Document:

EXHIBIT 10.10

                     Dated          14th  July            1992

                          SLOUGH TRADING ESTATE LIMITED

                                       and

                             LUCAS SCHAEVITZ LIMITED

                                DEED OF VARIATION

                                  in respect of

                         Buildings 543/544 Ipswich Road,
                       Trading Estate, Slough, Berkshire.

                            Slough Properties Limited
                                 234 Bath Road,
                                 Slough. SL1 4EE

<PAGE>

THIS  DEED  is  made  the     14th     day  of     July     1992

Particulars  and  Interpretation

IN THIS DEED the following  expressions  shall have the meanings herein ascribed
to them:

1.1     "the  Landlord"          SLOUGH   TRADING   ESTATE   LIMITED    (Company
                                 Registration      Number     1184323)     whose
                                 registered office is  at 234 Bath  Road  Slough
                                 SL1 4EE

1.2     "the  Tenant"            LUCAS SCHAEVITZ  LIMITED  (Company Registration
                                 Number 705542)  whose registered office  is  at
                                 543  lpswich Road Trading Estate Slough SL1 4EG

1.3     "the  Premises"          Building  numbers  543/544 Ipswich Road Trading
                                 Estate  Slough  Berkshire

1.4     "the  Lease"             a Lease made the  14th  September  1977 between
                                 (1) The Landlord  (2)  The  Tenant  then  named
                                 Schaevitz   E.M.   Limited   and   (3)  Electro
                                 Mechanisms  Holdings  Limited

1.5     "the  Term"              25  Years  with  effect  from  24th  June 1977

2.      Recitals

2.1     This  Deed  is  supplemental  to  the  Lease

2.2     Schaevitz  E.M. Limited to whom the Lease was granted is now named Lucas
        Schaevitz  Limited

2.3     The  parties  hereto have agreed to vary the Lease in manner hereinafter
        appearing

<PAGE>

3.      NOW THIS  DEED  WITNESSETH  that  it  is  mutually  agreed  as follows:-

3.1     The Lease shall be varied and henceforth be construed and take effect as
        if:-

        3.1.1  sub-clause  2(13)  thereof  was  omitted  and  the  following
               sub-clause  2(13)  substituted  therefor

               "2(13)  Not to carry on or permit or suffer to be carried on upon
               the demised  premises any noxious or offensive  trade or business
               nor to suffer the use of any part of the demised premises outside
               the demised building for the storage there of anything nor to use
               the  demised   premises  or  any  part  thereof  or  (subject  to
               sub-clause  (17) hereof) suffer or permit the same to be used for
               any  other  purpose  than  that of  manufacturers  of  scientific
               equipment  or  such  other  purpose  within  Class  B1(C)  of the
               Schedule to the Town and Country  Planning  (Use  Classes)  Order
               1987 (as amended or replaced  from time to time) as the  Landlord
               may  first   approve  in  writing   (such   approval  not  to  be
               unreasonably withheld)"

        3.1.2  sub-clause  2(21)(A)  thereof  was  omitted  and  the following
               sub-clause  2(21)(A)  substituted  therefor

               "2(21)(A) Not to assign  underlet or part with the  possession of
               the demised  premises or any part  thereof  without the  previous
               consent in writing of the Landlord  (but such consent  shall not.
               be unreasonably  withheld to an assignment or underletting of the
               whole of the  said  premises  to a  respectable  and  responsible
               assignee or  undertenant)  nor without  such consent to permit or
               suffer any such dealing with or under a permitted  underlease  or
               other derivative  interest in respect of the whole of the demised
               premises"

        3.1.3  sub-clause 4(4) was omitted and the Lease shall in all respects
               operate  as  if  the  said  sub-clause  was  deleted  therefrom

4.     Save  as  hereby  varied  the Lease shall remain in full force and effect

IN WITNESS  whereof the parties hereto have executed this document as a deed the
date first above written

<PAGE>

THE  COMMON  SEAL  of  SLOUGH     )
TRADING  ESTATE  LIMITED  was     )
affixed to this deed in  the      )
presence  of:-                    )

         /S/                        Director

                                    Secretary

                                    ---------

         /S/                        DirectorEXHIBIT 10.11

                                  ASSIGNMENT

                                      DATED

                                AUGUST 4th, 2000

                                      ----

                           (1) LUCAS SCHAEVITZ LIMITED

                  (2) MEASUREMENT SPECIALTIES (ENGLAND) LIMITED

                        (3) MEASUREMENT SPECIALTIES, INC.

