan

                            [DIAGRAM APPEARS HERE]

                                      G-8
<PAGE>

                            136 East South Temple
                                  Suite 1810
                                  Power Plan

                            [DIAGRAM APPEARS HERE]

                                      G-9
<PAGE>

                            136 East South Temple
                                  Suite 1810
                            Door Schedule / Details

                            [DIAGRAM APPEARS HERE]

                                     G-10
<PAGE>

                            136 East South Temple
                                  Suite 1810
                                   Details

                            [DIAGRAM APPEARS HERE]

                                     G-11
<PAGE>

                            136 East South Temple
                                  Suite 1810
                              Interior Elevators

                            [DIAGRAM APPEARS HERE]

                                     G-12
<PAGE>

                            136 East South Temple
                                  Suite 1810
                              Interior Elevators

                            [DIAGRAM APPEARS HERE]<PAGE>
                                                                   EXHIBIT 10.15

                               DATED 20th May 1999

                                             certified a true copy this   day of
                                                      ArnheimTite&Lewis

                         (1) FORWARD PUBLISHING LIMITED

                         (2) BRONNER SLOSBERG HUMPHREY (UK)
                             INC

               ==================================================
                               AGREEMENT FOR LEASE

                                 - relating to -
                     First Floor 84-86 Regents Street London
               ==================================================

                                     OLSWANG

                                  90 Long Acre
                                 London WC2E 9TT

                               Tel: 0171-208 8888
                               Fax: 0171-208 8800
                          email: olsmail@olswang.co.uk
<PAGE>

                                    CONTENTS

Clause                                                                     Page

1.   DEFINITIONS .............................................................1

2.   CONDITIONAL AGREEMENT ...................................................2

3.   LEASE AND TITLE .........................................................3

4.   TENANT'S WORKS ..........................................................3

5.   ACCESS PENDING GRANT OF LEASE ...........................................4

6.   ALIENATION NON-MERGER ...................................................5

7.   DETERMINATION ...........................................................5

8.   NOTICES .................................................................5

9.   DISPUTES AND CERTIFICATES ...............................................5

10.  EXCLUSION OF SECURITY OF TENURE .........................................6

11.  STANDARD CONDITIONS .....................................................6
<PAGE>

THIS AGREEMENT is made the 20th day of May 1999

BETWEEN:

(1)   FORWARD PUBLISHING LIMITED whose registered office is at 5 Elstree Gate
      Elstree Way Borehamwood Hertfordshire WD6 1JD ("Landlord") and

(2)   BRONNER SLOSBERG HUMPHREY (UK) INC whose registered office is at 1
      Embankment Place (c/o Price Waterhouse Coopers) London WC2 6NN ("Tenant")

IT IS AGREED as follows:

1.    DEFINITIONS

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

                                   [GRAPHIC]

      "Conditions" means the following:

      1.      The obtaining of the Superior Landlord's consent to the underlease
              such consent to be in the form of a licence to underlet

      2.      The obtaining of the Superior Landlord's consent to the Tenant's
              Works such consent to be in the form of a licence for alterations

      "Condition Date" the date upon which the Conditions are satisfied

      "Lease" the lease of the Premises to be granted by the Landlord to the
      Tenant as hereinafter provided which shall:

      (i)     grant a term of years from the Lease Completion Date until 14
              December 2004

      (ii)    reserve an initial rent first reserved of ONE HUNDRED AND EIGHTY
              FOUR THOUSAND AND FIFTEEN POUNDS ((pound)184,015) per annum such
              rent to commence and be payable from the Lease Completion Date

                                   [GRAPHIC]
<PAGE>

      (iii)   reserve the further or additional rents as therein provided which
              shall be payable from the Lease Completion Date

      (iv)    be in the form of the draft lease attached hereto subject only to
              such amendments as circumstances shall require and shall be agreed
              by the Landlord and the Tenant and

      (v)     be engrossed (original and counterpart) by the Landlord's
              solicitors

      "Lease Completion Date" the date 5 working days after the Conditions Date
      or 2 working days after the service on the Tenant of the Court Order
      referred to in clause 10 hereof whichever is the later

      "Necessary Consents" shall mean all permissions consents licences
      certificates or permits in legally effectual form necessary to carry out
      and complete the Tenant's Works (save that of the Superior Landlord)

      "Premises" the premises known as First Floor 84-86 Regents Street London
      as the same are more particularly described in the Lease

      "Rent Deposit Deed" the rent deposit deed to be completed by the Landlord
      and Tenant a copy of which is attached hereto

      "Superior Landlord" shall include the Landlord's lessor and several
      superior lessors holding an interest in reversion in respect of the
      Premises

      "Tenant's Works" such works as the Tenant shall wish to carry out to the
      Premises (subject to the obtaining of all Necessary Consents and of the
      approval of the Landlord pursuant to the Lease as if the same had been
      granted) details of such works [ILLEGIBLE] within the "Request for
      Construction Modifications at 84/86 Regent Street London" - dated 16 April
      1999 and the plan numbered "Fin-2a" copies of which are attached hereto

2.    CONDITIONAL AGREEMENT

      2.1.1   This Agreement is conditional upon the satisfaction of the
              Conditions

      2.1.2   If the Conditions are not satisfied by the date which is 3 months
              after the date hereof (or such longer period as may be agreed
              between the Landlord and the
<PAGE>

              Tenant) then either party may rescind this Agreement by notice in
              writing to the other at any time thereafter but prior to the
              Conditions being satisfied and the Tenant shall return the
              Premises in the same state and condition as at the date hereof
              to the Landlord's reasonable satisfaction carrying out and
              bearing the cost of any necessary reinstatement

      2.2     The Landlord shall use reasonable endeavours at the equal cost to
              the Landlord and the Tenant to procure the satisfaction of the
              Conditions as soon as possible after the date hereof

      2.3     The remaining provisions of this Agreement shall apply upon the
              Conditions being satisfied

      3.      LEASE AND TITLE

      3.1     On the Lease Completion Date:

              3.1.1     the Lease shall be completed and the Tenant shall
                        execute a counterpart thereof

              3.1.2     the Rent Deposit Deed shall be completed

      3.2     The Tenant shall not raise any objection or make any enquiry or
              requisition in respect of the Landlord's title

      3.3     On completion of the Lease vacant possession of the Premises shall
              be given to the Tenant

      4.      TENANT'S WORKS

      4.1     The Tenant shall forthwith at its own cost prepare in triplicate
              and submit to the Landlord for approval drawings and a
              specification of the Tenant's Works and immediately upon such
              approval being obtained the Tenant shall apply for and use its
              best endeavours to obtain any applicable Necessary Consents and
              provide the Landlord with copies thereof
<PAGE>

                                    Rider 1.

      4.1

      4.2     From the date hereof the Tenant shall have access to the Premises
              for the purpose of carrying out the Tenant's Works but the Tenant
              shall indemnify the Landlord from any loss (including
              consequential loss and increased financing charges) damage costs
              and expenses suffered by the Landlord resulting from the carrying
              out of the Tenant's Works

      4.3     Subject as aforesaid if the Tenant commences the Tenant's Works it
              shall thereafter proceed diligently with the Tenant's Works

      4.4     If the Tenant commences the Tenant's Works it shall carry out the
              Tenant's Works in a good and workmanlike manner in accordance with
              the approved drawings and specification and any applicable
              Necessary Consents and to the reasonable satisfaction of the
              Landlord

      4.5     On completion of the Lease the parties hereto and the Superior
              Landlord shall complete a licence by deed authorising the Tenant's
              Works in a form to be provided by the Superior Landlord and agreed
              between the parties and the Superior Landlord all acting
              reasonably

                                       1
<PAGE>

      5.      ACCESS PENDING GRANT OF LEASE

      5.1     If the Tenant shall enter the Premises prior to the grant of the
              Lease the Tenant shall:

              5.1.1     occupy as a licensee only

              5.1.2     pay to the Landlord:

                        5.1.2.1   from the date hereof a licence fee at the same
                                  yearly rate and payable at and in the same
                                  manner as the initial yearly rent to be
                                  reserved by the Lease and

                        5.1.2.2   from the date hereof any insurance premiums
                                  service charge and other monies in respect of
                                  the Premises which would be payable by the
                                  Tenant if the Lease had then been granted (all
                                  such payments being treated as a discharge for
                                  the payment of any rent insurance premium and
                                  service charge that would otherwise have been
                                  due under the Lease in respect of the same
                                  period) and subject to the variations agreed
                                  between the parties hereto contained within
                                  the side letter dated 20th May 1999

              5.1.3     be subject to the same exceptions reservations covenants
                        and conditions and to the other provisions contained in
                        the Lease so far as they are not inconsistent with this
                        Agreement and so that the Landlord shall have and be
                        entitled to all remedies by distress action or otherwise
                        for recovering rent in arrear and for any breach of any
                        of the covenants or agreements on the part of the Tenant
                        as if the Lease had been actually granted but nothing in
                        this sub-clause shall vary or affect the application of
                        the next succeeding sub-clause

      5.2     Pending completion of the Lease this Agreement shall not be deemed
              to operate as a demise of the Premises nor shall the Tenant have
              or be entitled to any estate right title or interest in the
              Premises
<PAGE>

      6.      ALIENATION NON-MERGER

      6.1     The Tenant shall not assign mortgage charge or otherwise deal with
              its interest under this Agreement or any part thereof and shall
              itself take up and complete the Lease

      6.2     Notwithstanding the grant of the Lease all the obligations of the
              parties hereunder shall continue in full force and effect except
              so far as they have actually been complied with or incorporated in
              the Lease until all the terms and conditions hereof have been
              completely fulfilled

      7.      DETERMINATION

      7.1     The Landlord may determine this Agreement forthwith by giving
              notice to the Tenant to that effect if the Tenant shall have
              failed to pay any instalment of the licence fee insurance premium
              or service charge within 21 days after it shall have become due
              under the provisions of this Agreement or if the Tenant shall have
              committed any material breach of its obligations under this
              Agreement or there shall occur any of the events described in
              Clause 5.1 of the Lease

      7.2     The determination of this Agreement in any such event shall be
              without prejudice to any other rights or remedies of the Landlord
              against the Tenant for the breach nonobservance or non-performance
              of the Tenant's obligations under this Agreement

      8.      NOTICES

              Any notice served under or in connection with this Agreement shall
              be properly served if it complies with either the provisions of
              Section 196 of the Law of Property Act 1925 or Section 23 of the
              Landlord and Tenant Act 1927 (as amended in each case by the
              Recorded Delivery Service Act 1962)

      9.      DISPUTES AND CERTIFICATES

              Subject to any express provisions of this Agreement to the
              contrary any disputes or differences arising as between the
              parties hereto as to their respective rights duties or obligations
              or as to any other matter or thing in any way arising out of or
              connected
<PAGE>

              with the subject matter of this Agreement shall be referred for
              determination by a single duly qualified expert to be agreed upon
              by the parties in dispute or failing agreement nominated (on the
              application of any such party in dispute) by the President for the
              time being of the Law Society

      10.     EXCLUSION OF SECURITY OF TENURE

              On or as soon as practicable after the date hereof the parties
              shall by their solicitors apply for an order from the court
              pursuant to Section 38 of the Landlord and Tenant Act 1954 (as
              amended) for the exclusion of the provisions of Sections 24 to 28
              (inclusive) of the said Landlord and Tenant Act 1954 in relation
              to the Lease

