Document:

1. The  Lessee  shall not  assign the whole of the  Premises  without  the prior
written  consent of the  Lessor  such  consent  not to be  unreasonably  refused
subject to the provisions contained in the next succeeding paragraphs.

2. The refusal of such consent will be reasonable  if on the ground  (whether or
not with  other  grounds)  that any one or more of the  following  circumstances
exist.

2.1      That in the  reasonable  opinion  of the  Lessor  the use to which  the
         proposed assignee intends to put the Premises and/or trading profile of
         the proposed assignee is unsuitable for the Premises or the building of
         which the Premises form a part.

2.2      That in the  reasonable  opinion of the Lessor  the  proposed  Assignee
         (taken  together with any additional  security  offered or required) is
         not a person who is likely to be able to comply with the  covenants  on
         the part of the Lessee  contained in this Underlease and to continue to
         be able to comply with them following the Assignment,

3. Clause 2 of this Schedule shall operate without prejudice to the right of the
Lessor to refuse such consent on any other proper  ground or grounds  where such
refusal would be reasonable given all the circumstances.

4.       It will be reasonable  for  any one or more of the following conditions
to be attached to any consent:-

4.1      A requirement  that the assigning  lessee execute as a Deed and deliver
         to the  Lessor  prior  to the  assignment  in  question  an  authorised
         guarantee  agreement  (as defined in and for the purposes of Section 16
         of the  Landlord  & Tenant  (Covenants)  Act  1995) in such form as the
         Lessor shall reasonably require.

4.2      If the Lessor  reasonably  so  requires on an  assignment  to a limited
         company a  requirement  that not more than two Directors of the Company
         or some other  guarantor or  guarantors  reasonably  acceptable  to the
         Lessor are  provided  to execute in favour of the Lessor and deliver to
         the Lessor  prior to the  assignment  in question a Deed of Covenant in
         respect of the obligations on the part of the proposed  assignee to pay
         the rent and other sums reserved by this  Underlease and to observe and
         perform the covenants on the part of the Lessee  herein  contained in a
         form reasonably acceptable to the Lessor.

4.3      If the Lessor  reasonably  so requires  given all the  circumstances  a
         requirement  that the proposed  assignee enters prior to the assignment
         into such  reasonable  rent deposit  arrangements  and/or provides such
         additional  security for  performance  by the proposed  assignee of its
         obligations  under this lease as the Lessor may reasonably and properly
         require.

5. Clause 4 of this Schedule shall operate without prejudice to the right of the
Lessor  to impose  further  conditions  upon a grant of  consent  where  such in
position would be reasonable in all the circumstances.

<PAGE>

SIGNED AS A DEED                    )
by the Lessor in the                )
presence of                         )

THE COMMON SEAL                     )
of the Lessee was hereunto          )
affixed in the presence of          )

<PAGE>

                                 LEASE AGREEMENT

     THIS  LEASE  AGREEMENT  made  this 1st day of April  2000,  by and  between
Versluis  Shoreline,  Ltd.  of 3535  Plainfield,  NE,  Grand  Rapids,  MI 49525,
hereinafter referred to as "Landlord" and ROGUE RIVER SOFTWARE,  INC. of 1350 N.
Lake Store Dr/#315 Chicago, IL 60610 , hereinafter referred to as "Tenant"

                                   WITNESSETH

         1.    PREMISES.  Landlord  hereby  leases to Tenant and  Tenant  hereby
          agrees to lease and rent the following  described  premises located at
          5250 Northland Dr. Grand Rapids,  MI, consisting of approximately 2218
          square feet, upon the terms and conditions herein contained.

         2.    TERM. The term of this Lease  Agreement  shall be for twelve (12)
          months commencing on April 1, 2000 and ending March 31, 2001.

         3.    RENT.  Tenant does hereby  covenant and agree to pay rent for the
          said premises according to the following schedule:

         a. Two Thousand One Hundred and 00/100  Dollars  ($2,100.00)  per month
commencing April 1, 2000 and ending March 31, 2001.

         Such rent shall be paid to the  Landlord on the first (1st) day of each
month, in advance, throughout the term hereof, in lawful currency, at such place
as the Landlord may from time to time designate in writing.

