Document:

Exhibit
10.7

 

EITHER
THIS SECURITY NOR THE SECURITIES FOR WHICH THIS SECURITY IS EXERCISABLE HAVE BEEN REGISTERED WITH THE SECURITIES AND EXCHANGE COMMISSION
OR THE SECURITIES COMMISSION OF ANY STATE IN RELIANCE UPON AN EXEMPTION FROM REGISTRATION UNDER THE SECURITIES ACT OF 1933, AS AMENDED
(THE “SECURITIES ACT”), AND, ACCORDINGLY, MAY NOT BE OFFERED OR SOLD EXCEPT PURSUANT TO AN EFFECTIVE REGISTRATION STATEMENT
UNDER THE SECURITIES ACT OR PURSUANT TO AN AVAILABLE EXEMPTION FROM, OR IN A TRANSACTION NOT SUBJECT TO, THE REGISTRATION REQUIREMENTS
OF THE SECURITIES ACT AND IN ACCORDANCE WITH APPLICABLE STATE SECURITIES LAWS AS EVIDENCED BY A LEGAL OPINION OF COUNSEL TO THE TRANSFEROR
TO SUCH EFFECT, THE SUBSTANCE OF WHICH SHALL BE REASONABLY ACCEPTABLE TO THE COMPANY. THIS SECURITY AND THE SECURITIES ISSUABLE UPON
EXERCISE OF THIS SECURITY MAY BE PLEDGED IN CONNECTION WITH A BONA FIDE MARGIN ACCOUNT OR OTHER LOAN SECURED BY SUCH SECURITIES.

 

COMMON
STOCK PURCHASE WARRANT

 

Metros
Development Co., Ltd.

 

	Warrant
    Shares: 1,440, subject to adjustment as set forth herein.	Issuance
    Date: October 26, 2022

 

THIS
COMMON STOCK PURCHASE WARRANT (the “Warrant”) certifies that, for value received, Heartcore Enterprises, Inc., a Delaware
corporation, or its registered assigns (the “Holder”) is entitled, upon the terms and subject to the limitations on exercise
and the conditions hereinafter set forth, at any time on or after the Trigger Date (as defined below) and on or prior to the close of
business on the tenth anniversary of the Trigger Date (the “Termination Date”) but not thereafter, to subscribe for and purchase
from Metros Development Co., Ltd., a Japanese corporation (the “Company”), the number of shares of capital stock (the “Common
Stock”) of the Company (as subject to adjustment hereunder, the “Warrant Shares”). The purchase price of one share
of Common Stock under this Warrant shall be equal to the Exercise Price, as defined in Section 2.

 

Section
1. Definitions. Capitalized terms used and not otherwise defined herein shall have the meanings set forth in that certain Consulting
and Services Agreement dated as of October 20, 2022, as amended on the issuance date as set forth above (the “Issuance Date”)
between the Company and the Holder (the “Consulting Agreement”).

 

    	 

    	 

    

 

Section
2. Exercise.

 

	 	(a)	Exercise
    of the purchase rights represented by this Warrant may be made, in whole or in part, at any time or times on or after the date that
    either (i) the Company completes its first initial public offering of stock in the United States resulting in any class of the Company’s
    stock being listed for trading on any tier of the NASDAQ Stock Market, the New York Stock Exchange or the NYSE American (the “IPO”)
    or (ii) the Company consummates a merger or other transaction with a special purpose acquisition company (a “SPAC”) wherein
    the Company becomes a subsidiary of the SPAC, or the Company undertakes any other Fundamental Transaction, as defined below, (as
    applicable, the “Trigger Date”), and on or before the Termination Date and on or before the Termination Date by delivery
    to the Company (or such other office or agency of the Company as it may designate by notice in writing to the registered Holder at
    the address of the Holder appearing on the books of the Company) of a duly executed facsimile copy of the Notice of Exercise Form
    attached hereto. Within two (2) Trading Days (as defined below) following the date of aforesaid exercise, the Holder shall deliver
    the aggregate Exercise Price (if the exercise is pursuant to Section 2(b)) for the shares specified in the applicable Notice of Exercise
    by wire transfer or cashier’s check drawn on a United States bank specified in the applicable Notice of Exercise. Notwithstanding
    anything herein to the contrary (although the Holder may surrender the Warrant to, and receive a replacement Warrant from, the Company),
    the Holder shall not be required to physically surrender this Warrant to the Company until the Holder has purchased all of the Warrant
    Shares available hereunder and the Warrant has been exercised in full, in which case, the Holder shall surrender this Warrant to
    the Company for cancellation within three (3) Trading Days of the date the final Notice of Exercise is delivered to the Company.
    Partial exercises of this Warrant resulting in purchases of a portion of the total number of Warrant Shares available hereunder shall
    have the effect of lowering the outstanding number of Warrant Shares purchasable hereunder in an amount equal to the applicable number
    of Warrant Shares purchased. The Holder and the Company shall maintain records showing the number of Warrant Shares purchased and
    the date of such purchases. The Company shall deliver any objection to any Notice of Exercise Form within two (2) Trading Days of
    delivery of such notice. The Holder and any assignee, by acceptance of this Warrant, acknowledge and agree that, by reason of
    the provisions of this paragraph, following the purchase of a portion of the Warrant Shares hereunder, the number of Warrant Shares
    available for purchase hereunder at any given time may be less than the amount stated on the face hereof. For purposes herein,
    the term “Trading Day” means any day that shares of Common Stock are listed for trading or quotation on any tier of the
    NASDAQ Stock Market, the New York Stock Exchange or the NYSE American.
	 	 	 
