Document:

Lease dated as of May 12, 2010

 Exhibit 10.2 

LEASE AGREEMENT EXECUTED BY PROMOCIONES INMOBILIARIAS CAPITAL 7, S.L. 

AND 
 LIONBRIDGE, ESPAÑA, S.L.

 Madrid, May 20, 2010 

THIS AGREEMENT IS ENTERED INTO BY AND BETWEEN 

Mr. Gonzalo Alfonso Arauz de Robles Davila, of legal age, with residence for the purpose of this document in Madrid,
10th floor of the OFIPINAR BUILDING, Calle Caleruela,
number 102-104, and with ID card number 07221488V, in his capacity as Agent of PROMOCIONES INMOBILIARIAS CAPITAL 7, S.L., with company tax ID number B-83531681, established as a result of the demerger from the company “Fomento de Inversiones
Castellana, S.A.” which ceased to exist without winding-up and resulted in the incorporation of the new company, according to a public deed executed before the Madrid notary public Mr. Alejandro Miguel Velasco Gómez on
January 20, 2003 with record number 185, and which was registered in the Madrid Registry of Companies in volume 18,465, folio 20, section 8, page M-320627, entry number 1. 

He is empowered to execute this agreement in his capacity as agent of PROMOCIONES INMOBILIARIAS CAPITAL 7, S.L., as evidenced by the public deed dated
July 22, 2009 certified before the Madrid notary public Mr. Alejandro Miguel Velasco Gómez with record number 4403. 
 AND

 Jordi Macias Cama, of legal age, a Spanish national, with residence in Colmenar Viejo, Calle de los Juncos 9, and with tax ID number
46,671,978-X, and David Granados Camarón, of legal age, a Spanish national, with residence in Madrid, Calle Mota del Cuervo 20, and with tax ID number 2,702,453-E, in their capacity as Agents of LIONBRIDGE, a company established through a
deed executed in Madrid on October 29, 2006 before the notary public Mrs. Palmira Delgado Martín, and registered in the Madrid Registry of Companies in volume 20,397, folio 157, page M-189404, entry number 30. 

They are empowered to execute this document by reason of the public deeds executed in their favor before the Madrid notary public Mrs. Palmira
Delgado Martín on October 29, 2006 with record number 2092, and on October 29, 2006 with record number 2092, respectively. 

Both parties acknowledge their legal capacity to enter into this agreement by reason of their representation. 

WHEREAS 
  

	I.-	PROMOCIONES INMOBILIARIAS CAPITAL 7, S.L. is the owner of the PREMISES “LEFT AND RIGHT MODULES” ON THE SIXTH FLOOR and PREMISES “RIGHT
MODULE” ON THE SEVENTH FLOOR of the OFIPINAR BUILDING, located in Calle Caleruega, number 102-104 in Madrid, with an approximate surface area of 872 m2 and 436 m2, respectively, whose description is shown in the drawing attached to
this agreement as Appendix 1. 

  

	II.-	PROMOCIONES INMOBILIARIAS CAPITAL 7, S.L. is also the owner of FORTY (40) parking spaces located in the building’s parking lot:

 Space No. 44 located in parking lot floor 1A 

Space No. 45 located in parking lot floor 1A 

Space No. 51 located in parking lot floor 1B 

Space No. 52 located in parking lot floor 1B 

Space No. 53 located in parking lot floor 1B 

Space No. 54 located in parking lot floor 1B 

Space No. 55 located in parking lot floor 1B 

Space No. 56 located in parking lot floor 1B 

Space No. 72 located in parking lot floor 1B 

Space No. 74 located in parking lot floor 1B 

 Space No. 75 located in parking lot floor 1B 

Space No. 76 located in parking lot floor 1B 

Space No. 88 located in parking lot floor 1B 

Space No. 89 located in parking lot floor 1B 

Space No. 90 located in parking lot floor 1B 

Space No. 91 located in parking lot floor 1B 

Space No. 92 located in parking lot floor 1B 

Space No. 290 located in parking lot floor 1B 

Space No. 291 located in parking lot floor 1B 

Space No. 292 located in parking lot floor 1B 

Space No. 293 located in parking lot floor 1B 

Space No. 95 located in parking lot floor 2A 

Space No. 115 located in parking lot floor 2A 

Space No. 117 located in parking lot floor 2A 

Space No. 131 located in parking lot floor 2A 

Space No. 135 located in parking lot floor 2A 

Space No. 136 located in parking lot floor 2A 

Space No. 137 located in parking lot floor 2A 

Space No. 139 located in parking lot floor 2A 

Space No. 140 located in parking lot floor 2A 

Space No. 141 located in parking lot floor 2A 

Space No. 142 located in parking lot floor 2A 

Space No. 143 located in parking lot floor 2A 

Space No. 144 located in parking lot floor 2A 

Space No. 145 located in parking lot floor 2A 

Space No. 146 located in parking lot floor 2A 

Space No. 240 located in parking lot floor 3A 

Space No. 241 located in parking lot floor 3A 

Space No. 242 located in parking lot floor 3A 

Space No. 243 located in parking lot floor 3A 
  

	III.-	PROMOCIONES INMOBILIARIAS CAPITAL 7, S.L. and LIONBRIDGE ESPAÑA, S.L. have agreed to execute a Lease Agreement for the office premises located in the
aforementioned building, as listed in Point I, which is entered into under the provisions of the current Urban Leases Act of 1994 (Act 29/1994 dated November 24), and which will be governed by the parties’ wish set forth in the agreement,
or failing that by the provisions of the aforementioned Act whose application is not expressly and additionally excluded by the Civil Code. 

  

	IV.-	The parties have also agreed to the lease of FORTY (40) parking spaces, which will be governed by the stipulations contained in this Agreement and
additionally by the provisions of the Civil Code. 

  

	V.-	Now, therefore, and given their interest in executing this Lease Agreement, both parties agree to the following 

CLAUSES 
 ONE.
LEASE PURPOSE AND PRICE 
 PROMOCIONES INMOBILIARIAS CAPITAL 7, S.L. (hereinafter the LESSOR or CAPITAL 7) hereby leases
to LIONBRIDGE ESPAÑA, S.L. (hereinafter the LESSEE) the office premises described in Point I of this document and the parking spaces described in Point II for the amount of €259,968.90 a year plus VAT, payable in advance in equal monthly
installments of €21,664.08 plus VAT before the 5th
day of each month, which the LESSEE shall pay by direct debit to the account number 0049 1810 9022 1036 6177. 

 The premises rent shall become due on September 20, 2010, a grace period having been stipulated until
that date so that the LESSEE can fit out the premises according to its needs. 
 All other clauses and undertakings contained in this agreement
shall take effect on the date of its signing, in particular the obligation to pay the service charges. 
 TWO. INTENDED USE OF THE PREMISES

 The LESSEE undertakes to use the leased premises as commercial, technical and administrative offices, and may not change the intended use.
Any activity that may be considered inconvenient, insalubrious, harmful or dangerous is expressly prohibited. 
 The LESSEE is under the
obligation to obtain all the permits and licenses needed to carry out its activity. 
 The LESSEE undertakes not to carry out in the premises
any activity that may pose risks to itself or to the building. 
 It may not occupy, obstruct or alter in any way the common areas or the
building’s evacuation routes, abiding at all times by current safety and civil defense regulations inside the premises. 
 The LESSEE
undertakes to keep current during the term of this agreement a third-party liability insurance policy with a top-level insurance company with branch offices in Spain covering the risks that may derive from its activity in the leased spaces, and to
provide a copy of the policy to the LESSOR within 30 days of the signing of this agreement. 
 Moreover, the LESSEE may not place notices,
logos, neon signs, advertisements, stickers or advertising on the windows that can be seen from outside the building. 
 The LESSEE undertakes
to observe the agreements and decisions reached by the Residents’ Association and the existing By-laws. 
 THREE. CONDITION OF THE
PREMISES 
 The leased premises are hereby handed over to the LESSEE, and this document serves as a certificate evidencing that they are
received in perfect operating conditions, particularly the following elements: 
  

	 	•	 	 Electricity system up to the switchboard 

  

	 	•	 	 Cold/heat air-conditioning equipment 

  

	 	•	 	 Fitted carpet 

  

	 	•	 	 Open premises 

  

	 	•	 	 False ceilings with basic lights fitted 

  

	 	•	 	 Finished painting 

 Upon
termination of the Lease Agreement, the LESSEE must return the premises with the same layout and in the same condition as they were received, with the aforementioned elements in perfect working order, and free of mobile elements, including
partitions. 
 The LESSEE shall bear the cost of any building work needed to undo any other modification made and restore the premises and their
facilities to the condition and appearance shown in the aforementioned Building Work and Facilities Project. 
 The LESSEE’s obligations
include but are not limited to returning in perfect condition the ceilings, paint, lighting, fitted carpet, etc. of the leased premises, and shall bear the cost of repairing any damage caused, except for normal wear. 