         DEPOSIT. Landlord acknowledges receipt of Four Thousand Two Hundred and
00/100 Dollars  ($4,200.00) from Tenant which sum shall be held without interest
by Landlord as a deposit.  Upon  acceptance  of this Lease,  said deposit  shall
belong to Lessor and shall be applied to the first and last months' rent.

         4. TAXES AND ASSESSMENTS.  Landlord does hereby covenant and agree that
it will  pay,  or  cause to be paid  promptly  when  due and  payable,  all real
property  taxes or  assessments,  special  or  otherwise  that may be  levied or
assessed on the leased premises during the term of this Lease Agreement.  Tenant
does hereby  covenant and agree that it will pay, or cause to be paid,  promptly
when due and payable, all personal property taxes that may be levied or assessed
on any personal  property  which  Tenant shall  maintain or locate in the leased
premises.

         5.  INDEMNIFICATION AND INSURANCE.  The Tenant does hereby covenant and
agree  that it will  protect,  indemnify  and keep and  save  harmless  Landlord
against and from any and all loss,  cost,  damage or expense  arising out of any
accident or other occurrence causing injury to any person or property whomsoever
or whatsoever  and due directly to the use or occupation of the leased  premises
by tenant or any person or persons holding or occupying under Tenant and will at
all time maintain public  liability and property damage  insurance in any amount
not less than One Million Dollars

<PAGE>

($1,000,000) for damages  resulting from any one occurrence.  The Landlord shall
be named as an additional insured with respect to said policies of insurance and
the  Tenant  shall  furnish to  Landlord  on request  certificate  of  insurance
evidencing compliance with the preceding requirements.

         6.    USE OF  PREMISES.  Except as  Landlord  and Tenant may  otherwise
          agree, in writing, the leased premises shall be occupied and used only
          by the tenant and its employees.

         7.    QUIET  ENJOYMENT.  Landlord  does hereby  covenant and agree that
          Tenant shall,  contingent upon the Tenant's  compliance with the terms
          and conditions of this Lease  Agreement,  quietly and peaceably  hold,
          possess, and enjoy the leased premises for the full term of this Lease
          Agreement,  without let or  hindrance  from the Landlord or any person
          claiming by, through or under  Landlord,  and the Landlord will defend
          the title to the leased premises and the use, possession and occupancy
          of the  same by  Tenant  against  the  lawful  claims  of all  persons
          whomsoever, except those claiming by, through or under the Tenant.

         8.    UTILITIES. Tenant does hereby covenant and agree that it will pay
          for the following  utilities used or consumed on said premises  during
          the term of this Lease Agreement: electricity, gas or heat and phone.

         9.    MAINTENANCE AND REPAIRS.  Landlord does hereby covenant and agree
          to maintain the plumbing, heating, electricity (Tenant responsible for
          changing light bulbs) and air conditioning systems wherever located in
          subject building,  and the exterior of the leased premises,  including
          landscaping  and parking areas,  and to keep them clean and reasonably
          free  from ice and  snow,  and to  maintain  the  common  areas of the
          building   wherein  the  leased   premises  are  located.   Tenant  is
          responsible  for  maintenance  of sidewalk  Landlord  shall repair any
          defect in the building,  the building  site or the premises  caused by
          the  negligence of Landlord.  Landlord shall not be liable for failure
          nor delay in furnishing any of the aforesaid services due to any cause
          beyond  its  reasonable  control,  but the  Landlord  shall  make  all
          reasonable  efforts to have such  services  restored  or  provided  as
          expeditiously as may be practical.  Tenant understands and agrees that
          it will be solely  responsible for providing  janitorial  services and
          Landlord  will be  responsible  for refuse  collection  for the leased
          premises.

        10.    ASSIGNMENT.  Tenant does hereby  covenant  and agree that it will
          not assign this Lease Agreement or sublet the leased premises,  or any
          portion  thereof,  without in each case first  obtaining  the  written
          consent thereto of Landlord.