      11.     STANDARD CONDITIONS

              The Standard Conditions of Sale (Third Edition) shall be
              incorporated in this Agreement insofar as they are applicable to
              the grant of a new lease and are not varied by or inconsistent
              herewith

      AS WITNESS the hands of the parties hereto the day and year first before
      written
<PAGE>

                             ADD Inc

                  80 Prospect Street

                        Cambridge MA

                               02139

                        617.661.0165

                    fax 617.661.7118

               email add@addarch.com

              http://www.addarch.com

ADD Inc is an employee owned company

           Cambridge - San Francisco

16 April 1999

REQUEST FOR CONSTRUCTION MODIFICATIONS AT 84/86 REGENT STREET, LONDON

BRONNER SLOSBERG & HUMPHREY - PROPOSED LONDON OFFICE

The following description outlines the existing space at 84/86 Regent Street,
London and the request for interior modifications:

A.    Existing Conditions

      o     The existing facilities are on the first floor with portered
            entrance from 84/86 Regent's Street, and deliveries access from 19
            Glasshouse Street, at the rear of the building. The premises have a
            frontage on both these streets and glazed elevations to two
            lightwells. The office is on 2 split levels.

      o     The building is a concrete/steel frame structure, with exposed beams
            'parcelling' the floor plate. The floor is generally boarded
            throughout, with exception to the open plan area on the rear
            elevation, currently carpeted in seagrass over a concreted/tiled
            floor and the entrance area carpeted in a large floor mat.

      o     Internal partitions are 75/100 plaster boarded from floor boards to
            structural soffit, with glazed areas to the main meeting room
            (rooml0l) and to an office on the rear Portion facing the North
            lightwell (room 119). A number of rooms are divided by low level
            plasterboard screens. Internal doors have vision panels.

      o     All glazing, with exception to the mail room (room 17), is single
            glazed with secondary glazing on the internal face of the wall. The
            frontage glazing is full height, with roller blinds. All the
            lightwell glazing is security shuttered within the glazing void. All
            the secondary glazing is sliding.

      o     General office lighting is twin batten 300x1500 pendant luminaries,
            with CAT 2 louvers. A number of the fittings combine as emergency
            lighting. The main board room (room 101) and the kitchen (room 109)
            are lit by tungsten lamps.
<PAGE>

                    ADD Inc

Bronner Slosberg & Humphrey

              16 April 1999

                     Page 2

      o     The office is heated with a hot water system, with perimeter
            radiators. Cooling is by individually controlled Air-conditioning
            units suspended in the general open plan spaces, plus one in the
            main board room (rooml0l). The plant for these is located on the
            North Lightwell, with the pipework entering the office at high level
            on the main North Lightwell wall on two locations, running on trays
            broadly in the 'H' configuration of the office floor plate.

      o     Surface trunking for data, telephone and power in all the general
            office areas, with additional power points in plasterboard
            walls/screens. Floor boxes (rooms 103 & 119). The riser cupboard is
            located by the rear access doors.

      o     Fire extinguishers are located by each entrance and in the comms
            room. The smoke detectors and electronic alarms are spread out in
            the whole office. The entrance doors and the comms room are alarmed.

B.    Proposed Interior Alterations

      o     Location of a small corporate sign within the elevators at both the
            Regent Street and Glasshouse Street entry points.

      o     Level 1 entry lobby from Regent Street, location to have corporate
            signage stating "Bronner Slosberg and Humphrey" position on lobby
            wall.

      o     Upon entry to the space from the Regent Street entrance at level 1,
            location of the new built in coat closet constructed from
            plasterboard and sliding doors to match existing.

      o     Demolition of half height partition within existing reception area
            and facilities area.

      o     Construction of new full height and half height gypsum partition
            walls to define new reception area.

      o     Location of new full height glazed screen to the rear of reception
            desk for location of new corporate signage.

      o     Adjacent to south light well construction of three new offices /
            quiet rooms. Constructed from full height partitions, full height
            glazed partitions and doors to match existing.

      o     Within open office area adjacent to north light well construction of
            additional low height partitions for printer and copier stations.
<PAGE>

                    ADD Inc

Bronner Slosberg & Humphrey

              16 April 1999

                     Page 3

      o     At the Glasshouse Street end on the north light well side the
            existing partially enclosed area to be fully enclosed utilizing the
            existing glazed and full height partitions. An additional office and
            quiet room to be constructed using full height and glazed partitions
            and doors to match existing

      o     The entire space will be provided with new free standing
            workstations with internal data and telecommunication management.

      o     All new enclosed areas will be provided with additional ceiling
            mounted light fixtures.

      o     Screwing down loose floor boards, replacing splintered/cracked
            boards.

      o     The entire floor space to be carpeted utilizing a carpet tile.

      o     The entire space to be repainted in a colour scheme suitable for the
            corporate image of Bronner Slosberg and Humphrey. This painting will
            be limited to all walls and partitions.

      o     Additional air conditioning units to be located within the space to
            accommodate the proposed revised floor layout. These units are
            anticipated to match existing.

      o     Data and telecommunication fit out of the Comms room 102, which will
            consist primarily of free standing equipment, plus additional power
            supply.

      o     Additional power/data/telephone located throughout the space to
            accommodate the proposed layout.

      o     Relocation/addition of Fire Alarms and Smoke Detectors to comply
            with building and fire codes.

      o     No changes will be made to any existing external window openings.

The proposed interiors layout drawings No. SCHM - 2 is attached and forms part
of this documentation.

Should additional information or clarifications be required regarding the
proposed layout or materials, please do not hesitate to contact the architects
ADD Inc and Collado @ AJSP.

This document has been prepared by:
ADD Inc Cambridge, MA, USA and Collado @ AJSP, London, UK
<PAGE>

                                     BRONNER
                                     SLOSBERG
                                     HUMPHREY
                                     London Regents St.
                                     Office

                                    [GRAPHIC]
<PAGE>

[ILLEGIBLE] Regent Street, London W.1.                     PLAN NO. 1 - Basement

                     [ILLEGIBLE] LAND REGISTRY GENERAL MAP

                         LONDON SHEET VII.72. SECTION C.
GREATER LONDON                                                            PLAN 1

                                  Scale 1/1056

                              CITY OF WESTMINSTER

                                   [GRAPHIC]
<PAGE>

[ILLEGIBLE] Regent Street, London W.1.                 PLAN NO. 2 - Ground Floor

                     [ILLEGIBLE] LAND REGISTRY GENERAL MAP

                         LONDON SHEET VII.72. SECTION C.
GREATER LONDON                                                            PLAN 2

                                  Scale 1/1056

                              CITY OF WESTMINSTER

                                   [GRAPHIC]
<PAGE>

[ILLEGIBLE] Regent Street, London W.1.                 PLAN NO. 3 - Upper Floors

                     [ILLEGIBLE] LAND REGISTRY GENERAL MAP

                         LONDON SHEET VII.72. SECTION C.
GREATER LONDON                                                            PLAN 3

                                  Scale 1/1056

                              CITY OF WESTMINSTER

                                   [GRAPHIC]
<PAGE>

                            DATED 3rd November 1999

                                             certified a true copy this   day of
                                                      ArnheimTite&Lewis

                         (1) FORWARD PUBLISHING LIMITED

                         (2) BRONNERCOM (UK), INC

               ==================================================
                                RENT DEPOSIT DEED

                                     - for -
                     First Floor 84 and 86 Regent Street and
                      19 and 21 Glasshouse Street London W1

               ==================================================

                                     OLSWANG
                                  90 Long Acre
                                 London WC2E 9TT

                               Tel: 0171-208 8888
                               Fax: 0171-208 8800
                          email: olsmail@olswang.co.uk
<PAGE>

THIS DEED is made the 3rd day of November 1999

BETWEEN:

(1)   FORWARD PUBLISHING LIMITED whose registered office is at 5 Elstree Gate
      Elstree Way Borehamwood Hertfordshire WD6 TD ("Landlord" which expression
      shall include its successors in title) and

(2)   BRONNERCOM (UK), LIMITED whose registered office is at 1 Embankment Place
      (c/o Price Waterhouse Coopers London WC2 6NN ("Tenant")

WHEREAS this Deed is supplemental to and in consideration of the grant by the
Landlord to the Tenant of the lease ("Lease") described in the Schedule hereto

WITNESSES as follows:

1.      On the date hereof the Tenant shall pay to the Landlord the sum of SIXTY
        ONE THOUSAND THREE HUNDRED AND THIRTY EIGHT POUNDS 33 PENCE
        ((pound)61,338.33) together with VAT thereon which the Landlord or its
        solicitors shall credit to a bank deposit account ("Account") to be
        opened at a United Kingdom clearing bank to be operated solely by the
        Landlord or its solicitors

2.      The Account shall be operated and payments made therefrom as follows:

2.1     If the Tenant shall fail to make payment to the Landlord of any rent or
        other monies properly due to the Landlord under the terms of the Lease
        or of any amount becoming payable to the Landlord as a result of any
        breach by the Tenant of any covenant on its part contained in the Lease
        in either case by the date on which the same became due and/or payable
        (as the case may be) then the Landlord may withdraw from the Account for
        payment to the Landlord an amount equal to the amount in respect of
        which the Tenant shall have made default

2.2     Immediately following such withdrawal the Tenant shall (if so required
        by the Landlord) pay to the Landlord for the credit of the Account an
        amount equal to the

                                       1
<PAGE>

        sum so withdrawn to the intent that the balance of monies standing to
        the credit of the Account shall at all times equal the amount specified
        in Clause 1 hereof

2.3     The Tenant shall be paid from the Account the following:

        2.3.1   Any interest earned by the Account within 21 days of the
                interest being credited to the Account subject to any deduction
                of tax at source required by law

        2.3.2   The balance standing to the credit of the Account (including
                interest) within 14 days after the first to occur of the
                following:

                2.3.2.1 The date of expiration or sooner determination of the
                        term granted by the Lease

                2.3.2.2 The date of lawful assignment by the Tenant of the Lease

        PROVIDED THAT no sums shall be so paid to the Tenant at any of the
        aforesaid dates if the Tenant has not discharged all liability (actual
        or prospective) of the Tenant to the Landlord under the terms of the
        Lease and/or if the Landlord is otherwise entitled to have recourse to
        the Account under the terms of Clause 2.1 hereof

3.      The provisions of this Deed are in addition to (and not in substitution
        for) the provisions for re-entry and forfeiture contained in the Lease
        and all other rights or remedies available to the Landlord at law or
        arising out of the Lease all of which provisions rights and remedies
        shall continue to have full force and effect in all respects and nothing
        in this Deed shall entitle the Tenant to withhold or delay payment of
        any rents reserved by or other monies payable by the Tenant under the
        Lease after the dates upon which they shall respectively fall due

4.      The conditions for re-entry contained in the Lease shall be exercisable
        as well on the breach of any covenant or obligation herein contained as
        on the happening of any of the events mentioned in the Lease

                                       2
<PAGE>

5.      The Tenant charges all monies standing to the credit of the Account
        including all interest accruing thereto with payment to the Landlord in
        satisfaction of all sums and liabilities arising pursuant to Clause 2
        hereof