It must complete all building work needed to restore the premises and their facilities to their layout and condition at the time they were handed over
before the stipulated deadline, which shall be reflected in the relevant Acceptance Certificate. 

 FOUR. BUILDING WORK 

The LESSEE may have building work done in the premises in order to adapt them to its business activity, and must provide the LESSOR with the Building Work
and Facilities project showing the execution period prior to commencing any work. 
 The LESSEE expressly undertakes not to alter, modify or
vary any of the elements that make up the building’s facilities, particularly those relating to the cold/heat air-conditioning system (air inlets and outlets, sensors, etc.), as this might cause malfunctions for which the LESSOR would not be
liable. 
 Upon completion of the building work indicated in the preceding paragraph, the LESSEE may not do any further building work in the
leased premises without the LESSOR’s prior authorization in writing. 
 This prohibited building work includes but is not limited to:
knocking down partition walls, making changes to rest rooms, changing tiled floors or ceilings, changing doors, etc. 
 The LESSOR may inspect
at any time the authorized building work to make sure that it is being done in accordance with the approved project. 
 Should the building work
not be carried out as agreed in this document, the LESSOR may order the LESSEE to knock it down and return the premises to their original condition, and shall not be held liable for the operation of the premises facilities, irrespective of any legal
action it may bring against the LESSEE. 
 The LESSEE shall be responsible for obtaining the official authorizations for carrying out the
aforementioned building work. Therefore, the LESSEE shall be solely responsible for any consequences that may derive from failure to comply with the aforesaid conditions. 

FIVE. ACCESS TO THE PREMISES 
 The LESSEE
shall allow free access whenever necessary to any person representing the LESSOR, both for inspecting the operation of any service and for confirming that the contractual obligations are being met. 

In non-urgent cases, the LESSOR shall inform the LESSEE 48 hours in advance of any such visits. 

SIX. REPAIRS TO THE PREMISES 
 The LESSEE
undertakes to carry out at its own expense any repairs needed to ensure normal use and maintenance of the elements and facilities of the business premises which are the object of this agreement, as regards brickwork, woodwork and plumbing.

 Repair and maintenance work must be completed by suppliers and fitters approved previously by the LESSOR. 

SEVEN. REPAIRS TO COMMON ELEMENTS 
 The
LESSOR shall be responsible for the upkeep of the building’s common elements and facilities, except for repairs of elements damaged by the LESSEE, and irrespective of the passing on of expenses, as agreed below. 

The LESSOR is also under the obligation to bear the cost of any building work in the leased property that affects other properties or common elements or
services of the building. 

 The carrying out of building work in the leased property shall grant the LESSEE no right vis-à-vis
the LESSOR, whatever its nature (common or exclusive, for the purpose of adaptation, upkeep, improvement, etc.), originating cause, the person carrying it out and its duration, and thus the LESSEE may not suspend the agreement, reduce the rent,
delay its payment or claim any compensation or damages from the LESSOR. 
 Should the building work go on for more than fifteen (15) days
and seriously disrupt the carrying out of the LESSEE’s business activity, the rent shall be reduced proportionally. 
 EIGHT. COMMON
EXPENSES 
 The LESSEE shall bear the property’s common expenses agreed with the Residents’ Association, which will be paid
according to an annual budget to be sent to the LESSEE. 
 Any variations in the budget shall be settled at the end of the year, and the
documentation and settlement provided by the building’s Residents’ Association will suffice to evidence such variations. 

The property’s current common expenses amount to €4.04 /
m2/ month. 

NINE. PREMISES OWN EXPENSES 
 The LESSEE
shall also pay the bills related exclusively to the leased premises: telephone, electricity, water, etc. 
 TEN. TAXES 

The LESSEE shall bear any state, regional, provincial or municipal taxes, duties, fees or charges imposed on the property or deriving from this agreement,
particularly the real estate tax and the garbage collection tax, and any difference resulting from their increase or from the creation of new ones. 

ELEVEN. RESPONSIBILITY 
 The owner takes
no responsibility for the interruptions that may affect the services for reasons beyond its control. 
 TWELVE. TERM 

This Agreement shall take effect on the date of its signing and will remain valid for FIVE (5) years, i.e., until May 20, 2015. 

Should the LESSEE seek to terminate the Agreement during the first THREE (3) years of its validity, it must compensate the LESSOR with 100% of the
rent, service charges and taxes for the time remaining until the end of the period. 
 In no case may such compensation be less than 4 rental
installments, in the event that termination takes place in the latter period. 
 The same effects and consequences shall apply if this agreement
is terminated owing to a contractual or legal cause attributable to the LESSEE. 
 Once the first THREE (3) mandatory years of validity of
the agreement have elapsed, should the LESSEE seek to terminate this agreement, it must conclusively inform the LESSOR six (6) months in advance, and the LESSOR may start marketing the premises from that very moment, in which case the LESSEE
must allow access to the property so that the LESSOR can show it to possible interested parties, as long as each visit is communicated 24 hours in advance. 

 THIRTEEN. RETURN OF THE PREMISES 

Upon conclusion of the agreement, should the LESSEE not return the parking spaces and the premises according to the conditions stipulated above, it must
pay the LESSOR as a penalty clause a monthly amount equivalent to twice the last rent due; this amount shall be paid every month (or fraction thereof) the LESSEE remains in possession of the premises or the parking spaces. 

In addition to the penalty clause, the LESSOR shall be entitled to receive compensation for the damages caused by the LESSEE’s refusal to vacate the
premises. 
 The amount established as penalty clause has been set by mutual agreement by the parties, taking into account the following special
circumstances: 
  

	 	•	 	 The term of the agreement 

  

	 	•	 	 The LESSOR’s need to have the premises available on the stipulated date in order to optimize the building’s management

  

	 	•	 	 The LESSEE’s awareness of the LESSOR’s need to have the premises available on the stipulated date 

Consequently, this penalty clause may not reduced, and the parties expressly waive their right to the moderation request set out in article 1,154 of the
Civil Code, even in the event of partial breach. 
 FOURTEEN. ANNUAL RENT REVIEW 

The rent payable shall be increased or decreased annually during the term of the agreement by applying the relative variation of the General Consumer
Price Index. 
 In order to adapt the reviews to the beginning of the calendar years, the first one will take place on January 1, 2011, by
applying to the rent being paid the relative variation of the General Consumer Price Index for the period from the coming into effect of the agreement. 

For the application of this rent review clause, in subsequent years the General Consumer Price Indexes taken from the National Statistics Service
publications for the month of December of the corresponding years will be used. 
 Should the index corresponding to the last month not be
published on the date of the review, the increase or decrease shall be calculated according to the agreed-upon formula, taking as a basis the last index published on the date, and this provisional amount will be communicated to the LESSEE and paid
or deducted by the LESSEE until the corresponding index has been published, at which time the correct rent shall be calculated and the LESSEE shall pay or receive the difference between the exact rent and the provisional rent being paid. From then
on and for the rest of the year, it shall pay the sum it has been notified, and from that moment the new amount will be considered the legal rent for all intents and purposes under this agreement and established as the basis for calculating the rent
review to be carried out the next year. 
 Settlement resulting from the application of the final index may not be demanded retroactively by
either party owing to the fact that the amount is being claimed with delay owing to the lateness in obtaining the certificate containing the applicable indexes, or the official publication of the competent body showing such index. 

Should the National Statistics Agency cease to publish the indexes referred to in this clause, the review will be done based on the new indexes or
modules that replace them. 
 FIFTEEN. LATE PAYMENT 

Any delay in paying the rent or any other amount payable by the LESSEE under this agreement shall, from the first day and with no need for subsequent
claim, give rise to a daily surcharge of interest in favor of the LESSOR at a rate equal to the legal penalty interest in force at the time of default, plus three points. 

 SIXTEEN. TERMINATION 

The LESSOR may terminate this Agreement in the event of the LESSEE’s failure to fulfill any of its obligations hereunder, and in particular for using
the premises for unauthorized purposes, for carrying out building work without permission or in an unauthorized manner, or for any of the reasons set forth in articles 27 and 35 of the current Urban Leases Act dated November 24, 1994.