                               ASSIGNMENT OF LEASE
                             DATED 14 SEPTEMBER 1977
                                       OF
                            543 - 544 TRADING ESTATE
                                  IPSWICH ROAD
                                     SLOUGH
                                    BERKSHIRE

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

                             TAYLOR JOYNSON GARRETT
                                    Carmelite
                             50 Victoria Embankment
                                   Blackfriars
                                 London EC4Y ODX

                              Tel No: 020 7300 7000
                              Fax No: 020 7300 7100
                                  DX: 41 London

                                    Ref: CJB

<PAGE>

                                   PARTICULARS

DATE:     August  4th  2000

                  ---

ASSIGNOR:                           Lucas  Schaevitz  Limited
                                    whose  registered  office  is  at
                                    Stratford  Road
                                    Solihull
                                    West  Midlands
                                     B90 4LA

ASSIGNEE:                           Measurement  Specialties  (England)  Limited
                                    whose  registered  office  is  at
                                    22  Melton  Street
                                     London
                                     NW1 2BW

GUARANTOR:                          Measurement  Specialties,  Inc
                                    80  Little  Falls  Road
                                    Fairfield
                                    New  Jersey  07004  USA

PROPERTY:                           543  -544  Ipswich  Road
                                    Trading  Estates
                                     Slough
                                    Berkshire

LEASE:                              A lease of the Property dated  14  September
                                    1977 made between:

                                    (1)     Slough  Trading  Estate  Limited

                                    (2)     The  Assignor  in its  then  name of
                                            Schaevitz E.M.  Limited as varied by
                                            A deed of  variation  dated  14 July
                                            1992 made between (1) Slough Trading
                                            Estate Limited and (2) the Assignor

<PAGE>

THIS  DEED is  made  on the  date  and  between  the  parties  specified  in the
Particulars.

INTRODUCTION

(A) The Lease of the Property is vested in the Assignor.

(B)    The Assignor the  Assignee and the  Guarantor  have agreed that the Lease
       will be assigned to the Assignee.

AGREED  TERMS

1.     Definitions  and  Interpretation

1.1    The expressions  "Assignor"  "Assignee" and Guarantor shall include their
       respective successors in title.

1.2    The  Particulars  constitute  part  of  this  deed  and  the  expressions
       contained in the Particulars shall be incorporated as definitions.

1.3    The term "Lease"  includes all or any deeds or documents  supplemental to
       the Lease whether or not expressed to be so.

1.4    Where  any  party  at  any  time  shall  comprise  two  or  more  persons
       obligations  expressed  or implied to be made by or with such party shall
       be deemed to be made by or with such persons jointly and severally.

2.     Assignment

       In  consideration  of the  respective  covenants  by the Assignee and the
       Guarantor  with the  Assignor  contained in clauses 4 and 5. The Assignor
       with  full  title  guarantee  assigns  to the  Assignee  the Lease of the
       Property  for the  unexpired  residue  of the term  granted  by the Lease
       subject  to  payment  of  the  rent  reserved  and  the  performance  and
       observance  of the tenant's  covenants  and  conditions  contained in the
       Lease.

<PAGE>

3.     Variation  of  Title  Guarantee

3.1    S.6(2)(a) of the Law of Property  (Miscellaneous  Provisions) Act 1994 is
       to be  construed as if all entries  made in any public  register  which a
       prudent  buyer  would  expect  are within  the  actual  knowledge  of the
       Assignee.

3.2    The   covenants   implied   under   s.4(1)(b)  of  the  Law  of  Property
       (Miscellaneous  Provisions)  Act 1994 do not  apply to any  breach of the
       Covenant relating to the physical state of the Property.

4.     Indemnity

       The Assignee  covenants  with the Assignor  that the Assignee will at all
       times from and including the date of this assignment to and including the
       end of the term of years granted by the Lease and any  continuation of it
       ("the Liability Period"):

       (a)pay the rent and other  monies  reserved by the Lease and will observe
          and  perform  the   covenants   restrictions   conditions   and  other
          stipulations contained or referred to in the Lease ("Covenants").