        11.    FIRE AND DESTRUCTION.  If the leased premises or any part thereof
          shall be damaged or destroyed by fire,  tornado,  or the elements,  or
          other  casualty  during  the  term of  this  Lease  Agreement,  or any
          extension  thereof,  Landlord  shall,  with due diligence,  proceed to
          restore and repair the said damage: provided, however, if such damage,
          repairing or restoring of the leased  premises  shall cause the leased
          premises to be untenantable,  then rent shall abate entirely until the
          leased premises are again tenantable.  If only a portion of the leased
          premises is untenantable,  then rent shall abate and be prorated as to
          the portion made untenantable.

        12.    CONDEMNATION.  In  the  event  that  the  leased  premises,  or a
          material part thereof, be

<PAGE>

appropriated  by some  corporation  having  the power of eminent  domain,  or be
conveyed by the parties hereto to avoid condemnation  proceedings,  Tenant shall
have the right, at its option, if, in the reasonable exercise of its discretion,
the  premises  remaining  are no longer  adequate  for its  needs to cancel  and
terminate this Lease Agreement.  Any award in such condemnation proceeding shall
be the sole property of the Landlord;  provided always, that Tenant may remain a
party to such  proceeding  to put  forward  any  claims it may have for  special
damages  relating to the removal of trade fixtures and interruption of business.
Any amount awarded for such purpose shall be the sole property of Tenant.

         13.  INSTALLATION  OF TRADE  FIXTURES.  The Tenant shall have the right
from  time to time  during  the term of the  Lease  Agreement  to  install  such
fixtures and such interior  decoration  and make such  alterations in and to the
interior of the leased  premises as its business  may  reasonably  require,  but
shall make no  structural  changes  therein  or any  changes  whatsoever  to the
exterior  of the  leased  premises  without  the prior  written  consent  of the
Landlord,  which  consent  shall not be  unreasonably  withheld.  All  permanent
alterations  made or installed by the Tenant in the leased premises shall,  upon
termination  of this Lease  Agreement,  become  the  property  of the  Landlord;
provided,  however,  that  readily  movable  attachments  and  fixtures  such as
portable  partitions,  furniture,  office equipment and other personal  property
installed  by the Tenant may be removed by the Tenant upon  termination  of this
Lease Agreement, irrespective of the manner in which they may be attached to the
leased  premises,  provided  that the Tenant  shall at its own cost and expense,
repair any damage occasioned by such removal.

         14. NOTICES.  All notices to be given hereunder shall be sent by United
States  registered  mail,  return receipt  requested,  and the  registering  and
depositing of any such notice in the United States Post Office, postage prepaid,
shall be deemed as good and legal  service of such  notice.  Notices to landlord
shall be addressed to Landlord at 2881 Hidden View Dr.,  Caledonia,  MI 49316 or
such other address as shall from time to time be furnished to Tenant by Landlord
in writing.  Notices to Tenant shall be  addressed  to Tenant at 5250  Northland
Dr., Grand Rapids, MI 49525, or at such other address as shall from time to time
be furnished by Tenant to Landlord in writing.

         15.  REDELIVERY OF  POSSESSION.  Tenant does hereby  covenant and agree
that upon the termination of this Lease  Agreement,  whether by lapse of time or
otherwise,  it will deliver the leased premises and each and every part thereof,
in the same condition as when taken except for ordinary wear and tear, damage by
fire or other casualty, damage by the elements, and damage with respect to which
it is the responsibility of the Landlord hereunder to repair.

         16.  SUCCESSORS AND ASSIGNS.  This Lease  Agreement  shall in ?? to the
benefit of and be binding upon the parties  hereto and their  heirs,  successors
and assigns;  provided,  however,  that the Tenant may not assign  and/or sublet
except as hereinabove provided.

         17. DEFAULT. If any payment  of  rent  is not made within ten (10) days
after due, a late charge in the amount of five percent (5%) of such amount shall
be forthwith  payable by Tenant.

         If Tenant  defaults  in the  payment of any rent or any other sum which
this Lease required him to pay, or in the performance or observance of any other
obligation created by this Lease, Landlord

<PAGE>

may  terminate  this Lease by giving  Tenant  seven (7) days notice to quit said
premises,  which notice may be verbal, and if the default is not remedied within
seven (7) after such notice,  Landlord may  repossess  said premises and put out
Tenant and all persons  claiming  under him. If this Lease is so terminated  and
said  premises  repossessed,  Tenant will be liable to Landlord for loss of rent
due to his breach of this lease as though he had abandoned said  premises,  plus
any other sum  recoverable by law for damage to said premises or for restoration
to tenantable condition,  and the expense of putting out Tenant and his personal
property.