 SEVENTEEN. GUARANTEES 
 As
guarantee for fulfillment of all the obligations contracted by the LESSEE hereunder and other obligations provided for in the Urban Leases Act, the following guarantees are stipulated: 

A) SURETY 
 Two rental installments, amounting
to €43,328.15, which the LESSEE presents in this act, with this agreement operating as a receipt. 
 This surety shall be reviewed in the
same way as the monthly rental, so that it is always an amount equivalent to two monthly installments. 
 B) BANK GUARANTEE 

As a supplementary guarantee, the LESSEE hereby provides the LESSOR with a deposit for the amount of €30,000. 

The LESSEE undertakes to provide the LESSOR within 15 days of the signing of this agreement with a bank guarantee from a top-level Spanish banking
institution, expressly indicating that the bank may not oppose any type of exception to payment in the event of it being required by the LESSOR, for the amount of 12 monthly installments, amounting to €259,968.90, and with expiry date on
June 20, 2015. This guarantee shall be payable upon first demand and drawn up as shown in Appendix 2. 
 Once the guarantee has been
provided, the LESSOR must return the aforementioned deposit within fifteen (15) days of its presentation. 
 Should the LESSEE fail to
provide the guarantee within 15 days of the signing of this agreement, the LESSOR shall keep the aforementioned amount of €30,000 euros as a penalty clause, without prejudice to the LESSEE’s obligation to provide the aforesaid guarantee.

 The guarantees shall be returned to the LESSEE upon termination of the agreement only in the event of compliance with the contractual
clauses, and provided it has incurred no liability. 
 The existence of these guarantees shall in no case be a pretext for delaying payment of
the monthly installments or of the last two months. 
 EIGHTEEN. NO ASSIGNMENT AND SUBLEASE 

The LESSEE is expressly prohibited from assigning the premises, including total or partial sublease, except to other companies belonging to the
LESSEE’s corporate Group. 
 Changes to the LESSEE’s organizational structure as a result of corporate operations such as change of
company name, sale and privatization of share capital, transformation, merger or take-over merger, shall not be considered an assignment, sublease or transfer. 

However, in such an event, the LESSEE shall conclusively inform the LESSOR of the occurrence of any of the aforementioned operations, which will not give
rise to the right to increase the rent. 

 NINETEEN. REDEMPTION AND PRE-EMPTION 

Moreover, the LESSEE expressly, clearly and irrefutably waives the rights of redemption and pre-emption in the event of first or subsequent conveyance of
the leased premises to third parties, whether natural or corporate persons. 
 TWENTY. PREFERENTIAL ACQUISITION, SUBROGATION, COMPENSATION
RIGHTS 
 The LESSEE expressly waives the rights of preferential acquisition, agreement assignment, sublease, subrogation or compensation
established in articles 31, 32, 33 and 34 of the current Urban Leases Act passed on November 24, 1994. 
 TWENTY-ONE. NOTICES

 The addresses established for notification purposes are the OFIPINAR BUILDING for the LESSOR and the leased premises for the LESSEE.

 All notices sent to the aforementioned addresses shall be deemed issued unless either party conclusively informs the other of a change of
address. 
 All notices must be sent by registered letter, post office fax or any other means that can attest to its receipt. 

TWENTY-TWO. JURISDICTION 
 The parties,
by reason of their representation, submit to the jurisdiction of the courts of justice of the city of Madrid, and expressly waive any other jurisdiction. 

In witness whereof, the parties have caused this agreement to be signed in duplicate in the place and on the date indicated above. 

 

					
	THE LESSOR	 		 	THE LESSEE
			
	 /s/ Gonzalo Araúz de Robles Dávila
	 		 	 /s/ Jordi Macías Cama

	Gonzalo Araúz de Robles Dávila	 		 	Jordi Macías Cama
			
		 		 	 /s/ David Granados Camarón

		 		 	David Granados Camarón

 APPENDIX: Documents attached to this agreement: 

APPENDIX I - GROUND PLAN DRAWINGS (Schematic shown) 

 APPENDIX II - SPECIMEN GUARANTEE 

SPECIMEN GUARANTEE 

GUARANTOR: The BANK
                                         
   , Madrid branch office
                                        ,
represented by Mr.
                                         
       , with sufficient power of attorney to execute this act. 
 GUARANTEED PARTY: LIONBRIDGE
ESPAÑA S.L., with tax ID number                              

BENEFICIARY: PROMOCIONES INMOBILIARIAS CAPITAL 7, S.L., with tax ID number B 83531681. 

PURPOSE: To guarantee payment of all the amounts deriving from: 

“THE LEASE AGREEMENT FOR OFFICE USE OF THE PREMISES ‘LEFT AND RIGHT MODULES’ ON THE SIXTH FLOOR and PREMISES ‘RIGHT MODULE’ ON
THE SEVENTH FLOOR of the OFIPINAR BUILDING, located in Calle Caleruega, number 102-104 in Madrid.” 
 EFFECTIVENESS: The obligation
taken by the Bank under this Guarantee is abstract, autonomous, unconditional and demandable by simply fulfilling the conditions established herein, i.e., against simple demand by PROMOCIONES INMOBILIARIAS CAPITAL 7, S.L., and the Bank may not
refuse payment claiming exceptions or circumstances deriving from the relationship between PROMOCIONES INMOBILIARIAS CAPITAL 7, S.L. and LIONBRIDGE ESPAÑA S.L., as long as such demand is made within the validity period, and without such
payment prejudging the solution to the disagreements that may arise between the guaranteed party and the beneficiary, which will be solved through the channels established between both parties. 

The guarantee shall be executed upon first demand and within 72 hours of the demand presented by PROMOCIONES INMOBILIARIAS CAPITAL 7, S.L. 

DURATION: Up to and including June 20, 2015, and shall become null and void after that date. From that date onward, the guarantor shall not
be liable in connection with the guarantee, not even in relation to contracted or demandable obligations predating the date established herein. 

This guarantee has been registered today in the Special Guarantees Registry with number 

Madrid,              2010Lease dated as of May 31, 2010

 Exhibit 10.3 

LEASE CONTRACT 
 Lessor: Beijing
Tongshun Real Estate Development Co., Ltd 
 Tenant: Beijing Lionbridge Global Solutions Technologies, Inc. 

Location of Property: Fairmont Tower Building #1, #33 Guangshun Avenue (North), Chaoyang District, Beijing. 

 

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 CONTENTS 
  

					
	Article I	  	Scope & Purpose of Lease	  	3
			
	Article II	  	Lease Term	  	4
			
	Article III	  	Rent & Parking Fee	  	4
			
	Article IV	  	Property Management Fee	  	6
			
	Article V	  	Miscellaneous Expenses	  	7
			
	Article VI	  	Deposit	  	7
			
	Article VII	  	Decoration & Improvement	  	9
			
	Article VIII	  	Access	  	11
			
	Article IX	  	Obligations of Tenant	  	11
			
	Article X	  	Obligations of Lessor	  	15
			
	Article XI	  	Rights Reserved by Lessor	  	16
			
	Article XII	  	Indemnification of Lessor	  	17
			
	Article XIII	  	Liability for Defaults	  	17
			
	Article XIV	  	Termination of Contract	  	19
			
	Article XV	  	Force Majeure	  	20
			
	Article XVI	  	Reserved Rights	  	21
			
	Article XVII	  	Settlement of Disputes	  	21
			
	Article XVIII	  	Legal Fares	  	21
			
	Article XIX	  	Additional Provisions	  	21
			
	Appendix I	  	Property Location Map	  	23
			
	Appendix II	  	Condition of Premises Delivered to Tenant	  	24
			
	Appendix III	  	Business License (Photocopy)	  	25
			
	Appendix IV	  	Power of Attorney of Legal Representative (Original)	  	26

  

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 Lessor: Beijing Tongshun Real Estate Development Co., Ltd 

Legal Address: No. 320, Miao Cheng Shi Zi Jie Nan, Huai Rou District, Beijing, China 

Postcode: 100102 
  

							
	Authorized Representative:	 	Mr. Fang ZHANG	  	Title:	 	Leasing Director
				
	Tel:	 	8472-6888	  	Fax:	 	8472-1066

 Tenant: Beijing Lionbridge Global Solutions
Technologies, Inc. 
 Legal Address: Suite 909, Tower C1, Oriental Plaza, Dong Cheng District, Beijing, China 

Postcode: 100738 
  

							
	Authorized Representative:	 	Mr. Yan KONG	  	Title:	 	General Manager
				
	Tel:	 	8518-8181	  	Fax:	 	8518-9288

 On the basis of mutual
negotiation, both parties have consented to enter into this Lease Contract (hereinafter referred to as the “Contract”) on May 31st, 2010 and hereby agree upon the following terms and conditions: 

Article I Scope and Purpose of Lease 
 Clause
I: The Tenant is willing to lease from the Lessor and the Lessor agrees to lease to the Tenant the premises situated at Room 801 on Floor 8 (Elevator) in Unit 2 of Fairmont Tower (the “Tower” hereinafter) at #33
Guangshun Avenue (North) in Chaoyang District, Beijing, China (hereinafter referred to as the “Premises”). The leased built floor area of the Premises is 1,235 square meters, which is to be used by the Tenant for the purpose of
performing business (research & development). Map of the Premises is as shown in Appendix I hereto (Appendix I is the location map, wherein the location of the Premises is indicated by a colored mark, and the map is for reference
only). 
 Clause II: The Lessor shall deliver the Premises to the Tenant as per “Condition of Premises Delivered to Tenant” as set
forth in Appendix II hereto. 
 Clause III: The Tenant shall have the right to share the public areas specified by the Lessor equally with
others and pursuant to applicable laws, regulations and the property management rules of the Tower, including elevators, shared corridors, toilets, lobbies and other shared facilities. 