6.      The Tenant agrees with the Landlord that if the Landlord shall dispose
        of its interest in the reversion immediately expectant on the term
        granted by the Lease and shall obtain from its successors in title to
        such reversion a covenant with the Tenant to perform and observe all the
        terms and conditions of this Deed the Landlord shall from the date of
        such covenant be released from all such terms and conditions and be
        under no further liability to the Tenant in respect thereof

IN WITNESS whereof the parties hereto have caused their Common Seals to be
hereunto affixed the day and year first before written

                                       3
<PAGE>

                                  THE SCHEDULE

                                    The Lease

Date          Premises               Term                 Rent

3/11/1999     First Floor 84 and     Term of years from   (pound)184,015
              86 Regent Street and   3rd November 1999    (being (pound)32.50
              19 and 21 Glasshouse   until 14 December    per square foot for
              Street London W1       2004                 the First Floor Area
                                                          totalling 5,662 sq
                                                          ft)

                                       4
<PAGE>

THE COMMON SEAL of                        )
FORWARD PUBLISHING LIMITED                )
was hereunto affixed in the presence of:  )

                                           Director              /s/ [ILLEGIBLE]

                                           Authorised Signatory  /s/ J.M. Quade

                                       5
<PAGE>

SIGNED by

                         /s/ [ILLEGIBLE]

for and on behalf of the Landlord
<PAGE>

                            DATED 3rd November 1999

                                             certified a true copy this   day of
                                                      ArnheimTite&Lewis

                         (1) FORWARD PUBLISHING LIMITED

                         (2) BRONNERCOM (UK), INC

               ==================================================
                                   UNDERLEASE

                                 - relating to -

                           84 and 86 Regent Street and
                      19 and 21 Glasshouse Street London W1

               ==================================================

                                     OLSWANG
                                  90 Long Acre
                                 London WC2E 9TT

                               Tel: 0171-208 8888
                               Fax: 0171-208 8800
<PAGE>

                                    CONTENTS

Clause                                                                      Page

1.    DEFINITIONS AND INTERPRETATION ........................................  1

2.    DEMISE ................................................................  3

3.    TENANT'S COVENANTS ....................................................  5
      3.1    To Pay Rent ....................................................  5
      3.2    To Pay Rates ...................................................  5
      3.3    To Pay Utility Charges .........................................  5
      3.4    To Pay Service Charges .........................................  5
      3.5    Not to Commit Waste ............................................  6
      3.6    To Repair ......................................................  6
      3.7    To Decorate ....................................................  6
      3.8    To Permit the Landlord to Enter ................................  7
      3.9    Disputes .......................................................  8
      3.10   Not to Overload ................................................  8
      3.11   Permitted User .................................................  9
      3.12   Alterations .................................................... 10
      3.13   Not to Obstruct ................................................ 10
      3.14   Signage ........................................................ 12
      3.15   Alienation ..................................................... 12
      3.16   Registration ................................................... 14
      3.17   To Pay Fees .................................................... 15
      3.18   To Comply with Statutory Requirements etc ...................... 15
      3.19   To Transmit and Give Notices ................................... 18
      3.20   Sale or Reletting Notices ...................................... 18
      3.21   To Pay Costs ................................................... 19
      3.22   To Indemnify ................................................... 19
      3.23   To Yield Up .................................................... 20
      3.24   To Pay Interest ................................................ 20
      3.25   To Indemnify Landlord .......................................... 21

4.    LANDLORD'S COVENANTS .................................................. 21
      4.1    Quiet Enjoyment ................................................ 21
      4.2    To Pay Rents ................................................... 21
      4.3    To Observe Headlease ........................................... 21
      4.4    To Provide Services ............................................ 22

5.    PROVISOS .............................................................. 23
      5.1    For Re-entry ................................................... 23
      5.2    Landlord not Liable ............................................ 24
      5.3    No Easements Granted ........................................... 24
      5.4    Suspension of Rent and Frustration ............................. 25
      5.5    Occupiers Liability and Defective Premises ..................... 26
      5.6    Disputes ....................................................... 26
      5.7    Notices ........................................................ 26
      5.8    VAT ............................................................ 26
      5.9    New Lease ...................................................... 27

6.    EXCLUSION ............................................................. 27

7.    OPTION TO DETERMINE ................................................... 27
<PAGE>

THE FIRST SCHEDULE
      The Demised Premises .................................................. 28

THE SECOND SCHEDULE
      Rights Granted ........................................................ 30

THE THIRD SCHEDULE
      Rights Reserved ....................................................... 31

THE FOURTH SCHEDULE
      Service Charge ........................................................ 32
<PAGE>

THIS UNDERLEASE is made the 3rd day of November 1999                   [GRAPHIC]

BETWEEN:

(1)     FORWARD PUBLISHING LIMITED having its registered office at 5 Elstree
        Gate Elstree Way Borehamwood Hertfordshire WD6 1TD ("Landlord") and

(2)     BRONNERCOM (UK), INC having its registered office at 1 Embankment Place
        (c/o Price Waterhouse Coopers) London WC2 6NN ("Tenant")

WITNESSETH as follows:

1.      DEFINITIONS AND INTERPRETATION

        In this Underlease the following words and expressions shall have the
        following meanings unless the context requires otherwise:

1.1     The expression "Landlord" shall include the persons for the time being
        entitled to the reversion immediately expectant on the termination of
        the term hereby granted and the expression "Superior Lessor" shall
        include the Landlord's lessor and the several superior lessors holding
        an interest in reversion in respect of the Demised Premises

1.2     The expression "Tenant" shall include the Tenant's successors in title
        and permitted assigns

1.3     The expression "Term" means the term of years hereby created

1.4     The expression "Demised Premises" means the premises described in Plan 1
        of the First Schedule hereto and the expression "Building" means the
        messuages and buildings known as numbers 84 and 86 Regent Street and 19
        and 21 Glasshouse Street London W1 shown for identification purposes
        only edged blue on Plans numbered 1 2 and 3 annexed hereto

                                       1
<PAGE>

[ILLEGIBLE] Regent Street, London W.1.                     PLAN NO. 1 - Basement

                     [ILLEGIBLE] LAND REGISTRY GENERAL MAP

                         LONDON SHEET VII.72. SECTION C.
GREATER LONDON                                                            PLAN 1

                                  Scale 1/1056

                              CITY OF WESTMINSTER

                                   [GRAPHIC]
<PAGE>

                     [ILLEGIBLE] LAND REGISTRY GENERAL MAP

                         LONDON SHEET VII.72. SECTION C.
GREATER LONDON                                                            PLAN 2

                                  Scale 1/1056

                              CITY OF WESTMINSTER

                                   [GRAPHIC]
<PAGE>

                     [ILLEGIBLE] LAND REGISTRY GENERAL MAP

                         LONDON SHEET VII.72. SECTION C.
GREATER LONDON                                                            PLAN 3

                                  Scale 1/1056

                              CITY OF WESTMINSTER

                                   [GRAPHIC]
<PAGE>

1.5     The expression "Planning Acts" means the Town and Country Planning Act
        1990 and any future legislation of a similar character and any statutory
        addition thereto or modification or re-enactment thereof for the time
        being in force and any order instrument plan regulation permission or
        direction made or issued thereunder or deriving validity therefrom

1.6     The expression "Service(s)" shall mean any or all (as the case may be)
        of the services mentioned in the Fourth Schedule hereto

1.7     The expression "Service Charge" means a fair proportion of the cost
        incurred by the Landlord or paid to the Superior Lessor by the Landlord
        for the provision of the Services and other matters described in the
        Fourth Schedule as assessed in accordance with the provisions of the
        Fourth Schedule

1.8     The expression "Insured Risks" means fire lightning storm tempest
        explosion accident aircraft articles dropped therefrom and any other
        risk from time to time insured by the Landlord or any superior lessor

1.9     The expression "1995 Act" means the Landlord and Tenant (Covenants) Act
        1995

1.10    The expression "Permitted Hours" means the hours between 7 a.m. and 7
        p.m. on Mondays to Fridays and between 8 a.m. and 2 p.m. on Saturdays

1.11    The expression "Headlease" means the underlease under which the Landlord
        holds the Demised Premises dated 20 August 1998 made between (1)
        Wimgrove Developments Limited and (2) Forward Publishing Limited

1.12    Words importing the masculine gender only shall include the feminine
        gender and vice versa

1.13    Words importing the singular number only shall include the plural number
        and vice versa and where there are two or more persons included in the
        expression "Tenant" covenants contained in these presents which are
        expressed to be made by the Tenant shall be deemed to be made by such
        persons jointly and severally

                                       2
<PAGE>

1.14    Words importing persons shall include corporations and vice versa

1.15    The Landlord shall in exercise of any rights of entry in this Underlease
        other than in circumstances where the Tenant is in default and the
        Landlord is exercising its right for that reason (in which circumstances
        the provisions of sub-clause 1.15.1 only will apply):

        1.15.1  act in a reasonable manner and make good to the reasonable
                satisfaction of the Tenant all damage caused to the Demised
                Premises or any part or parts thereof and damage to any of the
                Tenant's fixtures and fittings and stock

        1.15.2  give due consideration to alternative methods of execution of
                any works which do not involve entry upon the Demised Premises
                and employ any such alternative methods which are practicable
                economic reasonable and suitable

        1.15.3  cause as little disturbance as reasonably possible to the
                Tenant's business and comply with all the Tenant's reasonable
                and proper requirements

        1.15.4  for the purpose of construction or alterations on any adjoining
                premises pay compensation for any loss of trade and damage
                caused to the Tenant as a result thereof subject to the Tenant
                mitigating any such loss or damage

2.      DEMISE

        In consideration of the rents hereinafter reserved and of the covenants
        on the part of the Tenant hereinafter reserved and contained the
        Landlord HEREBY DEMISES unto the Tenant all that the Demised Premises
        together with the easements and other rights contained or referred to in
        the Second Schedule hereto EXCEPT AND RESERVING unto the Landlord and
        the Superior Lessor and any other person entitled thereto as mentioned
        in the Third Schedule hereto TO HOLD the Demised Premises subject to all
        easements quasi easements rights in

                                       3
<PAGE>

        the nature of easements and privileges to which the Demised Premises are
        or may be subject for a term expiring on 14 December 2004 from and
        including the date hereof yielding and paying therefor

2.1     During the Term and so in proportion for any less time than a year first
        the yearly rent of ONE HUNDRED AND EIGHTY FOUR THOUSAND AND FIFTEEN
        POUNDS ((pound)184,015) (being (pound)32.50 per sq ft) to be paid in
        advance by equal monthly payments in advance on the 25 day of each month
        clear of all deductions whatsoever the first of such payments to be made
        on the date hereof in respect of the period from that date up to and
        including the day immediately preceding the 25 day of the month next
        following

2.2     By way of further or additional rent from time to time a sum or sums of
        money equal to a fair and reasonable proportion reasonably and properly
        attributable to the Demised Premises of the aggregate of:

        2.2.1   Any amount which the Landlord may from time to time pay or be
                called upon under the terms of the Headlease to repay to the
                Superior Lessor in respect of the insurance of the Building
                against the Insured Risks and