         18. IMPROVEMENTS. Landlord  will  repaint  and  clean  carpet  in  both
suites. All lighting fixtures  will  be  in  working order, Landlord will put an
opening between  units. Glass  sidelights  to  be  removed  and  drywalled. Door
separating mortgage company to be installed

         19.  OPTION TO RENEW.  Provided  that  Tenant is not in  default in the
performance  of this Lease.  Tenant shall have the Option to Renew the Lease for
two (2)  additional  one (1) year  terms  commencing  at the  expiration  of the
initial lease on the same terms and conditions  contained  herein,  with a three
percent  (3%)  increase  each  option.  The option small be exercised by written
notice given to Lessor not less than ninety (90) days prior to the expiration of
the initial  lease term.  If notice is not given in the manner  provided  herein
within the time specified, this option shall expire.

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

WITNESSES                                     LANDLORD: VERSLUIS SHORELINE, LTD.

                                                  /s/ Darrel Herweyer
                                                      Darrel Herweyer, President

                                                      TENANT;

                                                      ROGUE RIVER SOFTWARE, INC.

                                                  /s/   Richard Berger
                                                        Richard Berger, DirectorTHIS UNDERLEASE is made the .......day ............................ Two Thousand

BETWEEN:-

(1)      JUNE ADRIENNE SCHNEIDER BULL of Flat 1, 6 Te??gnmouth  Road  London NW2
4HN ("the Lessor")

(2)      ONLINE MARKETING LTD of 3 Jacob Street London SE1        ("the Lessee")

WITNESSETH as follows:-

I. INTERPRETATION

         In this Underlease the following words and  expressions  shall have the
         following meanings:-

         "the Lessor" and "the Lessee" :shall include those deriving title under
                                        them respectively  and  (in  the case of
                                        the Lessor) the  person  or  company for
                                        the time being entitled to the reversion
                                        immediately       expectant   upon   the
                                        determination of the term hereby granted

         "the Premises"                 :all  those  third  floor  offices at 23
                                        Jacob    Street   London   SE1  as  more
                                        particularlydescribed in    the Superior
                                        Lease

         "the Superior Lease"           :means  a  Lease dated 25 April 1990 and
                                        made   between  (1)  Christopher  Adrian
                                        Craft  and (2)the Lessor (formerly known
                                        as June  Adrienne Schneider) under which
                                        the Lessor holds the Premises

         "the Superior Lessor"          : shall include all persons for the time
                                        being  having at interest immediately or
                                        immediately    expectant   upon      the
                                        determination of the term granted by the
                                        Superior Lease

         "interest"                     : interest  at  the  rate  of  5%  above
                                        National   Westminster   Bank  Plc  base
                                        lending rate for the time being  payable
                                        from the date of demand by the Lessor(or
                                        if later the date at  which monies shall
                                        have become due or at   which the Lessor
                                        shall have expended monies in respect of
                                        which interest is required under    this
                                        Underlease) until the date of payment to

<PAGE>

                                        the Lessor

         "the Term"                     :   the  term granted by this Underlease
                                        and any  continuation or extension of it
                                        whether by agreement operation of law or
                                        otherwise

2.       In this Underlease:

2.1      Words importing the singular number shall include the plural number and
         vice versa and words  importing  any  particular  gender shall  include
         masculine and feminine and neuter genders.

2.2      Where  the  Lessor  or the  Lessee  for the  time  being is two or more
         persons  covenants given by the Lessor of the Lessee shall be deemed to
         be entered into by such persons jointly and severally.

2.3      Where under the terms of this  Underlease  the consent of the Lessor is
         required for any act or matter the consent of the Superior Lessor under
         the  terms  of the  Superior  Lease  shall  also BE  REQUIRED  WHEREVER
         REQUISITE  PROVIDED THAT nothing in this underlease  shall be construed
         as imposing on the Superior  Lessor any obligation (or indicating  that
         such an obligation  is imposed on the Superior  Lessor by virtue of the
         terms of the  Superior  Lease)  not  unreasonably  to  refuse  any such
         consent.