 

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 Clause IV: Purpose of Lease: The Tenant may use the Premises for the purpose of research &
development. The Tenant shall not alter said purpose without written consent of the Lessor. 
 Article II Lease Term 

Clause I: The Lease Term of the Premises is 36 months from
September 1st,
2010 to
August 31st,
2013. The commencement date of the lease is
September 1st,
2010. 
 Clause II: If the Tenant intends to renew the lease
after expiration of the Contract, it shall give a written notice to the Lessor not later than three months prior to expiration of the Lease Term. Subject to the Tenant’s full performance of the terms and conditions herein, the Tenant shall
enjoy priority in leasing the Premises on the same conditions. Rent under a renewed Lease Term shall be re-determined according to the market price as prevailing then. 

Clause III: The period from
July 1st,
2010 to
August 31st, 2010
is rent holiday, within which the Tenant need not pay rent, provided that the Tenant shall abide by and perform other obligations hereunder throughout the rent holiday, including, without
limitation to, paying property management fee and all other amounts payable by it. 
 Clause IV: Rent holiday shall be 3
months and shall become void if the Tenant withdraws from the lease earlier or if the Contract is cancelled or terminated earlier due to the Tenant’s fault, in which event the Tenant shall pay rent for the rent holiday. 

Article III Rent and Parking Fee 
 Clause I:
The Lessor will charge rent from the Commencement Date of Lease as set forth herein. 
 Clause II: Rent of the Premises is RMB
3.4/m2/months or RMB 127,719.60 /month aggregately. If the Contract is terminated earlier, the final rent payment shall be calculated based on the date of termination of the Contract or the number of days of the Tenant’s actual
occupation of the Premises (whichever is later). 
 Clause III: The initial rent payment shall cover the actual days from
the commencement date of lease to the end of the immediately subsequent calendar month, which shall be paid within 5 working days after execution of the Contract. Rent thenceforth shall be paid on a monthly basis and each rent payment shall be made
by the 1st day of the month. 

Clause IV: The Tenant shall pay rent and all other amounts payable on time and according to the terms and at the times set forth herein, and shall pay
penalty to the Lessor in the event of overdue payment, which penalty shall be calculated 
  

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based on the number of days of payment delay. In the event of delay of a payment for not more than fifteen working days, the penalty payable for each day of the delay shall be equal to 1‰ of
the overdue amount; and if a payment remains overdue for more than fifteen working days, the Lessor shall have the right to terminate the Contract and collect penalty from the Tenant in an amount equivalent to three months’ rent; and if the
Lessor agrees in writing to continue performance of the Contract, the Tenant shall pay a late fee equal to 2‰ of the overdue amount for each day of the delay. 

Clause V: The Lessor agrees to lease to the Tenant underground parking positions of the Tower, the numbers of which are 3
, and the Tenant shall not to pay the car parking position rent but shall pay parking space management fee to the property management company during the lease term, management fee of each parking position is RMB 200 Yuan. Parking position
rent is payable on a monthly basis and the Tenant shall pay each month’s parking position rent by the
1st day of the month. Parking space management fee is
payable to the property management company and shall be paid along with property management fee on a monthly basis, of which the first payment shall be made on the date of commencement of the lease. In the event of the Tenant’s failure to pay
parking position rent and parking space management fee on time, penalty shall be paid to the Lessor based on the number of days of the payment delay. If the delay is not more than fifteen days, penalty payable for each day of the delay shall be
equal to 1‰ of the overdue amount; and a delay of over fifteen days will be deemed as the Tenant’s cessation of lease of the parking position and the Lessor shall have the right to take back the parking position and lease it to others. The
Lessor’s taking back the parking position shall not affect lease of the Premises. 
 Clause VI: The Tenant shall obtain the right to use
the corresponding parking space after paying parking position rent and parking space management fee. After the Tenant pays parking space management fee, the Lessor shall be responsible for providing parking space to the Tenant and the property
management company for operation and maintenance of installations and fittings in the parking lot, control of parking order, cleaning of the parking lot and general patrol service. Neither the Lessor nor the property management company is
responsible for safekeeping of vehicles. 
 Clause VII: Parking Position Rent & Terms of Payment 

The Tenant shall pay rent of the Premises and of parking space to the Lessor by cheque, which shall be made to the order of “Beijing Tongshun Real
Estate Development Co., Ltd.” 
 The Tenant shall pay rent of the Premises to the Lessor by remittance to the following account:

 Account Name: Beijing Tongshun Real Estate Development Co., Ltd. 

Account Number: 110902520210802 
 Bank Name:
Merchant Bank of China Beijing East Third Ring Road Branch 
  

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 Clause VIII: Landlord shall provide tax invoice promptly after tenant’s payments. 

Article IV Property Management Fee 

Clause I: Property management fee is RMB 24
/m2/month, or RMB 29,640.00 /month aggregately,
which is payable along with rent. 
 Property management fee is inclusive of air-conditioning during normal working hours, maintenance of
environmental hygiene in public areas of the Tower, installation, operation and repair of common installations and fittings, guaranteed supply of water, power and communication, all-risk property insurance and public responsibility insurance,
security service in public areas of the Tower, and all other amounts to be shared by the Tenant for any other property management service that the Lessor shall provide according to property management laws and the property management service
convention of the Tower. Within the Lease Term, the Lessor shall have the right to raise property management fee as result of operating cost increase in order to maintain the quality of management of the Tower. An adjustment to property management
fee shall take effect only if and after a one-month written notice is given to the Tenant. 
 Clause II: The property management company shall
have the right to determine the starting and ending dates of air-conditioning (cooling and heating) supply depending on the climate, provided that the duration of such supply shall not be shorter than that prescribed by the State. Within the supply
period, air-conditioning shall be made available during 8:00am to 7:00pm of Monday to Friday. If the Tenant demands extended duration of air-conditioning supply, it shall apply to the property management office of the Tower in advance and pay
additional air-conditioning expense, of which the charge rate shall be RMB1,100/hour. 
 Clause III: Terms of Property Management Fee
Payment 
 The Tenant shall pay property management fee and parking space management fee to the property management company by cheque, which
shall be made to the order of “Beijing Renbide Property Management Co., Ltd.” 
 The Tenant shall pay property management fee to the
property management company by remittance to the following account: 
 Account Name: Beijing Renbide Property Management Co., Ltd. 

RMB Account Number: 91340154740000210 
 Bank
Name: Pudong Development Bank Beijing Wangjing Branch 
  

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 Article V Miscellaneous Expenses 

Clause I: The Tenant shall separately pay for the water, electricity and communication consumed by it in the Premises during the decoration period, rent
holiday and Lease Term based on the actual readings of relevant measuring meters and the unified charge rates publicized by the government. 

Clause II: The Lessor shall have separate water/electricity meters installed for the Tenant. 