        2.2.2   The premium from time to time expended by the Landlord for
                insurance against three years loss of the rent payable under
                this Underlease

        Such further or additional rent to be paid within 14 days after the
        expenditure and written notification to the Tenant thereof

2.3     By way of further or additional rent the Service Charge

2.4     By way of further or additional rent any Value Added Tax (or any
        substituted or similar tax) which is now or may become payable in
        respect of any rent fees and other sums due hereunder

2.5     By way of further or additional rent interest as hereinafter provided

                                       4
<PAGE>

3.      TENANT'S COVENANTS

        The Tenant to the intent that the obligations hereby created shall
        continue throughout the term hereby covenants with the Landlord as
        follows:

3.1     To Pay Rent

        To pay the rents hereinbefore reserved without deduction at the times
        and in the manner aforesaid

3.2     To Pay Rates

        To bear pay and discharge all existing and future Uniform Business Rates
        rates and Water Rates (or any substituted or similar rates) taxes duties
        charges assessments impositions and outgoings whatsoever which now are
        or may at any time hereafter during the term be charged levied assessed
        or imposed upon or in respect of the Demised Premises or any part
        thereof or upon the owner or occupier in respect thereof excluding any
        payable by the Landlord occasioned by receipt of the rents or by any
        disposition of dealing with or ownership of any interest reversionary to
        the interest created by this Underlease and a fair proportion reasonably
        and properly attributable to the Demised Premises (as reasonably
        determined by the Landlord's surveyor) of any such rates taxes
        assessments impositions and outgoings levied imposed or charged on the
        Demised Premises in common with other premises

3.3     To Pay Utility Charges

        To pay for all charges for gas electricity telecommunications and any
        other supplies and services consumed on the Demised Premises and the
        hire of meters in respect thereof

3.4     To Pay Service Charges

        To pay the Service Charge in accordance with the provisions of the
        Fourth Schedule together with any Value Added Tax payable thereon

                                       5
<PAGE>

3.5     Not to Commit Waste

        Not to commit any waste or spoil on the Demised Premises

3.6     To Repair

        At all times during the Term to repair and keep in good and substantial
        repair and condition Provided that the Tenant will not be obliged to put
        the Demised Premises in any better state than at the date hereof the
        whole of the Demised Premises and each and every part thereof (damage or
        destruction due to any risks against which the Landlord or the Superior
        Lessor shall have insured excepted save to the extent any of the
        insurance money in respect thereof shall have been rendered
        irrecoverable by any act of default of the Tenant or any person deriving
        title from the Tenant or any licensee or invitee of the Tenant or such
        other person) and to renew and replace from time to time all Landlord's
        fixtures and fittings which may be beyond repair at any time during the
        Term

3.7     To Decorate

        3.7.1   In the year 2002 and in the last year of the Term howsoever
                determined (but not twice in any period of two years) to paint
                french polish or otherwise treat as the case may be all the
                inside wood and iron work usually or requiring to be painted
                french polished or otherwise treated of the Demised Premises and
                all additions and features thereto with two coats of good oil
                paint or good quality polish or other suitable material of good
                quality in a proper and workmanlike manner and afterwards grain
                marble and varnish the parts (if any) usually grained marled and
                varnished and also wash distemper paint as aforesaid or re-paper
                as appropriate the ceilings and walls in the usual manner and to
                wash down all tiles faiences glazed bricks and similar washable
                surfaces

        3.7.2   To keep the Demised Premises in a clean and tidy condition and
                regularly to remove therefrom all waste or offensive materials
                and articles and not

                                       6
<PAGE>

                to deposit or permit to be deposited any such materials or
                articles upon any other part of the Building except such parts
                (if any) as shall from time to time be provided for the deposit
                of such materials and articles

        3.7.3   To clean at least once every month the inside and outside of all
                windows and window frames of the Demised Premises and all the
                glass (if any) in the doors thereof

3.8     To Permit the Landlord to Enter

        3.8.1   To permit the Landlord and the Superior Lessor and their
                respective agents at all reasonable times during the Term with
                or without workmen on giving reasonable notice (except in cases
                of emergency) to the Tenant to enter upon the Demised Premises
                for the purpose of ascertaining that the covenants and
                conditions herein contained have been duly observed and
                performed and for the Superior Lessor to view the state of
                repair and condition thereof and to take a schedule of the
                Landlord's fixtures and of any dilapidations pursuant to the
                Headlease and to exercise the rights hereinbefore excepted and
                reserved to the Landlord and the Superior Lessor

        3.8.2   In case of default by the Tenant in diligently proceeding to
                carry out its obligations as to repair hereunder within two
                calendar months or sooner if requisite after the service of a
                notice requesting it to do so to permit the Superior Lessor or
                the Landlord well and substantially to commence and thereafter
                diligently proceed to repair and make good all defects and wants
                of reparation for which the Landlord is liable pursuant to the
                Headlease and to permit the Superior Lessor entry for the same
                purposes and the Tenant shall repay to the Landlord on demand
                the expenses thereby reasonably incurred by the Superior Lessor
                or the Landlord to the extent performance is the responsibility
                of the Tenant hereunder or a fair proportion thereof as
                determined by the Landlord's surveyor (whose decision shall be
                final)

                                       7
<PAGE>

        3.8.3   To permit the Landlord and the Superior Lessor and their
                respective agents and all persons authorised by them at all
                reasonable times with or without workmen on giving reasonable
                notice (except in cases of emergency) to the Tenant to enter and
                remain upon the Demised Premises with all necessary appliances
                for the purpose of repairing or rebuilding and executing
                alterations painting redecoration or other works to adjoining or
                neighbouring premises and for the purpose of repairing cleaning
                or maintaining any sewers water courses drains gutters water
                pipes electric wires or gas pipes or other conveniences in or
                under the Demised Premises or the Building in connection with or
                for the accommodation of any adjoining or neighbouring property
                the Landlord or the Superior Lessor or such persons as aforesaid
                making good all damage caused thereby to the Demised Premises

3.9     Disputes

        In case any dispute or controversy shall at any time arise between the
        Tenant and the tenants or occupiers of any property adjoining or
        contiguous to the Building the same shall be settled by the Superior
        Lessor or the several Superior Lessors (as the case may be) or their
        respective surveyors (if they shall think fit) in such manner as they
        shall by any writing direct in that behalf to which determination the
        Tenant shall from time to time submit provided that such determination
        is not inconsistent with the terms hereof

3.10    Not to Overload

        3.10.1  Not to place or keep or permit to be placed or kept in the
                Demised Premises any heavy articles in such position or in such
                quantity or weight or otherwise in such manner howsoever as to
                overload or cause damage to or be in the opinion of the Landlord
                likely to overload or cause damage to the Demised Premises nor
                to use any part of the roofs or ceilings of the Demised Premises
                in such a manner as to subject them to any unreasonable strain

                                       8
<PAGE>

        3.10.2  To take all such measures as may be necessary to ensure that any
                effluent discharged into the drains and sewers which belong to
                or are used for the Demised Premises in common with other
                premises will not be corrosive or in any way harmful to the said
                drains or sewers or cause any obstruction or deposit therein

3.11    Permitted User

        3.11.1  Not to use permit or suffer the Demised Premises or any part
                thereof to be used otherwise than as offices

        3.11.2  Not to carry on upon or use or permit the Demised Premises to be
                used for any noisy noxious offensive or dangerous trade art
                manufacture or business or occupation or for any illegal or
                immoral purpose nor to do or suffer to be done on the Demised
                Premises any act matter or thing whatsoever which in the
                reasonable opinion of the Landlord is or may be or tend to
                become an annoyance nuisance damage disturbance inconvenience or
                in any other way prejudicial to the Landlord or to the owners or
                occupiers of any adjoining or neighbouring premises and there
                will not at any time during the Term be exercised or carried on
                in or upon the Demised Premises or any part thereof the trade or
                business of a public house inn tavern or beer shop and the
                Demised Premises will not be used for the sale of wines beers or
                spirits or other intoxicating liquors or for any of the
                following trades or businesses namely: tripe boiler tripe seller
                cheesemonger poulterer fishmonger slaughterman butcher baker
                soap boiler tallow chandler tallow melter sugar baker household
                broker dealer in old iron working cutler chimney sweep coach or
                motor vehicle vendor maker or repairer whitesmith blacksmith
                coppersmith jeweller silversmith working brazier working tinman
                farrier plumber dyer railway or carriers' parcels' office motor
                garage or petrol store and no clothing or other article shall be
                put out on the Demised Premises for the purposes of drying or
                bleaching and no part of the Demised Premises shall be used as

                                       9
<PAGE>

                or for an asylum for lunatics or idiots hospital or other
                charitable institution or school club or society or place of
                public amusement and no steam engine gas engine or electrical
                engine or machinery of any kind other than normal office
                machinery or any external post wires or works for telegraphic or
                telephonic communications shall be erected or set up in or upon
                any part of the Demised Premises

        3.11.3  Not to permit any sale by auction or public exhibition or public
                show or spectacle or political meeting to take place on the
                Demised Premises

3.12    Alterations

        3.12.1  Not to make any alteration or addition or carry out any works to
                the Demised Premises any of which may in any way affect the
                structure of the Building nor to merge unite or annex the
                Demised Premises or any part thereof with or to any adjoining or
                neighbouring premises or erect any new building or structure on
                the Demised Premises nor to make any structural alterations or
                additions to the Demised Premises

        3.12.2  Not to cut remove divide alter maim or injure the Demised
                Premises or any part thereof nor carry out alterations to the
                electrical installation of and in the Demised Premises

        3.12.3  Not without the prior written consent of the Landlord to make
                any non-structural alterations or additions to the Demised
                Premises or any part thereof

3.13    Not to Obstruct

        3.13.1  Not by building or otherwise to stop up or darken any window or
                light in the Demised Premises or to stop up or obstruct any
                access of light enjoyed to any premises the estate or interest
                in possession or reversion whereof now or hereafter may be
                vested in the Landlord or the Superior Lessor nor permit any new
                wayleave easement right privilege or

                                       10
<PAGE>

                encroachment to be made or acquired into against or upon the
                Demised Premises and in case any such easement right privilege
                or encroachment shall be made or acquired or attempted to be
                made or acquired to give immediate notice thereof to the
                Landlord and to permit the Landlord and the Superior Lessor and
                their respective agents to enter upon the Demised Premises for
                the purpose of ascertaining the nature of any such easement
                right or privilege or encroachment and at the request and cost
                of the Landlord or the Superior Lessor to adopt such means as
                may be reasonably required or deemed proper for preventing any
                such encroachment or the acquisition of any such easement right
                privilege or encroachment

        3.13.2  Not to give to any third party any acknowledgement that the
                Tenant enjoys the access of light to any of the windows or
                openings in the Demised Premises by the consent of such third
                party nor to pay to such third party any sum of money or to
                enter into any agreement with such third party to abstain from
                obstructing the access of light to any windows or openings and
                in the event of any of the owners or occupiers of adjacent land
                or buildings doing or threatening to do anything which obstructs
                the access of the light to any of the said windows or openings
                to notify the same forthwith to the Landlord and to permit the
                Landlord or the Superior Lessor to bring such proceedings as
                they or either of them may think fit in the name of the Tenant
                against any of the owners or occupiers of the adjacent land in
                respect of the obstruction of the access of light to any of the
                windows or openings in the Demised Premises