2.4      Reference  to  any  right  exercisable  by  the  Lessor  or  any  right
         exercisable  by the Lessee in common with the Lessor shall be construed
         as including (where appropriate) the exercise of such right:

         2.4.1    by the  Superior  Lessor  and all  persons  authorised  by the
                  Superior  Lease where the  Superior  Lease  grants of reserves
                  such right to the Superior Lessor, and

         2.4.2    in common with all other persons having a like right.

3.       THE DEMISE

         In  consideration  of the rents and covenants on the part of the Lessee
hereinafter  reserved and CONTAINED THE LESSOR HEREBY  DEMISES TO THE LESSEE THE
PREMISES  RESERVING to the Lessor the Superior  Lessor and all others  similarly
entitled the rights  reservations and exceptions  contained IN OR REFERRED TO IN
THE  SUPERIOR  LEASE TO HOLD UNTO THE  LESSEE FOR A TERM  COMMENCING  ON THE 1ST
January 1999 and expiring on 31 December 2004 (subject as hereinafter mentioned)
paying  for the first  year of the term the  yearly  rent of  (pound)14,666  and
thereafter the yearly rent of (pound)20,000  payable by equal quarterly payments
in advance on the usual  quarter  days the first such  payment to be made on the
signing  hereof  and be in  respect  of   the  period  from  and  including  the
 ..........  day  of  ...................  2000..  to  the  day  of  2000  and as
additional  rent payable within 14 days of demand such sum or sums as the Lessor
shall be called upon to pay to the Superior  Lessor  pursuant to paragraph 25 of
the FOURTH  SCHEDULE TO THE SUPERIOR LEASE PROVIDED THAT in relation to such sum
or sums the

<PAGE>

Lessee shall pay to the Lessor the lesser of the actual  amount of the sums paid
pursuant  to  paragraph  25 of the Fourth  Schedule  as  aforesaid  or an amount
calculated  at the rate of  (pound)2,600  per annum and  apportioned  on a daily
basis for the period of the Underlease

4. LESSEE'S COVENANTS

         THE LESSEE COVENANTS with the Lessor as follows:-

4.1      RENT

         To pay the rent and  additional  rent as reserved  herein in the manner
         and at the times in which the same are hereby made payable (but without
         any  deductions  save as  authorised  or required by statute)  (whether
         formally  remanded or not) plus Value Added Tax thereon (if applicable)
         and where applicable the Lessor will supply to the Lessee a valid Value
         Added Tax  invoice  addressed  to the  Lessee and in the event that any
         rent shall be unpaid for more than seven days after the date upon which
         it is due to pay interest thereon.

4.2      ASSIGNMENT

4.2.1    Not to assign underlet mortgage charge part with or share possession of
         the Premises save as permitted by this sub-clause 4.2.

4.2.2    The Lessee may assign the whole of the Premises  (only)  subject to the
         provisions of the Schedule hereto being fully complied with.

4.2.3    Within 28 days after every assignment of or relating to the Premises to
         give notice of the same with full  particulars  thereof to the lessor's
         solicitors  and to pay a fee  for  registering  the  same in the sum of
         (pound)30 plus VAT.

4.3      TO COMPLY WITH SUPERIOR LEASE

         Save as otherwise  herein provided to observe and perform the covenants
         and  conditions  on the part of the Lessee  contained  in the  Superior
         Lease  and as  varied  by this  Underlease  and  where  appropriate  to
         reimburse the Lessor in respect of any payment made by the Lessor under
         the terms of the  Superior  Lease so far as they relate to the Premises
         and  except  in so  far as  the  Lessor  expressly  covenants  in  this
         Underlease  to observe and perform the same so that the said  covenants
         and conditions shall be construed as if the same had been made with and
         in favour of the Lessor and to  indemnify  the Lessor  from and against
         any actions proceedings claims damages costs expenses or losses arising
         from any breach non-observance or non-performance of such covenants and
         conditions