Clause III: The Tenant shall pay fees charged by appropriate governmental authorities within the Lease Term that are not itemized in the Contract but are
in connection with use of the Premises unless otherwise required to be paid by landlord by the government. 
 Clause IV: The Tenant shall
punctually pay any and all fees and charges payable for supplies within the Premises according to the readings of the separate measuring meters and the list of fees payable presented by the Lessor, including deposit and water and electricity rates.
In addition to the foregoing fees, other amounts payable by the Tenant, including each month’s parking space rent, telephone expense, Internet access fee, overtime air-conditioning expense, amounts payable for other fee-based services shall
paid by Tenant provided in the Premises, etc., and the terms of payment thereof, shall be governed provisions of management rules. 
 Article VI
Deposit 
 Clause I: The Tenant shall pay deposit in the amount of RMB 472,078.80 (equivalent to the sum of three months’ rent and
property management fee of the Premises) to the Lessor on the date of execution of the Contract as guarantee for the Tenant’s faithful performance of all terms and conditions herein. When the amount of deposit held by the Lessor falls below the
sum of three months’ rent and property management fee of the Premises, the lessor shall provide the Tenant with a written notice on such deficit and explain the reason. The Tenant shall fill the gap within seven days after receiving the written
notice from the Lessor, or otherwise it shall pay penalty to the Lessor at 0.5‰ of the overdue amount for each day of the delay. 
 Clause
II: Deposit is free of interest. If the Tenant breaches any clause herein, the Lessor shall have the right to urge it to perform the Contract. In the event that the Tenant still fails to perform the obligations set forth herein after being so urged
by the Lessor’s written notice, the Lessor shall have the right to deduct all or a part of Deposit to 
  

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compensate its reasonable losses. Clause I of this article shall apply when the amount of deposit held by the Lessor falls below that set forth in Clause I of this article after the Lessor’s
use of Deposit for offsetting amounts payable by the Tenant pursuant to the provisions of the Contract. 
 Clause III: On expiration of the
Lease Term, the Tenant shall: 
 1 Have fully performed all terms and conditions of the Contract, or have committed any breach of the Contract
but have made adequate compensation to the Lessor for such breach. 
 2 Transfer the Premises and the installations and fittings therein to the
Lessor in a good, clean and suitable-for-leasing condition (except the normal loss). 
 3 Independently remove the improvements or new
installations added to the Premises during the Lease Term and restore the Premises to its original condition, except for those that can be kept with written consent of the Lessor. 

The Lessor shall refund Deposit, free of interest, to the Tenant within thirty working days after the Tenant performs the obligations set forth in the
above clauses and passes inspection by the Lessor. 
 Clause IV: The Tenant shall by no means assign or mortgage Deposit, and shall by no reason
use Deposit to offset rent or another amount payable by it. 
 Clause V: If the Lessor changes within the Lease Term, the new lessor shall
succeed to all rights and obligations relating to Deposit paid by the Tenant or the balance of Deposit remaining after the Lessor exercises its right of deduction according to the Contract. 

Clause VI: If property management fee rises within the Lease Term, the Tenant shall pay the deficient amount of Deposit within fifteen working days after
receiving the written notice from the Lessor. At any time within the Lease Term, Deposit shall be equal to the sum of three months’ rent and property management fee of the Premises as then prevailing. 

Clause VII: If the Tenant fails to pay Deposit according to provisions of this article, the Lessor shall have the right to terminate the Contract and the
Tenant shall pay penalty equivalent to three months’ rent. 
 Clause VIII: If the Contract is terminated earlier due to the Tenant’s
reason, the Lessor shall have the right to forfeit Deposit paid by the Tenant. In addition to the Deposit that the Lessor has the right to forfeit as stated in the present clause, the Lessor shall also have the right to pursue the deficient amount
from the Tenant. 
  

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 Article VII Decoration and Improvement 

Clause: If the Tenant intends to make interior decoration and improvement to the Premises, it shall comply with applicable provisions of “Decoration
Manual” of the property management company and the following clauses, and sign a decoration management agreement and pay decoration deposit to the Lessor as required. 

Clause II: All interior decoration works by the Tenant shall comply with all laws and regulations of the People’s Republic of China and the
Decoration Manual and property management rules of the Tower and all requisite approvals shall be obtained pursuant to law. 
 Clause III: If
the Tenant is to alter the electric cabling, air-conditioner and fire system (including sprays) in the Premises, it shall lodge a written request to the Lessor and shall not implement the alteration until obtaining the Lessor’s consent, any and
all such alterations shall be done by the contractor appointed by the property management company, and the costs and expenses thereof shall be borne by the Tenant. 

Clause IV: Within 10 days after signing the formal lease contract, the Tenant shall submit the final versions of all drawings, designs and design
information relating to the design of decoration, layout, fittings and attachments to the Lessor and the property management company for approval. In the mean time, it shall also pay Decoration Deposit set forth in Decoration Rules. After the Tenant
delivers the foregoing drawings, designs and information, the property management company and the Lessor shall review the same and notify the review result to the Tenant within 5 working days (excluding the time spent for review and approval by the
design institute and governmental authorities). 
 Clause V: Alteration of the Tower structure and main installations of the Premises by the
Tenant shall be subject to written consent of the Lessor and no alteration shall be made without such consent. Any and all costs and expenses arising from engagement of mechanical engineering, structural engineering or other special consultants for
the purpose of reviewing working drawings shall be borne by the Tenant (whether the alteration request is approved or not). The Lessor shall notify the Tenant of the items and amounts of the consulting fees in advance, and shall not engage such
consultants without consent of the Tenant. 
 Clause VI: The Tenant shall not carry out the following activities upon the Premises without prior
written consent of the Lessor and approval of the governmental authority in charge: 
 Make any alteration to the Tower structure of the
Premises. 
 Make marks, painting or holes or install hooks on/in the outer walls of the Premises or any part of the Tower. 

Cut holes in, cut off or connect to any pipeline of the Tower. 
  

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 Destroy the inside/outer looking of the Premises or the Tower by any means, including, without limitation
to, display posters or hang advertisement boards and promotional materials on inner/outer walls and windows of the Tower. 
 Install or add
air-conditioners, heating and cooling equipment, kitchenware and other mechanical fittings or fixtures without permission; or erect clothes racks, flagpoles or other extruding items. 

Change without permission the decoration drawings, designs and requirements that have been approved by the Lessor. 

Should the Tenant breach the foregoing provisions, it shall restore the original condition within seven days after the Lessor gives a written notice
thereof. The Lessor shall have the right to, without notifying the Tenant, remove the fittings and installations altered or added by the Tenant without consent of the Lessor, and any and all costs incurred thereby shall be borne by the Tenant.

 Clause VII: If the Tenant is to redecorate or renovate the Premises, such redecoration or renovation shall not affect the Tower structure,
partitions and the interest of other tenants and of users of the Tower, and the Tenant shall submit the redecoration or renovation plan to the Lessor for review and approval before commencement of the redecoration/renovation. Costs and expenses
arising from any alteration or impairment resulting from such redecoration shall be borne by the Tenant. 
 Clause VIII: The Lessor’s
approving the foregoing decoration design drawings and specifications of the Tenant shall not be equal to assumption of any design responsibility and shall not relieve the Tenant from the responsibility for applying to all authorities in charge,
before commencement of decoration and independently and at its own cost, for ratification of the decoration design drawings and specifications that have been previously approved by the Lessor. The Lessor will assume no responsibility for any
consequences resulting from the Tenant’s failure to abide by any regulations prescribed by the authorities in charge. 
 Clause IX: The
Tenant shall accept the Lessor’s supervision and management upon decoration or alteration works. The Lessor shall have the right to require the Tenant to effectively rectify problems existing during decoration. The Tenant shall be responsible
for the quality of decoration or alteration works. 
 Clause X: If the Tenant has breached “Decoration Manual” of the Tower by failing
to apply before implementing decoration or alteration work, the Lessor may require the Tenant to remove any and all unauthorized decorations or alterations and the costs and expenses associated therewith shall be borne by the Tenant. 

Clause XI: After completing decoration, the Tenant shall give a written notice to the Lessor to inspect the Premises, and the Lessor will refund
Decoration Deposit, free of interest, to the Tenant within thirty working days after satisfactory inspection to the extent that the Tenant has completed the decoration pursuant to the approved drawings and designs without violating any rules and
regulations. 
  

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 Clause XII: The Tenant shall, before the Premises are to be returned to the Lessor on the expiration date of
the Lease Term, restore the Premises to the condition as they originally were when delivered to the Tenant(except normal loss). 
 Clause XIII:
The Tenant shall be responsible for compensating losses of the Premises, the installations or fittings therein or other property of the Lessor that have occurred during decoration and due to the Tenant’s reason. 

Article VIII Access 
 Clause I: When the Lessor
or its representatives and employees need to enter the Premises for repair, cleaning, security, fire prevention, rescue or other management purposes for the Premises or the Tower, they shall contact with the Tenant in advance and shall not enter the
Premises to start work until obtaining the Tenant’s consent. The Tenant shall provide necessary collaboration. If advance contact with the Tenant is impossible on emergencies, the Lessor may directly contact with the property management company
and shall enter the Premises after obtaining permission and take necessary measures. A timely notice shall be given to the Tenant subsequently and the Lessor will assume no responsibility for any loss arising therefrom. 