       (b)indemnify  and keep  indemnified  the  Assignor  against  all  actions
          charges costs claims proceedings and demands taken or made against the
          Assignor  and  all  costs  damages  expenses  liabilities  and  losses
          incurred by the Assignor arising out of any breach  non-observance  or
          non-performance  of any of the  covenants  contained or referred to in
          this deed.

5.     Guarantee

5.1    The Guarantor as primary obligor and not only as guarantor  guarantees to
       the Assignor that the Assignee will comply with the Covenants  during the
       Liability Period.

5.2    As an independent  obligation  the Guarantor  agrees with the Assignor to
       comply with the Covenants if the Assignee does not do so and to indemnify
       the Assignor Against all actions claims demands and proceedings  taken or
       made against the Assignor and all costs damages expenses  liabilities and
       losses incurred by the Assignor arising from their breach.

                                       -2-

<PAGE>

5.3    The  Guarantor  agrees  that the  Assignor  may make a claim  under  this
       guarantee   and  indemnity   without  any  legal  or  equitable   set-off
       counterclaim or deduction.

5.4     The  obligations  of  the  Guarantor  are  not  to  be  released  by:

        5.4.1  any delay or neglect  by the Assignor in enforcing this guarantee
               and  indemnity  or  any  time  allowed  by  the  Seller  for  its
               performance;

        5.4.2  any  variation of the Covenants  or the surrender  of any part of
               the  Lease;

        5.4.3  the  Assignee  being  struck  off  the  register  of companies or
               otherwise  ceasing  to  exist;

        5.4.4  any  legal  limitation  immunity disability  incapacity or  other
               circumstances  relating  to  the Assignee whether or not known to
               the  Assignor;  or

        5.4.5  anything else which would have released the Guarantor  whether by
               the variation of the obligations  guaranteed or by the conduct of
               the parties.

5.5    The Guarantor is not to claim any rights of subrogation in respect of the
       obligations   guaranteed   by  the  Guarantor  and  is  not  entitled  to
       participate  in any  security  held by the  Assignor  in respect of those
       obligations  unless and until those  obligations  have been  performed or
       discharged in full.

5.6    The  Guarantor  is not to claim in  competition  with the Assignor in the
       insolvency  of the Assignee and is not to take any security  indemnity or
       guarantee from that person in respect of those obligations.

5.7    If any payment  made to the  Assignor  is set aside or avoided  under the
       laws relating to insolvency  the Assignor may claim under this  guarantee
       and  indemnity in respect of that payment and any  settlement  release or
       discharge  of the  obligations  guaranteed  by the  Guarantor  is to take
       effect subject to this condition.

                                       -3-

<PAGE>

6.     Governing  Law  and  Jurisdiction

       This deed shall be governed by and construed in  accordance  with English
       law.

7.     Third  Party  Rights

       This  agreement  creates no rights in any third  parties  to enforce  its
       terms  pursuant to section 1 of the Contracts  (Rights of Third  Parties)
       Act 1999.

8.     Effective  Date

       The  provisions  of  this  deed shall not have effect until this deed has
       been dated.

                                      * * *

                     Remainder of page intentionally blank.

                                       -4-

<PAGE>

This deed has been  executed and  delivered as a deed on the date first  written
above.

EXECUTED  by  Lucas  Schaevitz  Limited     )      Acting by William Fullmer
Acting  by:                                 )      and  David  Brown,  its
                                                   Attorneys-in-Fact pursuant to
/S/                                                a Power of Attorney  dated as
----------------------------------------           of  August  3,2000.
Director

/S/
----------------------------------------
Dir./Sec.

EXECUTED  by  Measurement                 )
Specialties  (England)  Limited           )
Acting  by:                               )

/S/
----------------------------------------
Director

/S/
----------------------------------------
Dir./Sec.

EXECUTED  by  Measurement                 )
Specialties,  Inc                         )
Acting  by:                               )

/S/  Joseph  R.  Mallon,  Jr.
----------------------------------------
Joseph  R.  Mallon,  Jr.
Chief  Executive  Officer

                                       -5-

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