        3.13.3  Not any time during the Term to bring any action or make any
                claim or demand on account of any injury to or diminution of
                light or air to the Demised Premises or any windows or apertures
                thereof in consequence of the erection of any building or the
                alteration of any building on any land adjacent neighbouring or
                opposite to the Demised Premises for which the Landlord or the
                Superior Lessor shall have given consent or for which the

                                       11
<PAGE>

                Landlord or Superior Lessor may give consent pursuant to any
                powers reserved by these presents or in respect of any easement
                right or privilege granted or to be granted by the Landlord or
                Superior Lessor for the benefit of any building erected or to be
                erected on any land adjacent neighbouring or opposite to the
                Demised Premises and (if required) to concur with the Landlord
                or the Superior Lessor at the expense of the Landlord or the
                Superior Lessor in any consent given or any grant made as
                hereinbefore mentioned

3.14    Signage

        Not without the written consent of the Landlord and the Superior Lessor
        (such consents not to be unreasonably withheld) at any time during the
        term to affix or exhibit or permit to be affixed or exhibited in or upon
        any exterior part of the Demised Premises or upon or to the exterior of
        the windows thereof any bill placard lettering advertisement flash light
        or any other sign

3.15    Alienation

        3.15.1  Not to assign part with or share possession of or grant licences
                in respect of part only of the Demised Premises (as distinct
                from the whole thereof) or to charge part or the whole of the
                Demised Premises

        3.15.2  Not to assign the whole of the Demised Premises without the
                prior consent of the Landlord and the Superior Lessor such
                consent not to be unreasonably withheld or delayed subject to
                the provisions of sub-clause 3.15.3 and provided that the
                provisions of sub-clause 3.15.4 are complied with

        3.15.3  For the purposes of Section 19(1A) of the Landlord and Tenant
                Act 1927 (as amended by the 1995 Act) and in addition to any
                other condition or requirement which the Landlord may lawfully
                impose the Landlord may withhold its consent to an assignment of
                the Demised Premises if there

                                       12
<PAGE>

                are any arrears of rent or other monies whatsoever due and
                payable or if there is any other material breach of the
                obligations on the part of the Tenant contained in this
                Underlease at the time of the grant of the Landlord's consent

        3.15.4  For the purposes of sub-section 19(1A) of the Landlord and
                Tenant Act 1927 (as amended by the 1995 Act) and in addition to
                any other condition or requirement which the Landlord may
                lawfully impose the consent of the Landlord to an assignment of
                the Demised Premises may be granted subject to any one or more
                of the following conditions

                3.15.4.1 That prior to or contemporaneously with (but in
                         either case to have effect from) such assignment the
                         Tenant and the proposed assignee enter into an
                         authorised guarantee agreement (as provided for in
                         Section 16 of the 1995 Act) and licence to assign in
                         such form as the Landlord shall reasonably require

                3.15.4.2 That any guarantor of the Tenant's obligations under
                         this Underlease shall have guaranteed to the Landlord
                         that the Tenant will comply with the terms and
                         conditions of the authorised guarantee agreement
                         referred to in the immediately preceding sub-clause
                         in such form as the Landlord shall reasonably require

                3.15.4.3 That prior to or contemporaneously with (but in
                         either case to have effect from) such assignment or
                         transfer if the Landlord acting reasonably or the
                         Superior Lessor acting reasonably so requires a
                         guarantor or guarantors first approved in writing by
                         the Landlord and the Superior Lessor (which approval
                         shall not be unreasonably withheld or delayed) shall
                         (if more than one jointly and severally) enter into
                         covenants with the

                                       13
<PAGE>

                         Landlord in such terms as the Landlord shall
                         reasonably require

                3.15.4.4 That before the Landlord grants its consent to the
                         assignment or transfer the Tenant pays all costs fees
                         and expenses (including professional fees
                         disbursements and Value Added Tax) reasonably and
                         properly incurred by the Landlord in connection with
                         the Tenant's application for consent (including any
                         reasonably and properly incurred fees relating to the
                         consent of the Superior Lessor and including any
                         legal and surveyors or other professional fees
                         lawfully demanded by the Superior Lessor in
                         connection therewith)

                3.15.4.5 That before the Landlord grants its consent to the
                         assignment any consent lawfully and properly required
                         from any superior landlord or mortgagee has been
                         obtained

                3.15.4.6 The Landlord may waive in whole or in part any of the
                         circumstances or conditions set out in sub-clauses
                         3.15.3 and 3.15.4

        3.15.5  Not to underlet part or whole of the Demised Premises

3.16    Registration

        Within 21 days after the date of any assignment of these presents or the
        grant of any underlease or sub-underlease of the Demised Premises or any
        assignment of such an underlease or sub-underlease or any devolution of
        the Term of any such underlease or sub-underlease as aforesaid by will
        or intestacy assent or operation of law to leave or cause to be left
        (without any demand by any person) with the Solicitor of the Landlord
        for registration two certified copies of the deed document or instrument
        effecting or evidencing such disposition as aforesaid and to pay the

                                       14
<PAGE>

        Landlord's Solicitors reasonable fees in respect of each deed document
        or instrument for the registration thereof

3.17    To Pay Fees

        To pay on demand all costs and expenses (including Solicitor's costs and
        Surveyor's fees) reasonably incurred by the Landlord or the Superior
        Lessor for the purposes of or incidental to the preparation and service
        of any notice under Section 146 of the Law of Property Act 1925 in
        respect of any breach of any of the covenants herein on the part of the
        Tenant or incurred in proceedings under Section 146 of that Act or of
        any statutory modification or re-enactment thereof notwithstanding in
        any such case that forfeiture may be avoided otherwise than by relief
        granted by the Court

3.18    To Comply with Statutory Requirements etc

        3.18.1  To execute all such works and do all such things as are or may
                under or in pursuance of any Act of Parliament (including but
                without prejudice to the generality of the foregoing The Offices
                Shops and Railway Premises Act 1963 and the Factories Act 1961
                and Health and Safety at Work Act 1974) already or hereafter to
                be passed be directed or required to be done or executed at any
                time during the Term upon or in respect of the Demised Premises
                or any part thereof or any additions or improvements thereto or
                the Tenant's occupation and use thereof whether by the owner or
                the occupier thereof or the employment or residence therein of
                any person or persons or any fixtures machinery plant or
                chattels for the time being affixed thereto and at all times
                during the Term to conform in all respects with the provisions
                of any general or local Act of Parliament and of any regulations
                rules or orders made thereunder and to comply with any
                directions notices or instructions which may be served or
                communicated by any competent authority and not do or omit or
                permit to be done or omitted on the Demised Premises or any part
                thereof any act or thing whereby the Landlord or the Superior
                Lessor may become

                                       15
<PAGE>

                liable to pay any penalty imposed or to bear the whole or any
                part of any expenses incurred under any such direction notice
                instruction requirement Act or regulation rule or order as
                aforesaid and to indemnify the Landlord and the Superior lessor
                in respect thereof

        3.18.2  To bear and pay on demand all costs and expenses (including
                Solicitor's and other legal costs fees of managing agents or
                Surveyor's and other professional fees) reasonably incurred by
                or imposed or charged upon the Landlord or the Superior Lessor
                or for which the Landlord or the Superior Lessor shall be held
                responsible (whether as Landlord or owner or occupier of the
                Demised Premises) in respect of or incidental to or arising out
                of any notice or any requirement of any local or other competent
                authority or otherwise relating to the Demised Premises and made
                under or pursuant to any Act of Parliament or any regulation as
                aforesaid

        3.18.3  In relation to the Planning Acts:

                3.18.3.1 At all times during the term to comply in all
                         respects with the Planning Acts and keep the Landlord
                         and the Superior Lessor indemnified in respect
                         thereof

                3.18.3.2 During the Term and so often as occasion shall
                         require at the expense in all respects of the Tenant
                         to obtain all such permissions licences consents and
                         approvals as may be required for the carrying out by
                         the Tenant of any operations on the Demised Premises
                         or for the institution or continuance or renewal by
                         the Tenant thereon of any use thereof which may
                         constitute development within the meaning of the
                         Planning Acts or any step related thereto but so that
                         the Tenant shall not make any application for
                         planning permission or give any notice to any
                         authority of an intention to commence to carry out
                         any development or any step related thereto without
                         the previous written consent of the Landlord

                                       16
<PAGE>

                         and the Superior Lessor (such consents not to be
                         unreasonably withheld) and so that the Tenant shall
                         (if and insofar as it is lawful for the parties
                         hereto to make such an arrangement) indemnify the
                         Landlord and the Superior Lessor against all charges
                         payable in respect of any such application and shall
                         also pay to the Landlord all professional fees and
                         expenses reasonably incurred by the Landlord or the
                         Superior Lessor in connection therewith and the
                         Tenant shall within ten working days after the grant
                         or refusal of such application provide to the
                         Landlord without charge full particulars in writing
                         thereof and supply copies thereof for retention by
                         the Landlord and the Superior Lessor

                3.18.3.3 Without prejudice to the provisions of Clause 3.12
                         hereof not to implement any planning permission
                         licence consent or approval until the same has been
                         submitted to and approved in writing by the Landlord
                         and the Superior Lessor (such approvals not to be
                         unreasonably withheld)

                3.18.3.4 Unless the Landlord or the Superior Lessor shall
                         otherwise direct to carry out before the expiration
                         or sooner determination of the term (howsoever the
                         same may be determined) any works stipulated to be
                         carried out to the Demised Premises by a date
                         subsequent to the expiration or sooner determination
                         of the term as a condition of any planning permission
                         which may have been granted to the Tenant

                3.18.3.5 Within 10 working days after receiving notice of the
                         same to give full particulars to the Landlord of any
                         notice or order or proposal for a notice or order
                         made given or issued to the Tenant by any competent
                         authority under or by virtue of the

                                       17
<PAGE>

                         Planning Acts and if so required by the Landlord to
                         produce such notice order or proposal to the Landlord

                3.18.3.6 At the request of the Landlord or the Superior Lessor
                         to make or join with the Landlord or the Superior
                         Lessor in making such objection or representation
                         against or in respect of any notice or order or
                         proposal for a notice or order as aforesaid as the
                         Landlord (acting reasonably) or the Superior Lessor
                         shall deem expedient

                3.18.3.7 If called upon so to do to produce to the Landlord
                         and the Superior Lessor or their respective Surveyors
                         all such plans documents and other evidence as the
                         Landlord or the Superior Lessor may reasonably
                         require in order to satisfy themselves that the
                         provisions of this Clause have been complied with

3.19    To Transmit and Give Notices

        Upon receipt of any notice order requisition direction or other thing or
        upon the happening of any occurrence which may be capable of adversely
        affecting the interest of the Landlord or the Superior Lessor in the
        Demised Premises forthwith on becoming aware thereof to deliver full
        particulars thereof to the Landlord

3.20    Sale or Reletting Notices

        To permit the Landlord and the Superior Lessor and their respective
        agents at any time during the last six months of the Term to fix and
        retain in a conspicuous and reasonable place or places on the exterior
        of the Demised Premises but not so as to obscure the windows thereof a
        notice or notices that the same are to let or at any time during the
        Term so to fix and retain a notice or notices that the same are for sale
        and not to take down or obscure any such notice and to permit all
        persons authorised in writing by the Landlord or the Superior Lessor or
        their agents to