Clause II: If both parties are not to renew the lease, the Lessor may, within ninety days before expiration of the Contract and after giving a one-day
written notice to the Tenant, take customers intending to lease the Premises to visit the Premises, which visit the Tenant shall not object and shall not influence the Tenant be open for business. In addition, the Tenant shall provide assistance to
the Lessor. 
 Clause III: Before moving out of the Tower any large-sized item for the Tenant’s own use, the Tenant shall send a prior
written notice to the Lessor and shall implement the move at the time and along the route specified by the property management office of the Tower after obtaining written approval from the Lessor and the property management company. 

Clause IV: In days other than regular working days or in holidays or off hours, all employees of the Tenant are required to register themselves when
entering or leaving the office building of the Tower. Therefore, the Tenant shall provide the Lessor with a name list of the Tenant’s employees working in the Premises and the changes thereof. 

Article IX Obligations of Tenant 
 Clause I:
The Tenant shall pay rent and all other fees and expenses set forth herein on time and in full amount. The Tenant shall by no reason make any deduction or offsetting from any amount payable by it pursuant to the Contract. 

 

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 Clause II: The Tenant shall carry out its activities legally and in strict compliance with Chinese laws and
regulations. The Tenant is responsible for ensuring conformity of decorations and partitions in the Premises to the requirements of fire protection, construction or other applicable laws and regulations. 

Clause III: The Tenant is responsible for paying all current or future taxes and other fees imposed upon the Premises, the Tenant or the occupant of the
Premises as well as other annual or regular expenditures (excluding land use fee and building and real property tax), and shall present the receipt or other evidence of any foregoing payment. 

Clause IV: The Tenant shall abide by all terms and conditions of the Contract and the requirements of the property management office of the Tower, and
cooperate with the Lessor or said property management office in property management tasks. The Tenant shall comply with the requirements of Property Owner Rules and Decoration Manual of the Tower, and shall bear responsibility for its violation of
the aforesaid rules and requirements. 
 Clause V: The Tenant may use public areas and facilities of the Tower according to provisions of the
Contract. The Tenant is also responsible for maintaining cleanness in the Premises and public areas and good condition of installations and fittings therein, including decorative materials on floors, walls and ceilings as well as all types of
attachments to the property, such as doors and windows, electrical appliances, furniture, sanitary ware, etc. In the event of damages to the Premises and the foregoing installations or fittings (except for normal wears and tears or damages caused by
force majeure), the Tenant shall cover the repair cost. 
 Clause VI: In order to prevent the power system from overload beyond the designed
standard, the Tenant, when intending to install any electrical item in the Premises as needed in its work, shall not implement the installation until obtaining prior written consent from the Lessor and the property management company. 

Clause VII: The Tenant shall not place items beyond the designed carrying load on the floor of the Premises (Load Limit of the Tower:
200kg/m2). The Lessor reserves the right to specify
the weights and positions of all safes, equipment and items in order to ensure balanced load allotment. Office equipment, fixtures and machines moved in the Premises with the Lessor’s approval that can generate vibration, noise and excessive
heat shall be placed on racks in order to prevent disturbance of other occupants, and the cost of such racks shall be borne by the Tenant. 

Clause VIII: The Tenant shall not keep weapons, ammunitions, saltpeter, gunpowder, gasoline or other flammables or explosives, banned items or items with
strong odor, and shall not produce or leak in the Premises any gas that is of strong odor or can pollute the environment. 
  

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 Clause IX: The Tenant shall not carry out in the Premises any illegal or immoral activities, or activities
that may cause damages or disturbance to the Lessor or to other occupants in the Tower. The Tenant shall not conduct any business or behavior that may impair the image of the Tower as a high-grate shopping center and office building. 

Clause X: The Tenant shall not place or keep goods, furniture or garbage in lobbies, corridors, paths and other public areas of the Tower, obstruct the
foregoing places and evacuation exits, affect access to and use of fire equipment, occupy public areas for holding exhibitions, distributing advertisements or conducting other business activities, or hold auctions in the aforesaid areas or in the
Premises. 
 Clause XI: The Tenant shall not make, in the Premises, any noise or vibration annoying others or disturbance to third parties,
including, without limitation to, noise from TV sets, radios or other items (except for those permitted by the Lessor, provided that the sound volume shall be controlled below the degree permitted by the Lessor). 

Clause XII: The Tenant shall not use the Premises for manufacturing commodities or storing large amounts of goods, with exception to exhibits and samples
needed in business operation of the Tenant. Without written consent of the Lessor, the Tenant shall not use the Premises for any other purpose, including cooking or staying overnight in the Premises (except for heating up food and preparing drinks).

 Clause XIII: Without approval of the Lessor, the Tenant shall not erect or display any text, sign, advertisement or other promotional item
outside the Premises or any part of the Tower, including outer walls, or through any window. Subject to written consent of the Lessor, the Tenant may display its name on the name board (if any) of the Tower using the uniform fonts specified by the
Lessor. The Lessor shall have the full right to arrange the production and display of such uniform fonts for the Tenant and the costs thereof shall be borne by the Tenant. 

Clause XIV: The Tenant shall not have, nor permit any other person to have any act that will or may invalidate the insurance of the Premises and the
Tower, and if the Lessor has to cover a new insurance as result of the Tenant’s violation of this clause, the Tenant shall bear the insurance premium and all other associated expenses. 

If the insurance contract becomes invalid and the Lessor is prevented from compensation or the insurance value is reduced due to the Tenant’s breach
of the above clause, the Tenant shall compensate the losses suffered by the Lessor. 
 Clause XV: The Tenant shall undertake to place garbage in
designated places and vessels according to the requirements of the property management office of the Tower. 
 Clause XVI: The Tenant shall be
responsible for fire protection, safety and security in the Premises. Without written 
  

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consent of the Lessor, the Tenant shall not install additional lock onto or alter the original lock on the door of the Premises (excluding the finance and confidential rooms in the Premises). The
Tenant shall provide the Lessor with a standby key of the Premises. When prior contact with the Tenant is impossible in the event of emergencies, the Lessor or its representatives and employees may directly contact with the property management
company, and enter the Premises to take necessary measures after obtaining permission from the property management company. The entry shall be reported to the Tenant subsequently in a timely manner, and the Lessor will assume no responsibility for
any loss arising therefrom. 
 Clause XVII: Any act of any person of using or entering the Premises as permitted by the Tenant will be deemed as
the act of the Tenant, for which the Tenant shall be fully responsible. 
 Clause XVIII: In case of fire alarm or any other accident, the
property management company shall be notified immediately in addition to reporting to the police and taking necessary measures. 
 Clause XIX:
The Tenant shall cover adequate and valid property insurance for its property in the Premises. The insurance value shall be determined through negotiation between the Tenant and the insurance company. The Tenant shall guarantee the insurance and the
terms and conditions thereof shall not be cancelled, modified or limited. The Tenant shall present adequate documents to the Lessor to show that it has covered sufficient insurance. If any hazard of property owned by the Tenant has caused losses to
the Lessor or to any customer of the Lessor, the Tenant shall be liable for corresponding responsibilities and compensation. The Tenant shall be liable in the event that the object of the lease is damaged due to the Tenant’s act or negligence
and such damage has directly or indirectly caused any personal injury. 
 Clause XX: The Tenant shall maintain the Premises and the
installations therein in a good and usable condition, and shall be responsible for compensation of damages that it or its employees, agents, contractors, invitees, customers or visitors have caused to the Premises, the installations therein or to
shared parts or public facilities. 
 Clause XXI: The Tenant shall, in three months before expiration of the Contract, give a written notice to
the Lessor with regard to whether or not to renew the lease. If the Tenant is not to renew the lease, according to the Clause II of Article VIII, it shall allow the Lessor to take persons intending to lease the Premises to ender and visit the
Premises. 
 Clause XXII: The Tenant shall not re-lease the Premises either in entirety or partly or otherwise deliver it for use by a third
party or for sharing with others without permission. Subject to prior written consent of the Lessor, the Tenant may re-lease or deliver the Premises either in entirety or in part to its subordinated or affiliated company. Provided that the Tenant
shall guarantee that the party sub-leasing or continuing to use the Premises shall comply with all terms and conditions of the Contract. 
  