5.       SUBJECT AS in this Underlease  provided not to do omit suffer or permit
         in relation to the Premises any act or thing which would or might cause
         the Lessor to be in breach of the Superior  Lease or if done omitted or
         suffered or permitted by the Lessor would or might  constitute a breach
         of the covenants on the part of the lessee and the conditions contained
         in the Superior Lease

<PAGE>

6. LESSOR'S COVENANTS

         THE LESSOR COVENANTS with the Lessee as follows:-

6.1      FOR QUIET ENJOYMENT

         The Lessee paying the rents and performing the Lessee's covenants shall
         peaceably enjoy the Premises for the Term

6.2      TO OBSERVE AND PERFORM CERTAIN COVENANTS IN THE SUPERIOR LEASE

         Subject  to the  Lessee  paying the rents and  performing  the  Lessees
         covenants to pay to the Superior  Lessor the rents  reserved by and the
         other monies specified in the Superior Lease.

6.3      To observe and perform the covenants and  conditions on the part of the
         Lessee  contained  in the  Superior  Lease so far as the  Tenant is not
         liable for such  performance  under the terms of this Lease and insofar
         as that is the case to  indemnify  the Lessee  and keep it  indemnified
         against all actions proceedings claims damages costs expenses or losses
         arising from any such breach  non-observance or non-performance of such
         covenants and conditions

6.4      TO ENFORCE COVENANTS IN THE SUPERIOR LEASE

         To enforce the  covenants of the Superior  Lessor if so required by the
         Lessee and in so far as the  Lessee is not  itself  enabled so to do by
         the  provisions  of  this  Underlease  the  Lessor  shall  enforce  the
         covenants on the part of the Superior Lessor  contained in the Superior
         Lease and in particular  whenever the Lessee makes  application for any
         consent  required  under this Lease where the  consent of the  Superior
         Lessor is needed by virtue of this  Lease and the  Superior  Lease upon
         the Lessee  indemnifying  the Lessor  against all reasonable and proper
         costs and expenses properly incurred in respect of such enforcement and
         providing  such security in respect of costs and expenses as the Lessor
         may reasonably require

7. PROVISOS

         IT IS HEREBY AGREED as follows:-

7.1      SUPERIOR LEASE

         Save as they are  expressly  altered or varied  herein  the  provisions
         contained in the Superior  Lease shall be  incorporated  as if the same
         were  set  forth  herein  at  length  with  such  modifications  as are
         necessary to make the same applicable  mutatis  mutandis to the present
         demise

7.2      PROVISO FOR FORFEITURE

<PAGE>

         That if the rents due to the Lessor shall be unpaid for  fourteen  days
         (whether  formally  demanded  or not) or if the  Lessee  shall  fail to
         perform or observe any of the covenants or terms herein or a Bankruptcy
         Order or an Administration Order is made in respect of the Lessee of if
         a  Court  Order  is made to wind  up the  Lessee  or if a  Receiver  is
         appointed  over  the  whole  or any  part  of the  property  assets  or
         undertaking  of the Lessee then the Lessor may forfeit this  Underlease
         but  without  prejudice  to any  remedy of the Lessor in respect of any
         antecedent breach of any of the covenants herein

7.3      If and whenever the  Premises or the access or any  essential  services
         thereto are damaged or  destroyed  by one or more of the risks  against
         which the Superior  Landlord  covenants  to or has insured  pursuant to
         paragraph (c) of the Fifth  Schedule to the Superior  Lease so that the
         Premises  are unfit for  occupation  or use and save to the extent that
         the  insurance  monies are withheld by reason of some act or default of
         the  Lessee  then  the  rents  reserved  by this  Underlease  or a fair
         proportion  thereof  according  to the  nature and extent of the damage
         sustained  shall cease to be payable until the Premises,  the access or
         essential  services  thereto are rebuilt or  reinstated so as to render
         the Premises fit for occupation and use

8.       OPTION TO DETERMINE

8.1      On or after 31 December 2001 if the Lessee wishes to determine the term
         hereby  granted and gives to the Lessor notice of its wish so to do not
         less than six months  prior to such date ("the  Termination  Date") and
         the  Lessee  shall up to the time of such  determination  pay the rents
         reserved  by this  Lease and  provided  that  there  are no  subsisting
         substantial breaches of the covenants and conditions on the part of the
         Lessee  contained  in this Lease then upon  expiry of such  notice this
         Lease shall cease and determine and the Lessor will  forthwith upon the
         Termination  Date  repay to the  Lessee  any sum or sums paid by way of
         advance payment of rent or any other sums in respect of periods falling
         after  the  Termination  date but  such  termination  shall be  without
         prejudice to the rights and remedies of either party  against the other
         in respect of any antecedent claim or breach of covenant.