                                       18
<PAGE>

        view the Demised Premises at reasonable hours in the daytime without
        interruption

3.21    To Pay Costs

        To pay on demand the Landlord's and the Superior Lessor's reasonable
        legal expenses and agents' and Surveyor's fees (including disbursements
        and stamp duties) on all licences and the duplicate copies thereof
        resulting from all applications by the Tenant for any consent or
        approval of the Landlord or the Superior Lessor or their respective
        agents or Surveyors required by these presents including charges fees
        and disbursements actually and reasonably incurred in cases where
        consent is refused or the application is withdrawn for any reason
        whatsoever

3.22    To Indemnify

        To indemnify and keep indemnified the Landlord and the Superior Lessor
        in respect of:

        3.22.1  All actions proceedings costs claims and demands which may
                properly be made by any adjoining owner tenant or occupier
                whatsoever by reason of any breach by the Tenant of its
                repairing obligations contained herein (not resulting from the
                occurrence of any of the Insured Risks) or in the execution of
                any alterations or additions to the Demised Premises by the
                Tenant or any interference or alleged interference by the Tenant
                or obstruction by the Tenant of any right or alleged right of
                light air drainage or other right or alleged right now existing
                for the benefit of the Demised Premises or any adjoining or
                neighbouring property or any stoppage of drains used by the
                Tenant in common with the owner or occupier of any adjoining or
                neighbouring property

                                       19
<PAGE>

        3.22.2  All liability which may be incurred by the Landlord or the
                Superior Lessor in respect of any of the matters referred to in
                sub-clause 3.23.1 of this Clause 3

3.23    To Yield Up

        At the expiration or sooner determination of the Term (howsoever the
        same may be determined) quietly to yield up unto the Landlord the
        Demised Premises with the fixtures and fittings thereto and additions
        thereto in good and substantial repair and condition and decorated and
        in all respects in accordance with the covenants on the part of the
        Tenant herein contained together with all improvements and additions
        which now are or may at any time thereafter be in or about the Demised
        Premises (except any Tenant's or trade fixtures and fittings) unless
        required by the Landlord giving at least six months written notice to
        the Tenant to remove the same and reinstate the Demised Premises to its
        previous condition as at the date hereof and to remove every moulding
        sign writing or printing of the name and the business of the Tenant or
        other occupiers from the Demised Premises and to make good all damage
        caused to the Demised Premises by the removal of the Tenant's fixtures
        fittings furniture and effects to the Landlord's reasonable satisfaction
        and to leave the Demised Premises in a clean and tidy condition

3.24    To Pay Interest

        To pay interest at 3% above the base rate for the time being of National
        Westminster Bank Plc (or such rate as shall be reasonably equivalent
        thereto if such rates shall no longer exist) as well before as after any
        judgement upon any rent or other sums remaining unpaid for a period of
        fourteen days after the sum shall have become due hereunder such
        interest to be paid in respect of the period from the date upon which
        any such rent or other sums become due until the date of actual payment
        thereof

                                       20
<PAGE>

3.25    To Indemnify Landlord

        So far as such provisions relate to the Demised Premises and observance
        is not the responsibility of the Landlord hereunder to indemnify the
        Landlord in respect of any breach or non observance by the Tenant of any
        of the provisions of an underlease dated 22 February 1957 made between
        Hope Brothers Limited of the one part and Thomas De La Rue and Company
        Limited of the other part and of the Headlease (copies whereof have been
        supplied to the Tenant prior to the date hereof) insofar as breach or
        non observance thereof exposes or might expose the Landlord to any
        liability whether to the Superior Lessor or otherwise

4.      LANDLORD'S COVENANTS

        The Landlord hereby covenants with the Tenant:

4.1     Quiet Enjoyment

        That the Tenant paying the rents hereby reserved and performing and
        observing the several covenants conditions agreements and provisions
        herein contained and on the Tenant's part to be performed and observed
        shall and may hold and enjoy the Demised Premises during the term
        without any lawful interruption by the Landlord or any person rightfully
        claiming through it

4.2     To Pay Rents

        To pay the rents reserved by the Headlease under which the Landlord
        holds the Demised Premises and to observe and perform all the covenants
        agreements and provisions on the lessee's part contained in the said
        Headlease except insofar as the Tenant is liable to observe and perform
        the same hereunder

4.3     To Observe Headlease

        To use its reasonable endeavours to secure the observance and
        performance of the covenants on the part of the lessor contained in the
        Headlease under which the Landlord holds the Demised Premises

                                       21
<PAGE>

4.4     To Provide Services

        To procure the provision of the Services save that the Landlord shall
        not be liable for:

        4.4.1   Any interruption of any of the Services to enable inspection
                maintenance or other necessary works to be carried out (provided
                that the Landlord restores the Service as soon as reasonably
                practicable)

        4.4.2   Any failure of any of the Services owing to breakdown damage
                weather interruption of fuel or other supply or any other cause
                outside the Landlord's reasonable control (provided that the
                Landlord restores the Service as soon as reasonably practicable)
                Provided That any such interruption or failure could not
                reasonably have been prevented or shortened by the exercise of
                proper care attention diligence and skill by the Landlord or
                those undertaking the Services on behalf of the Landlord and the
                Landlord uses and continues to use its reasonable endeavours to
                restore the Services in question

        4.4.3   The removal of or failure to provide any of the Services which
                the Landlord reasonably considers no longer appropriate and
                which removal or failure complies with the principles of good
                estate management provided that this sub-clause 4.4.3 shall not
                be construed as relieving the Landlord from its obligations to
                observe and perform all the covenants agreements and provisions
                on the lessee's part contained in the Headlease under which the
                Landlord holds the Demised Premises as detailed in Clause 4.2

        4.4.4   The act neglect or default of any employee agent or contractor
                of the Landlord or of any other person intended to provide any
                of the Services provided that this sub-clause 4.4.4 shall not be
                construed as relieving the Landlord from liability for breach by
                the Landlord of any covenants on the part of the Landlord
                contained in this Underlease

                                       22
<PAGE>

        4.4.5   To provide during the Permitted Hours central heating to the
                Demised Premises for the period 1 October in each year to 30
                April in the following year to such temperatures as the Landlord
                may from time to time reasonably consider adequate and to
                provide cold water and (during the Permitted Hours) hot water to
                the wash basins in the toilets in the Demised Premises

5.      PROVISOS

        It is hereby agreed and declared between the parties as follows:

5.1     For Re-entry

        If and whenever during the term the rents hereby reserved or any part
        thereof shall at any time be in arrears or unpaid for 21 days after the
        same shall have become due (whether lawfully demanded or not) or if
        there shall be any breach or non-performance or non-observance of any of
        the covenants agreements or conditions on the part of the Tenant herein
        contained or if the Tenant shall enter into liquidation (not being for
        the purpose of and followed by an amalgamation or reconstruction) or if
        the Tenant being an individual shall become bankrupt or have a receiving
        order made against him or enter into any arrangement or composition for
        the benefit of his creditors or permit any execution to be levied on the
        Demised Premises then and in any such case it shall be lawful for the
        Landlord or any person duly authorised by it in that behalf at any time
        thereafter into and upon the Demised Premises or any part thereof in the
        name of the whole to re-enter and thereupon and thenceforth the Term
        shall absolutely cease and determine but without prejudice to any rights
        or remedies which may then have accrued to the Landlord in respect of
        the non-payment of the said rents or any breach or nonperformance or
        non-observance of any of the covenants conditions and agreements herein
        reserved and contained

                                       23
<PAGE>

5.2     Landlord not Liable

        5.2.1   Subject to proper performance of its obligations hereunder the
                Landlord shall not be liable for any injury or damage caused to
                any person or property by the state or condition of the Demised
                Premises or the fixtures and fittings in or about the same or
                the use thereof whether arising by accident or by reason of any
                negligence or other act or omission of the Tenant or of any
                person or persons employed by it (but not in any event being the
                occurrence of any insured risk) arising from a breach of the
                Tenant's obligations and covenants hereunder or arising from the
                actions of the Tenant or occupiers of the Demised Premises under
                the Tenant's control

        5.2.2   Nothing herein shall render the Landlord or the Tenant liable in
                respect of any of the covenants conditions or provisions
                hereinbefore contained if and so far only as the performance or
                observance of such covenants conditions and provisions or any
                one or more of them shall thereafter become a contravention of
                or otherwise impossible or illegal under or by virtue of the
                Planning Acts but subject as aforesaid the Term and the rents
                payable to the Landlord in respect thereof shall not determine
                by reason only of any changes modifications or restrictions of
                user of the Demised Premises or obligations or requirements (if
                any) hereafter to be made or imposed under or by virtue of the
                said Acts

5.3     No Easements Granted

        Nothing herein contained shall by implication of law or otherwise
        operate or be deemed to confer upon the Tenant any easement right or
        privilege whatsoever over or against any adjoining or neighbouring
        property (other than the remainder of the Building) which now belongs or
        hereafter shall belong to the Landlord or the Superior Lessor either for
        an estate in fee simple or for a term of years which would or might
        restrict or prejudicially affect the future rebuilding alteration or
        development of such adjoining or neighbouring property and the Landlord
        and the

                                       24
<PAGE>

        Superior Lessor shall have the right at any time to make such alteration
        to or to pull down and rebuild or redevelop any adjoining or
        neighbouring property (other than the remainder of the Building) as they
        may deem fit without obtaining any consent from or making any
        compensation to the Tenant on account thereof

5.4     Suspension of Rent and Frustration

        5.4.1   If the Demised Premises or any part thereof shall at any time be
                destroyed or so damaged by an insured risk as to be unfit for
                occupation or use or the Building or any part thereof shall at
                any time be destroyed or so damaged by an insured risk so as to
                render the Demised Premises or any part thereof unfit for
                occupation or use or inaccessible then the rent hereby reserved
                or a fair and just proportion thereof according to the nature
                and extent of the damage sustained shall from and after such
                destruction or damage and until the Demised Premises or the
                Building have been rebuilt or reinstated and made fit for
                occupation and use and accessible or for a period of three years
                (whichever shall be the shorter) be suspended and cease to be
                payable provided that any dispute as to the amount or length of
                such suspension shall be determined by an independent surveyor
                (acting as an expert) appointed by the President of the Royal
                Institution of Chartered Surveyors on the application of either
                party

        5.4.2   If upon the expiry of a period of three years commencing on the
                date of the damage or destruction to the Demised Premises or the
                Building the Demised Premises and the Building have not been
                rebuilt or reinstated and made fit for occupation and use and
                the Demised Premises have not been rendered accessible the
                Tenant or Landlord may by notice served at anytime within six
                months of the expiry of such period determine this Underlease
                and upon service of such notice the term will absolutely cease
                but without prejudice to any rights and remedies that may have
                accrued to

                                       25
<PAGE>

                either party against the other in respect of any antecedent
                claim or breach of covenant