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 Clause XXIII: The Tenant shall provide a photocopy of its business license and attach the same to the
Contract as Appendix III, plus the original copy of Power of Attorney of Legal Representative as Appendix IV. Before moving in the Premises, the Tenant shall have properly obtained all permits, licenses, approvals and registrations that it ought to
have for legally conducting its business, and shall ensure the same remain valid throughout the Lease Term. 
 Clause XXIV: The Tenant shall
strictly comply with all provisions herein. In the event that the Lessor has to make any compensation to a third person as result of the act of the Tenant’s employees, agents or customers, the Tenant shall be responsible for paying the
compensation. 
 Clause XXV: Unless with written consent of the Lessor, the Tenant shall at no time and by no means assign, transfer, re-lease,
mortgage, license or share the right to occupy or use the entire Premises or a part thereof so as to enable a third person other than the parties hereto to occupy or possess the whole Premises or any part thereof. 

Clause XXVI: In the event of material change between the capacity registered by the industrial commercial administration and the actual business scope of
the Tenant during the Lease Term, a timely written notice thereof shall be given to the Lessor and both parties shall re-confirm the Contract. The Tenant’s failure to provide such notice shall be deemed as a breach of Clause XXVI under Article
IX herein. 
 Article X Obligations of Lessor 

Clause I: The Lessor shall maintain the Tower and the Premises in a safe and suitable-for-lease condition throughout the Lease Term. It shall ensure
availability of normal working environment for the Tenant and shall not disturb normal operation of the Tenant except for extraordinary and emergent circumstances. 

Clause II: The Lessor shall guarantee normal operation of public facilities in the Tower. In the event of any failure, the Lessor shall send personnel
timely to repair after receiving the Tenant’s notice (except for failures for which any tenant or occupant of the Tower shall be responsible). If facilities in the Premises cannot function normally other than due to the Lessor’s reason,
the responsible one shall be liable for damage. 
 Clause III: Within the Lease Term, the Lessor shall be responsible for replacing the shared
fixtures and facilities in the Premises that are no longer repairable, but such replacement shall exclude fixtures, facilities or removable items that the Tenant has installed with the Lessor’s consent and without damaging the Premises.

  

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 Clause IV: The Lessor shall be responsible for cleaning the outer walls of the Tower (with exception to
those for which any tenant or occupant of the Tower shall be responsible), maintaining environmental hygiene in public areas of the Tower, and maintain good condition of sanitary facilities. 

Clause V: The Lessor shall provide around-the-clock security service in public areas of the Tower, provided that the Lessor shall not be responsible for
the Tenant’s property or personal losses as occurring inside the Premises (except due to the Lessor’s reason). The Tenant shall be independently responsible for security inside the Premises. 

Clause VI: The Lessor shall supply heating and cooling in corresponding seasons and for sufficient duration. 

Clause VII: The Lessor is responsible for decoration of public areas in the Tower. 

Clause VIII: The Lessor is responsible for handling general waste from the Tower and provides appropriate places and equipment for waste storage.

 Clause IX: The Lessor shall cover valid insurance for public areas and facilities of the Tower. 

Clause X: The Lessor shall provide tenants of the Tower and their visitors with other services as it deems feasible or necessary. 

Clause XI: The Landlord is the legal owner of the premise and building and has the legal right to conduct the lease business under this agreement.

 Clause XII: The landlord shall ensure that design and constructions, including enviroment and structure aspects, are in line with the
domestic design and construction standards and relevant laws. 
 Article XI Rights Reserved by Lessor 

Clause I: Public facility owners have the right to enable any and all relevant supplies or service pipelines capable of supplying to the Tower or its
neighboring buildings to extend across the Premises without interruption; and such public facility owners or their staff shall, subject to prior consent of the Lessor, have the right to enter the Premises for checking, repairing, replacing and
building new service pipelines in order to connect to the Tower or provide public facilities to its neighboring buildings. 
 Clause II: Within
the Lease Term, the Lessor shall have the right to change the name of the Tower or of a part thereof. The Lessor bears no responsibility for the costs and expenses that the Tenant may occur as result of the name change, provided that it shall give a
three-month notice to the Tenant prior to the name change. 
  

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 Clause III: If the Tenant has breached any clause herein and failed to cure it within ten days after
receiving the Lessor’s written notice, the Lessor shall have the right to suspend services to the Premises or take other measures as it deems appropriate (such as cutting off water, power, cooling and heat supply, etc.) without bearing any
responsibility, until the Tenant corrects the breach and pays off all resulting reasonable costs and expenses (including, without limitation to, penalties). 

Clause IV: After the Lessor transfers the Premises to a third person other than the Tenant, the rights and obligations of the Lessor hereunder will be
transferred to such third person from the date of the transfer. Such title transfer shall not adversely affect any rights of the Tenant under this agreement. 

Clause V: The Lessor or a third person authorized by the Lessor (subject to Power of Attorney from the Lessor) shall have the right to collect rent,
management fee and other miscellaneous fees from the Tenant as agreed herein, and to charge penalty and compensation of losses from the Tenant in the event of the Tenant’s delay in payment of the foregoing fees. The Lessor shall have the right
to appoint a third party to perform the obligations to be fulfilled by it and collect rent and other fees on its behalf, provided that the Lessor shall issue a requisite Power of Attorney and other appropriate documents. 

Article XII Indemnification of Lessor 
 Unless
otherwise caused by the misconduct or gross negligence of landlord, in the following situations, the Lessor need not compensate any loss of the Tenant or customers of the Tenant: 

1. Outage of the central air-conditioning system, elevators, fire and security systems or other equipment that is beyond the Lessor’s control or is
unforeseeable by the Lessor. 
 2. Interruption of central air-conditioning, power supply or other services as result of sudden cutoff of power
supply that is beyond the Lessor’s control or is unforeseeable by the Lessor. 
 3 Personal and property losses or damages caused by fire
alarm, water leakage, smoke leakage or other accidents in the Tower that have resulted from negligent acts of other tenants or occupants. 
 4.
Losses caused by flood, earthquake and other acts of God or resulting from force majeure events, such as war, strike, governmental injunction, etc. 

Article XIII Liability for Defaults 

Clause I: In the event of delay in receiving the Premises as contracted (on
July 1st,
2010) for more than 10 days due to the 
  

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Tenant’s reason and without the agreement of the Lessor, the Lessor shall have the right to terminate the Contract and the deposit previously paid by the Tenant will not be refunded. If any
loss has been caused to the Lessor as result of the delay, the Tenant shall compensate the direct losses suffered by the Lessor. 
 Clause II:
If the Premises building and the installations and fittings therein have been damaged due to normal wears and tears or during reasonable use and such damage has severely affected the Tenant’s normal use of the same, the Lessor shall be
responsible for compensating the losses caused to the Tenant to the extent that it has failed to provide repair after receiving the Tenant’s notice. 

Clause III: If the Tenant has any of the following acts during the Lease Term, the Lessor shall have the right to terminate the Contract, take back the
Premises and forfeit the deposit previously paid by the Tenant, in which case the Tenant shall pay penalty to the Lessor in an amount equivalent to 20% of the total contracted rent. If the penalty so paid is insufficient to cover the loss suffered
by the Lessor, the Tenant shall provide further compensation until the loss is covered in full. 
 (1) Breach Clause XIX and XXIII of Article IX
and fail to remedy within a reasonable period. 
 (2) Breach Clause XXVI of Article IX and fail to remedy within ten days after receiving the
written notice from the Lessor. 
 (3) Remove or alter the Tower structure without written consent of the Lessor. 

(4) Damage the Premises and the installations therein and fail to repair the same within 10 days after receiving the written notice from the Lessor.

 (5) Alter the contracted purpose of the Premises without written consent of the Lessor and fail to repair the same within 10 days after
receiving the written notice from the Lessor. 
 (6) Use the Premises for storing hazardous items or carrying out illegal activities and fail to
repair the same within 10 days after receiving the written notice from the Lessor. 
 (7) Delay payment of rent or other fees payable hereunder
for over fifteen days. 
 (8) The Tenant has gone bankrupt or is brought under a liquidation proceeding pursuant to law (except for liquidation
for merger or restructuring purpose), or the Tenant’s business license is revoked or the Tenant is ordered to cease business; or the Tenant’s belongings in the Premises have been properly sealed up or detained for over ten days by a law
enforcement authority. 
 Clause IV: If the Tenant cancels the lease earlier without consent of the Lessor, the deposit previously paid by it
will not be refunded and the Tenant shall pay penalty to the Lessor in the amount equivalent to 20% of the total contracted rent. If the penalty so paid is insufficient to cover the Lessor’s actual loss, the Tenant shall be liable for further
compensation. 
  