	 	(b)	Exercise
    Price. The exercise price per share of the Common Stock under this Warrant shall be $0.01, subject to adjustment as described
    herein (as applicable, the “Exercise Price”).
	 	 	 
	 	(c)	Cashless
    Exercise. In the event that there is no effective registration statement registering the Warrant Shares, or no current prospectus
    available for the resale of the Warrant Shares by the Holder, then this Warrant may also be exercised at the Holder’s election,
    in whole or in part, at such time by means of a “cashless exercise” in which the Holder shall be entitled to receive
    a number of Warrant Shares equal to the quotient obtained by dividing [(A-B) * (X)] by (A), where:

 

(A)
= the Market Price (as defined below) on the Trading Day immediately preceding the date on which Holder elects to exercise this Warrant
by means of a “cashless exercise,” as set forth in the applicable Notice of Exercise, where the “Market Price”
equals the highest traded price of the Common Stock during the one hundred fifty (150) Trading Days prior to the date of the respective
Exercise Notice;

 

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(B)
= the Exercise Price of this Warrant, as adjusted hereunder; and

 

(X)
= the number of Warrant Shares that would be issuable upon exercise of this Warrant in accordance with the terms of this Warrant if such
exercise were by means of a cash exercise rather than a cashless exercise.

 

Notwithstanding
anything herein to the contrary, on the Termination Date, unless the Holder notifies the Company otherwise, if there is no effective
registration statement registering the Warrant Shares, or no current prospectus available for, the resale of the Warrant Shares by the
Holder, then this Warrant shall be automatically exercised via cashless exercise pursuant to this Section 2(c); provided however, that
if the automatic exercise contemplated under this Section shall result in a conflict with the beneficial ownership limitations of Section
2(f), the Termination Date shall be extended so long as necessary to provide for full exercise of the Warrant under this Section 2(e).

 

	 	(d)	Anti-Dilution
    Adjustments to Exercise Price. If the Company or any Subsidiary (as defined below) thereof, as applicable, at any time while
    this Warrant is outstanding, shall sell or grant any option to purchase, or sell or grant any right to reprice, or otherwise dispose
    of or issue (or announce any offer, sale, grant or any option to purchase or other disposition) any Common Stock or securities entitling
    any person or entity (for purposes of clarification, including but not limited to the Holder pursuant to (i) any other security of
    the Company issued to Holder on or after the Issuance Date or (ii) any other agreement entered into between the Company and Holder)
    to acquire shares of Common Stock (upon conversion, exercise or otherwise), at an effective price per share less than the then Exercise
    Price (such lower price, the “Base Share Price” and such issuances collectively, a “Dilutive Issuance”) (if
    the holder of the Common Stock or Common Stock Equivalents (as defined below) so issued shall at any time, whether by operation of
    purchase price adjustments, elimination of an applicable floor price for any reason in the future (including but not limited to the
    passage of time or satisfaction of certain condition(s)), reset provisions, floating conversion, exercise or exchange prices or otherwise,
    or due to warrants, options or rights per share which are issued in connection with such issuance, be entitled or potentially entitled
    to receive shares of Common Stock at an effective price per share which is less than the Exercise Price at any time while such Common
    Stock or Common Stock Equivalents are in existence, such issuance shall be deemed to have occurred for less than the Exercise Price
    on such date of the Dilutive Issuance (regardless of whether the Common Stock or Common Stock Equivalents are (i) subsequently redeemed
    or retired by the Company after the date of the Dilutive Issuance or (ii) actually converted or exercised at such Base Share Price),
    then the Exercise Price shall be reduced at the option of the Holder and only reduced to equal the Base Share Price. Such adjustment
    shall be made whenever such Common Stock or Common Stock Equivalents are issued, regardless of whether the Common Stock or Common
    Stock Equivalents are (i) subsequently redeemed or retired by the Company after the date of the Dilutive Issuance or (ii) actually
    converted or exercised at such Base Share Price by the holder thereof (for the avoidance of doubt, the Holder may utilize the Base
    Share Price even if the Company did not actually issue shares of its common stock at the Base Share Price under the respective Common
    stock Equivalents). The Company shall notify the Holder in writing, no later than the Trading Day following the issuance of any Common
    Stock or Common Stock Equivalents subject to this Section 2(d), indicating therein the applicable issuance price, or applicable reset
    price, exchange price, conversion price and other pricing terms (such notice the “Dilutive Issuance Notice”). For purposes
    of clarification, whether or not the Company provides a Dilutive Issuance Notice pursuant to this Section 2(d), upon the occurrence
    of any Dilutive Issuance, after the date of such Dilutive Issuance the Holder is entitled to receive a number of Warrant Shares based
    upon the Base Share Price regardless of whether the Holder accurately refers to the Base Share Price in the Notice of Exercise. “Common
    Stock Equivalents” means any securities of the Company or the Subsidiaries which would entitle the holder thereof to acquire
    at any time Common Stock, including, without limitation, any debt, preferred stock, right, option, warrant or other instrument that
    is at any time convertible into or exercisable or exchangeable for, or otherwise entitles the holder thereof to receive, Common Stock.
    For purposes herein, “Subsidiaries” means any corporation or other organization, whether incorporated or unincorporated,
    in which the Company owns, directly or indirectly, any equity or other ownership interest.