5.5     Occupiers Liability and Defective Premises

        The Landlord shall not be liable to any person other than the Tenant to
        perform any of the covenants herein contained whether express or implied
        insofar as such covenants impose obligations going beyond the common
        duty of care imposed by the Occupiers Liability Act 1957 or the
        Defective Premises Act 1972 or any amending Act

5.6     Disputes

        Save as otherwise herein provided all disputes or differences which may
        arise touching the provisions hereof or the operation or construction
        hereof or the rights or liabilities of the parties hereunder shall be
        referred to arbitration by a single arbitrator under the provisions of
        the Arbitration Act 1996

5.7     Notices

        Any notice under this Underlease shall be in writing and shall be
        sufficiently served sent by recorded delivery to the registered office
        (if any) or (if there is none) the last known address in Great Britain
        or Ireland (whether the Republic of Ireland or Northern Ireland) of the
        person to be served. Any notice so sent by post shall be deemed to have
        been duly served at the expiration of forty eight hours after the time
        of posting unless the same shall have been returned through the Post
        Office undelivered

5.8     VAT

        Where any party to this Underlease makes a taxable supply under or in
        connection with this Underlease to any other party to this Underlease
        then the party receiving the taxable supply shall in addition to
        receiving the taxable supply pay Value Added Tax on such supply at the
        appropriate rate

                                       26
<PAGE>

5.9     New Lease

        This Underlease is a new lease for the purposes of the 1995 Act

6.      EXCLUSION

        It is hereby agreed and declared that pursuant to any order (number MY9
        69495) of the Mayor's and City of London Court made on 19th July 1999
        Sections 24 to 28 (inclusive) of the Landlord and Tenant Act 1954 shall
        not apply to this Lease

7.      OPTION TO DETERMINE

7.1     The Tenant may determine this Underlease at any time after 3rd May 2000
        by giving to the Landlord not less than six months' prior written notice
        ("Notice") of such determination and if such notice is given and if the
        Tenant shall up to the expiry of the Notice have paid the rent first
        reserved in accordance with this Lease and fully complied with clause
        3.23 of this Lease then on the expiry of the Notice this Lease shall
        absolutely determine and be of no further effect but such determination
        shall be without prejudice to the rights of either party in respect of
        any antecedent claim or breaches of covenant or condition hereunder

7.2     The Landlord may determine this Underlease at any time after 3rd May
        2000 by giving to the Tenant not less than six months' prior written
        notice and if such notice is given then on expiry of that notice this
        Lease shall absolutely determine and be of no further effect but such
        determination shall be without prejudice to the rights of either party
        in respect of any antecedent claim or breaches of covenant or condition
        hereunder

EXECUTED as a Deed by the parties on the date which first appears in this
Underlease

                                       27
<PAGE>

                               THE FIRST SCHEDULE

                              The Demised Premises

All those premises comprising (being approximately 5.662 sq ft) the first floor
of the Building as the same are registered with other parts of the Building at
HM Land Registry with Good Leasehold Title under Title number NGL 348493 and are
delineated and edged pink on plan number 4 annexed hereto together with all
fixtures and fittings in the nature of Landlords fixtures and fittings together
also with the appurtenances thereto but excluding:

1.    the structure of the walls bounding such premises

2.    all load bearing walls and pillars within such premises

3.    all structural floor slabs within such premises

4.    all conducting media within such premises not serving the same

5.    all structural parts of the Building

      But including:

1.    the plaster and other finishes on the inner sides of the walls bounding
      such premises and on all internal surfaces of all load bearing walls and
      pillars wholly within such premises

2.    all ceiling finishes and other finishes applied to the floor immediately
      above such premises and to any floor slabs within such premises but shall
      not extend to anything above them

3.    all floors floor screeds and other finishes applied to the floor slab
      immediately below such premises but shall not extend to anything below
      them

4.    all doors windows and roof lights of such premises together with the
      frames glass and furniture thereof

                                       28
<PAGE>

5.    the whole of all non-load bearing walls or partitions wholly within such
      premises

6.    all conducting media within such premises and which exclusively serve the
      same

                                       29
<PAGE>

                                    [GRAPHIC]

                              ADIA HOUSE 1st FLOOR

                                      NOTE!
                                  DO NOT SCALE
                        FOR IDENTIFICATION PURPOSES ONLY

                                                                          Plan 4
<PAGE>

                               THE SECOND SCHEDULE

                                 Rights Granted

1.    The free passage and running of water soil gas electricity and other
      services (so far as the Landlord can grant the same) in common with the
      Landlord and all others similarly entitled through all the pipes wires
      lines and conduits and other conducting media conveying the same in over
      and under the remainder of the Building and the right for the Tenant with
      or without workmen and others at all reasonable times (and in case of
      emergency at any time) to enter upon such other parts of the Building for
      the purpose of carrying out any repairs or alterations to any such pipes
      wires lines conduits and other conducting media as exclusively serve the
      Demised Premises the Tenant making good all damage to such other parts as
      is thereby occasioned but reserving unto the Landlord and the Superior
      Lessor the free passage of water and soil from any other building or land
      of the Landlord or the Superior Lessor through the channel sewers etc
      detailed in paragraph 1 of the Third Schedule

2.    A right of way at all times for the purpose of obtaining access and egress
      from the Demised Premises over the staircases passage ways lifts fire
      escapes and other common areas forming part of the Building

3.    The right (so far as the Landlord can grant the same) to subjacent and
      lateral support from any premises of the Landlord or the Superior Lessor
      actually affording the same at the date of this Underlease

4.    The right to enter upon any neighbouring or adjoining premises in the
      Building falling within the Headlease for the purposes of complying with
      the covenants on the part of the Tenant herein contained or making any
      authorised alterations or additions to the Demised Premises in accordance
      with the reasonable requirements of the Landlord

                                       30
<PAGE>

                               THE THIRD SCHEDULE

                                 Rights Reserved

1.    The free and uninterrupted use (in common with the Tenant and all others
      for the time being thereto entitled) of all water and soil pipes drains
      gas pipes electricity wires and other pipes mains wires and apparatus now
      or for the time being passing under over within or through the Demised
      Premises and serving the remainder of the Building or any other buildings
      or lands of the Landlord or the Superior Lessor

2.    The right to execute such works and erections upon and to use the
      remainder of the Building or any other buildings or lands of the Landlord
      or the Superior Lessor contiguous or near to the Demised Premises as the
      Landlord or Superior Lessor shall think fit notwithstanding that the
      access of light and air to the Demised Premises may thereby be interfered
      with

3.    The right of support shelter and protection for the remainder of the
      Building and any other buildings or lands of the Landlord or the Superior
      Lessor contiguous or near to the Demised Premises

4.    The right to enter upon the Demised Premises for any and all of the
      purposes mentioned in the Underlease

5.    The rights granted to the Transferee by a Deed of Transfer and Surrender
      dated 30 March 1972 a copy of which is annexed hereto

                                       31
<PAGE>

                                   DUPLICATE

                                   [GRAPHIC]

                               H.M. LAND REGISTRY
                      LAND REGISTRATION ACTS 1925 to 1966

ADMINISTRATIVE AREA:       GREATER LONDON

PLACE:                     CITY OF WESTMINSTER

TITLE NUMBER:              LN.147700

PROPERTY:                  84 and 86 REGENT STREET AND
                           19 and 21 GLASSHOUSE STREET

DATED 30th March 1972.

1. IN consideration of ONE HUNDRED THOUSAND POUNDS ((pound)100,000) (the receipt
whereof is hereby acknowledged) and of the release and of the covenants
hereinafter contained WE, THE DE LA RUE COMPANY LIMITED (formerly known as
Thomas De La Rue & Company Limited) whose Registered Office is at 84/86 Regent
Street London W.1. (hereinafter called "the Transferor") as Beneficial Owner
HEREBY TRANSFER AND SURRENDER unto TEE SCOTCH HOUSE LIMITED whose Registered
Office is at 18/22 Haymarket London S.W.1. (hereinafter called "the Transferee")
ALL THOSE parts of the basement of the premises comprised in the Registered
Leases more particularly delineated and edged green on the plan annexed hereto
including the staircase leading from the Glasshouse Street entrance to the said
premises to the basement (hereinafter called "the Surrendered premises") and
being part of the premises comprised in the Registered Leases for the residue of
the
<PAGE>

terms granted by the Registered Leases TO THE INTENT that the said terms so far
as they concern the Surrendered Premises may merge and be extinguished in the
reversion immediately expectant thereon which is registered under Title Number
LN.125565 of which the Transferee is the Registered Proprietor Together with the
following rights for the Transferee and its successors in title namely

      (a) the right in case of emergency only to use the area shown coloured
      yellow on the said plan from the staircase to the entrance doors leading
      to Regent Street and

      (b) the right to the use of the area shown coloured yellow hatched black
      on the said plan for the purpose of gaining, access to the Surrendered
      premises from the entrance to the premises comprised in the Registered
      Leases in Glasshouse Street But Reserving unto the Transferor and its
      successors in title

      (a) the right to pass and repass over and along the staircase and passage
      way shown coloured pink on the said plan for the purpose of gaining access
      to those parts of the said basement shown coloured blue on the said plan
      still comprised in the Registered Leases and

      (b) the free and uninterrupted use (in common with the Transferee and all
      others for the time being entitled) of all water and soil pipes drains gas
      pipes electricity wires and other pipes mains
<PAGE>

                                    [GRAPHIC]

--------------------------------------------------------------------------------
AMENDMENTS
--------------------------------------------------------------------------------
          DESCRIPTION                        DATE
--------------------------------------------------------------------------------
A.    SERVICE AREA LAYOUT                [ILLEGIBLE]
--------------------------------------------------------------------------------
B.    STAIRCASE [ILLEGIBLE]              [ILLEGIBLE]
--------------------------------------------------------------------------------
C.    SERVICE LAYOUT                     [ILLEGIBLE]
--------------------------------------------------------------------------------
D.    REVISED STAIRCASES                 [ILLEGIBLE]
--------------------------------------------------------------------------------
E.
--------------------------------------------------------------------------------
F.
--------------------------------------------------------------------------------
G.
--------------------------------------------------------------------------------
H.
--------------------------------------------------------------------------------
I.
--------------------------------------------------------------------------------
J.
--------------------------------------------------------------------------------
K.
--------------------------------------------------------------------------------
L.
--------------------------------------------------------------------------------
NOTES

--------------------------------------------------------------------------------
LOCATION & PROJECT.

      SCOTCH HOUSE
      84/86 REGENT STREET
      LONDON W.1.

--------------------------------------------------------------------------------
DRAWING TITLE.

      PROPOSED ALTERATIONS
      [ILLEGIBLE]

--------------------------------------------------------------------------------
SCALE.                        DRAWN BY.
[ILLEGIBLE]                   [ILLEGIBLE]

--------------------------------------------------------------------------------
DATE.                         CHECKED BY.
24TH DEC '71
--------------------------------------------------------------------------------

                          GREAT UNIVERSAL STORES LTD.
                           CENTRAL ESTATE DEPARTMENT
                                UNIVERSAL HOUSE
                        261-6 TOTTENHAM COURT RD LONDON
                                  [ILLEGIBLE]
--------------------------------------------------------------------------------

                           TELEPHONE NO. 01-638-4080

--------------------------------------------------------------------------------
NOTE.