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 Clause V: If the Tenant delays return of the Premises to the Lessor, it shall pay an amount equivalent to 2
times of the sum of the original daily rent and management fee as penalty to the Lessor for each day of the delay, and the Lessor shall have the right to directly deduct the penalty from the deposit previously paid by the Tenant. 

Clause VI: During the lease term, if the Lessor has the following acts and result that the tenant can not use the Premise, the tenant has right to
terminate the agreement after providing written notice on situation to the Lessor 10 days in advanced: 
 (1) The Premise is damaged due to the
Lessor’s liability and caused that the Tenant can not use the premise according to reasonable expect where landlord fails to restore the Premise fitting within the regulated period provided in the contract; 

(2) The Landlord still fails to perform its maintenance obligation within 10 days after receiving written notice from the Tenant; 

(3) Attachment or other property enforcement measures are taken against the building or the Premise in whole or in part; or/and 

(4) The Landlord is in liquidation or/and bankrupt legal proceeding

In case the lease agreement is terminated due to landlord breach of contract, the Landlord shall pay an amount equivalent to 20% of the
total contracted rent as liquidated damage and plus double refund of deposit to the Tenant. If the liquidated damage is not sufficient to compensate the actual loss of tenant, landlord shall be responsible for the actual damage. 

Article XIV Termination of Contract 
 Clause I:
The Contract may be terminated earlier if so agreed by both parties. The parties shall further execute a termination agreement to specify their respective rights and obligations. 

Clause II: On expiration of the lease or earlier termination of the Contract, the Tenant shall return the Premises to the Lessor on the date of the
expiration or earlier termination or within the period specified by the Lessor, which shall have been restored to the original condition, and shall inspect the Premises and the attached installations therein in conjunction with the Lessor. The
Tenant shall be responsible for compensation in the event of damages (except for normal wears and tears). The Lessor shall also have the right to take back the Premises as it is as of the date of expiration of the lease or earlier termination of the
Contract without paying any compensation. In that case, the assets added and attached to the Premises as result of decoration and improvement of the Premises by the Tenant shall belong to the Lessor on an ex gratia basis. 

 

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 Clause III: Any and all decorations, furniture, fittings, items, materials, equipment or any other things
remaining in the Premises after its return by the Tenant shall be deemed as having been waived by the Tenant, the Lessor shall have the right to dispose of them by whatsoever means, which disposal the Tenant shall not object, nor shall the Tenant
attempts to hold the Lessor responsible for such disposal or claim for compensation from the Lessor. Any and all liabilities arising therefrom shall be borne by the Tenant. In addition, the Lessor shall also have the right to pursue payment of all
costs and expenses incurred for removal, clearing or disposal of the foregoing items. 
 Clause IV: If an occurrence of force majeure stated in
Article XV herein has prevented further performance of the Contract, either party may give a written notice to the other party pursuant to Clause II of Article XV, after which the Contract shall terminate. 

Article XV Force Majeure 
 Clause I: When
either party is prevented from performing the Contract due to occurrence of earthquake, typhoon, rainstorm, fire, war, riot or any other force majeure event that is unforeseeable and of which the occurrence and consequences are unpreventable, it
shall immediately notify the other party by telegram or fax, and shall deliver within fifteen days the details of the force majeure event and the document proving that it is impossible to perform the Contract or a part thereof or showing the reason
why deferred performance is required. The party encountering the force majeure event shall therefore be relieved from the responsibility for compensating the other party. 

Clause II: If the Premises have become unsuitable for use or unusable due to force majeure or other than the Tenant’s reason and the Lessor has
therefore received full or partial compensation under the insurance it has covered, the Lessor shall be responsible for remedying the damages in a timely manner and restoring the Premises to the original condition. If the Premises are not repaired
or rebuilt within two months from the date of damage, either party shall have the right to give a written notice to the other party to terminate the Contract upon expiration of the two-month period. The Tenant need not pay any rent for the period
when the entire Premises remain unsuitable for use. If a part of the Premises remains usable, and subject to negotiation and consent of both parties, the Tenant may continue to use such usable and pay rent and other fees for that part. 

 

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 Article XVI Waiver of Rights 

Clause I: The Tenant hereby solemnly states and undertakes to waive the first refusal upon the Premises, the Lessor may sell or transfer the Premises to
any third party without asking for the Tenant’s consent; in case that the Lessor sells or transfers the Premises within the validity term of the Contract, it shall state in the sale or transfer contract that the assignee of the Premises shall
assume and continue to perform the Contract, and the Tenant agrees that such assignee shall be the sole party to exercise and perform all rights and obligations of the Lessor hereunder. 

Clause II: When the Tenant commits a breach of the Contract after the Lessor has received rent, such receipt of rent payment shall not be deemed as the
Lessor’s waiver of the right to hold the Tenant liable for the breach. The Lessor’s waiver of any right hereunder shall be executed in writing by the Lessor. The Tenant’s payment of rent or other amounts below the contracted amounts
or the Lessor’s acceptance of rent or other payment in a deficient amount shall not be deemed as the Lessor’s consent to the Tenant’s payment deficiency, nor shall it impair the Lessor’s right to pursue the overdue rent and
amounts or to take other measures permitted by Chinese laws. 
 Article XVII Settlement of Disputes 

Clause I: The execution, interpretation, performance and settlement of disputes of the Contract shall be governed by law of the People’s Republic of
China. 
 Clause II: Both parties shall endeavor to seek settlement of all disputes in connection with the Contract or the performance thereof
through friendly negotiation. If a dispute cannot be solved through negotiation, either party may institute a legal action before the people’s court in the seat of the Tower. 

Article XVIII Legal Fares 
 Each party shall
respectively bear miscellaneous fees and expenses it has incurred in connection with the Contract. Other relevant taxes imposed from time to time by the government of the People’s Republic of China shall be shared by both parties according to
applicable regulations. 
 Article XIX Additional Provisions 

Clause I: The Contract shall prevail in the event that any and all agreements, memorandums and correspondence signed between both parties prior to
execution of the Contract are inconsistent with the Contract 
 Clause II: Any amendment hereto and issues unexhausted herein shall be subject
to mutual consent by both parties and 
  

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shall be invalid unless signed in a written supplementary agreement. All supplementary agreements, appendices and subordinated agreements hereto shall constitute an integral part of and enjoy
equal legal effectiveness as the Contract. 
 Article III: All notices to be given hereunder shall be made in writing, in Chinese and addressed
to the recipient, and shall be deemed as being sufficiently served when delivered by person or sent by prepaid registered mail to the “Legal Address” of the other party as first above provided or to the other party’s last known
business address in the People’s Republic of China. If a party’s mail address has changed, a notice thereof shall be given to the other party in a timely basis, or otherwise the originally provided address will continue to be used as valid
notice address and the day immediately following the date of mailing will be regarded as date of service of the notice. 
 Clause IV: Each
clause herein shall be an independent clause, so any clause held to be void and invalid shall not impair the legal effectiveness of all other clauses. 

Clause V: The Contract and the appendices thereto are written in Chinese in five identical copies, of which the Lessor and the Tenant respectively keeps
two and Beijing Municipal Construction Committee holds one, each enjoying equal effectiveness at law. 
 Clause VI: The Contract shall take
effect after being signed and stamped by both parties. Contract filing, whether done or not, shall not affect the effectiveness of the Contract. 

The Contract has been signed by authorized representatives of the parties: 

 

			
	The Lessor:	 	The Tenant
		
	/s/ Fang ZHANG	 	/s/ Yan KONG
		
	Leasing Director	 	General Manager

 Beijing Tongshun Real Estate Development
Co., Ltd        Beijing Lionbridge Global Solutions Technologies, Inc. 
  

			
	Date:
June 4th, 2010	 	Date:
June 4th, 2010

 

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 Appendix I: 

Property Location Map 
  

 - 23 - 

 Appendix II: 

Condition of Premises Delivered to Tenant 

(Subject to Delivery Record)
  

 - 24 - 

 Appendix III: 

Business License (Photocopy) 
  

 - 25 - 

 Appendix IV: 

Power of Attorney of Legal Representative 

To: Beijing Municipal Commission of Housing and Urban-Rural Development : 

We/I hereby appoint Mr./Miss
                     (Chinese ID Card Number:
                    ) of Company as our/my representative to go through the procedure for registration of the lease contract of
Unit on Floor of the Tower at #                     in Chaoyang District, Beijing and other associated documents, and to take
charge of any and all procedures in connection with lease contract registration. 
 This Power of Attorney shall take effect
from the date of signing by us/me and terminate when all matters set forth herein are completed. 
  

	
	The Client:
	
	Date:

  

 - 26 -

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