8.2      If the Lessor wishes to determine  the term hereby  granted at any time
         it may do so by giving to the Lessee not less than twelve months notice
         of such determination

9.       By authority of an Order  of  the  Birmingham  County  Court  dated and
         Matter No the Landlord & Tenant Act 1954 Sections 24-28 do not apply to
         this Lease

10.      We  certify  that  there  is no agreement for Lease to which this lease
         gives effect

IN WITNESS  whereof the parties have caused these  presents to be duly  executed
and a Deed the day and year first before written

                                  THE SCHEDULE

               CONDITIONS TO BE FULFILLED FOR THE GRANTING OF THE
                        LANDLORD'S LICENCE FOR ASSIGNMENT

<PAGE>

1. The  Lessee  shall not  assign the whole of the  Premises  without  the prior
written  consent of the  Lessor  such  consent  not to be  unreasonably  refused
subject to the provisions contained in the next succeeding paragraphs.

2. The refusal of such consent will be reasonable  if on the ground  (whether or
not with  other  grounds)  that any one or more of the  following  circumstances
exist.

2.1      That in the  reasonable  opinion  of the  Lessor  the use to which  the
         proposed assignee intends to put the Premises and/or trading profile of
         the proposed assignee is unsuitable for the Premises or the building of
         which the Premises form a part.

2.2      That in the  reasonable  opinion of the Lessor  the  proposed  Assignee
         (taken  together with any additional  security  offered or required) is
         not a person who is likely to be able to comply with the  covenants  on
         the part of the Lessee  contained in this Underlease and to continue to
         be able to comply with them following the Assignment,

3. Clause 2 of this Schedule shall operate without prejudice to the right of the
Lessor to refuse such consent on any other proper  ground or grounds  where such
refusal would be reasonable given all the circumstances.

4.       It will be reasonable  for  any one or more of the following conditions
to be attached to any consent:-

4.1      A requirement  that the assigning  lessee execute as a Deed and deliver
         to the  Lessor  prior  to the  assignment  in  question  an  authorised
         guarantee  agreement  (as defined in and for the purposes of Section 16
         of the  Landlord  & Tenant  (Covenants)  Act  1995) in such form as the
         Lessor shall reasonably require.

4.2      If the Lessor  reasonably  so  requires on an  assignment  to a limited
         company a  requirement  that not more than two Directors of the Company
         or some other  guarantor or  guarantors  reasonably  acceptable  to the
         Lessor are  provided  to execute in favour of the Lessor and deliver to
         the Lessor  prior to the  assignment  in question a Deed of Covenant in
         respect of the obligations on the part of the proposed  assignee to pay
         the rent and other sums reserved by this  Underlease and to observe and
         perform the covenants on the part of the Lessee  herein  contained in a
         form reasonably acceptable to the Lessor.

4.3      If the Lessor  reasonably  so requires  given all the  circumstances  a
         requirement  that the proposed  assignee enters prior to the assignment
         into such  reasonable  rent deposit  arrangements  and/or provides such
         additional  security for  performance  by the proposed  assignee of its
         obligations  under this lease as the Lessor may reasonably and properly
         require.

5. Clause 4 of this Schedule shall operate without prejudice to the right of the
Lessor  to impose  further  conditions  upon a grant of  consent  where  such in
position would be reasonable in all the circumstances.

<PAGE>

SIGNED AS A DEED                    )
by the Lessor in the                )
presence of                         )

THE COMMON SEAL                     )
of the Lessee was hereunto          )
affixed in the presence of          )

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00012-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00012-of-00352.parquet"}]]