      1. ALL DIMENSIONS HERE SHOWN MUST BE CHECKED ON SITE

--------------------------------------------------------------------------------
<PAGE>

3. IT IS HEREBY AGREED AND DECLARED by and between the parties hereto that the
Registered Leases shall henceforth be varied in manner following that is to
say:-

      (a) by the substitution of "four-sixths" for "five-sixths" in sub-clause
      (a) of Clause 1

      (b) by the substitution of "four-sixths" for "five-sixths" as the
      proportion of the amount which the Transferee may be called upon to pay
      under the terms of the said Leases comprised in Title Number LN.125565 as
      mentioned in the Registered Leases payable by the Transferor as the rent
      thirdly reserved by the Registered Leases

      (c) by the substitution of "thirty-five per cent" for "twenty-eight and
      three-quarters per cent" in sub-clause (a) of Clause 2 (xxiv) (iii) of the
      Registered Leases

      (d) Clause 2 (xxiv) (i) of the Registered Leases shall from the date
      hereof apply to the supply by the Transferor to the Surrendered premises
      of the said hot water supply (as defined by Clause 2(xxiv)(i) of the
      Registered Leases) as well as to the premises coloured blue on the plan
      marked 'B' attached to the Registered Leases

4. THE Transferee hereby releases and discharges the Transferor from all
liability claims and demands in respect of all breaches of any of the covenants
contained in or otherwise arising under the Registered Leases in so far only as
they relate to the Surrendered premises
<PAGE>

      wires and apparatus now or for the time being passing over under within or
      through the Surrendered premises and serving the premises remaining
      comprised in the Registered Leases

2. THE Transferee hereby covenants with the Transferor as follows namely

      (a) At its own expense by the First day of May One thousand nine hundred
and seventy two to execute the works detailed in the Schedule hereto to the
reasonable satisfaction of the Transferor's Surveyor

      (b) Not at any time during the term granted by the Registered Leases to
use the Surrendered premises as a place of public entertainment cinema (other
than the existing cinema for the Transferee's own use) theatre club betting shop
restaurant or cafe (except a restaurant cafe or canteen for the Transferee's
customers or staff) but to use the Surrendered premises as a retail shop
showroom or warehouse or for the purpose of storage with ancillary offices

      (c) Not at any time during the terms granted by the Registered Leases to
keep or permit to be kept any goods of any objectionable or dangerous nature in
the Surrendered premises and that if the insurance premium in respect of the
Transferor's Insurance of the building known as 84/86 Regent Street and 19/21
Glasshouse Street London W.1. shall be increased by virtue of the nature of the
goods so kept or stored in the Surrendered premises the Transferee will pay all
such increase and
<PAGE>

the parties hereto that the rents reserved by the Registered Leases shall
continue to be payable by the Transferor and (except as hereby varied) that all
the covenants and conditions and the provisos for re-entry therein contained
shall continue in full force in relation to the premises remaining subject to
the Registered Leases as if such premises had alone been comprised in the
Registered Leases

6. THE Transferee hereby applies to the Registrar to make the necessary entries
and cancellations on the Registers of Titles Numbered LN.147700 and LN.125565 in
order to give effect to the Surrender herein contained

                         THE SCHEDULE above referred to

1. The removal of the existing staircase leading from the ground floor to the
basement at the Regent Street entrance to the premises comprised in the
Registered Leases and the construction of a new staircase at the position
indicated by the letter 'A' on the said plan attached hereto such new staircase
to be fully enclosed at ground floor level but with a panic door at the top

2. The construction of a shutter security door over the staircase leading to the
upper floors of the premises comprised in the Registered Leases at the position
indicated by the letter 'B' on the plan attached hereto

3. The provision by the Transferee of four Stratford Fire Resisting Safes Type
Number 5321D and their installation in the room indicated on the plan attached
<PAGE>

hereto as "the new strongroom"

[GRAPHIC]                                         (THE COMMON SEAL of THE DE
                                                  (LA RUE COMPANY LIMITED was
                                                  (hereunto affixed in the
                                                  (presence of:-

                                                  /s/ [ILLEGIBLE]

                                                  Director

                                                  /s/ [ILLEGIBLE]

                                                  Secretary

[GRAPHIC]                                         (THE COMMON SEAL of THE
                                                  (SCOTCH HOUSE LIMITED was
                                                  (hereunto affixed in the
                                                  (presence of:-

                                                  Directors  /s/ [ILLEGIBLE]
                                                             /s/ [ILLEGIBLE]

                                                  Secretary  /s/ [ILLEGIBLE]
<PAGE>

                               THE FOURTH SCHEDULE

                                 Service Charge

1.     In this Schedule the following words and expressions shall have the
       following meanings unless the context requires otherwise:

       "Account Date" 31 December in each year or such other date as the
       Landlord may stipulate and as the case may be the date of determination
       of the term

       "Account Period" the period from and including the commencement of the
       term or an Account Date (as the case may be) up to and including the day
       before the next Account Date

       "Account Statement" a statement certified by a qualified surveyor or
       accountant setting out the relevant Account Period the Total Expenditure
       for that period the Service Charge Proportion the Advance Service Charge
       paid and the balance of Service Charge due from or any refund due to the
       Tenant for the relevant Account Period

       "Advance Service Charge" a payment on account of the Service Charge being
       such sum as the Landlord may reasonably demand having regard to actual
       and anticipated Costs

       "Building" that part of the Building comprised in and demised by the
       Headlease

       "Costs" the aggregate cost actually and properly incurred by the Landlord
       in providing the Services or managing the Building including (but not
       limited to):

       (i)    rates taxes and outgoings payable in respect of the Retained
              Property (or any part of it) Excluding any payable by the Landlord
              occasioned by receipt of rents or by any disposition of dealing
              with or ownership of any interest reversionary to the interest
              created by this Underlease or of the Building

                                       32
<PAGE>

       (ii)   the cost of all fuel supplies used for the provision of the
              Services

       (iii)  the cost of employing staff (whether directly or not) necessary to
              provide the Services including (but not limited to) insurance
              pension and welfare contributions provision of clothing tools
              equipment and non-residential accommodation reasonably provided
              (such accommodation if within the Building to be valued by a
              qualified surveyor at a notional rent equivalent to the open
              market rent)

       (iv)   the cost of the reasonable and proper provision maintenance and
              renewal (for the purposes of repair) of all equipment and supplies
              required to provide the Services

       (v)    the cost of all maintenance rental and other contracts entered
              into in connection with the provision of the Services

       (vi)   all reasonable and proper contributions to roads service media
              walls and other facilities available to or enjoyed by the Building
              in common with any other property

       (vii)  the reasonable and properly incurred fees of all managing agents
              retained in connection with the provision of the Services and the
              management of the Building and the collection of rent and Service
              Charge payments (or a reasonable charge where the Landlord carries
              out such tasks itself)

       (viii) the reasonable and properly incurred cost of preparing and
              auditing the Service Charge accounts

       (ix)   the reasonable and properly incurred cost of obtaining
              professional advice required in respect of the management of the
              Building and the provision of the Services

       (x)    any value added tax as charged on the Costs save insofar as
              recoverable by the Landlord

                                       33
<PAGE>

       (xi)   the reasonable and properly incurred cost of complying with or
              reasonably contesting the requirements of any Authority in
              relation to the Retained Property or the provision of the Services

       (xii)  any payment made by the Landlord to the Superior Lessor under
              Clause 2 after the word "THIRDLY" in the Headlease Provided That
              there shall be excluded from the Costs any fees charges or
              expenses whatsoever incurred in connection with:

              (i)    conducting of any rent review with any tenant in the
                     Building

              (ii)   the enforcement of covenants of the other tenants or
                     occupiers of the Building

              (iii)  the letting or reletting or disposal of other parts of the
                     Building

              (iv)   the initial cost of providing any of the items referred to
                     in the definition of "Costs" and "Services"

              (v)    any costs or expenses arising from damage by any of the
                     Insured Risks

              (vi)   any costs in respect of any part of the Building for which
                     any other tenant is wholly responsible or which are
                     attributable to or arise in respect of Lettable Premises

              (vii)  the capital costs of any enhancement (but not repair) of
                     any part of the Building

       "Service Charge Proportion" such proportion reasonably and properly
       attributable to the Demised Premises as the Landlord shall reasonably and
       properly determine as attributable to the Demised Premises from time to
       time

       "Retained Property" all parts of the Building which are not Lettable
       Premises

                                       34
<PAGE>

       "Lettable Premises" the parts of the Building which are let to or
       intended to be let to or are otherwise exclusively occupied or intended
       to be exclusively occupied by a third party for a consideration or which
       are occupied by the Landlord

       "Services" all Services reasonably and properly appropriate to the
       management and maintenance of the Building in accordance with the good
       standards of current estate management including:

       (i)    decorating cleaning inspection maintenance and repair of the
              Building (including replacement of parts (where necessary for the
              purposes of repair) where appropriate) excluding the Lettable
              Premises

       (ii)   cleaning and lighting of the Retained Property and refuse disposal

       (iii)  redecorating and re-equipping the Retained Property and providing
              and maintaining all reasonable decorative features (including
              planting and seasonal decoration)

       (iv)   maintaining any facilities for the amenity of the Building
              including (but not limited to) heating and ventilation security
              and fire safety systems and lifts which are required from time to
              time as a matter of legal obligation provided such facilities are
              capable of being enjoyed by the occupier of the Demised Premises
              and are for the benefit of the tenants at the Building and are in
              keeping with the principles of good estate management

       (v)    all compliance with the lawful requirements or recommendations of
              any Authority or any insurer

       (vi)   insurance of the Retained Property (insofar as not covered by the
              insurance effected by the Superior Lessor) and such other
              insurance in relation to the management of the Building as the
              Landlord may reasonably consider prudent

                                       35
<PAGE>

       "Total Expenditure" the aggregate costs reasonably and properly incurred
       by the Landlord during the relevant Account Period net of any sums
       received (otherwise than by way of a service charge) which are properly
       applicable towards the cost of providing the Services

2.     The Tenant covenants with the Landlord to pay to the Landlord by equal
       instalments in advance on each quarter day during the term the Advance
       Service Charge

3.     As soon as practicable after each Account Date the Landlord will submit
       to the Tenant an Account Statement for the Account Period ending on the
       relevant Account Date

4.     If the Account Statement shall show a balance of Service Charge due from
       the Tenant for the Account Period the Tenant shall pay such balance to
       the Landlord within 14 days of receipt of the Account Statement

5.     If the Account Statement shall show that a refund is due to the Tenant
       that refund shall be set off against the Advance Service Charge for the
       next Account Period or any other sums due to the Landlord under the terms
       of this Lease and if the Lease shall determine then any refund remaining
       due to the Tenant shall be paid by the Landlord to the Tenant within 14
       days of delivery of the Account statement or any other sums due to the
       Landlord under the terms of this Lease

6.     The provisions of this Schedule shall continue to have effect after the
       date of determination of the term but only in respect of Service Charge
       expenditure incurred in relation to the term

                                       36
<PAGE>

THE COMMON SEAL of FORWARD         )
PUBLISHING LIMITED was hereunto    )
affixed in the presence of:        )

                                                  Director    /s/ [ILLEGIBLE]

                                                  Secretary   /s/ J.M. Quade

                                       37

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