 

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	 	(e)	Mechanics
    of Exercise.

 

	 	(i)	Delivery
    of Certificates Upon Exercise. Certificates for shares purchased hereunder shall be transmitted by the Company’s then-engaged
    transfer agent (the “Transfer Agent”) to the Holder by crediting the account of the Holder’s prime broker with
    The Depository Trust Company through its Deposit or Withdrawal at Custodian system (“DWAC”) if the Company is
    then a participant in such system and there is an effective registration statement permitting the issuance of the Warrant Shares
    to, or resale of the Warrant Shares, by the Holder and otherwise by physical delivery to the address specified by the Holder in the
    Notice of Exercise by the date that is two (2) Trading Days after the delivery to the Company of the Notice of Exercise, (such date,
    the “Warrant Share Delivery Date”). The Warrant Shares shall be deemed to have been issued, and Holder or any other person
    so designated to be named therein shall be deemed to have become a holder of record of such shares for all purposes, as of the date
    the Warrant has been exercised, with payment to the Company of the Exercise Price and all taxes required to be paid by the Holder,
    if any, prior to the issuance of such shares, having been paid. The Company understands that a delay in the delivery of the Warrant
    Shares after the Warrant Share Delivery Date could result in economic loss to the Holder. As compensation to the Holder for such
    loss, the Company agrees to pay (as liquidated damages and not as a penalty) to the Holder for late issuance of Warrant Shares upon
    exercise of this Warrant the amount of $1,000.00 per Trading Day. The Company shall pay any payments incurred under this Section
    2(e) in immediately available funds, or shares of Common Stock of the Company, in the Holder’s discretion, upon demand. Furthermore,
    in addition to any other remedies which may be available to the Holder, in the event that the Company fails for any reason to effect
    delivery of the Warrant Shares by the Warrant Share Delivery Date, the Holder may revoke all or part of the relevant Warrant exercise
    by delivery of a notice to such effect to the Company, whereupon the Company and the Holder shall each be restored to their respective
    positions immediately prior to the exercise of the relevant portion of this Warrant, except that the liquidated damages described
    above shall be payable through the date notice of revocation or rescission is given to the Company.

 

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	 	(ii)	Delivery
    of New Warrants Upon Exercise. If this Warrant shall have been exercised in part, the Company shall, at the request of Holder
    and upon surrender of this Warrant certificate, at the time of delivery of the certificate or certificates representing Warrant Shares,
    deliver to the Holder a new Warrant evidencing the rights of the Holder to purchase the unpurchased Warrant Shares called for by
    this Warrant, which new Warrant shall in all other respects be identical with this Warrant.
	 	 	 
	 	(iii)	Rescission
    Rights. If the Company fails to cause the Transfer Agent to transmit to the Holder a certificate or the certificates representing
    the Warrant Shares by the Warrant Share Delivery Date, then the Holder will have the right, at any time prior to issuance of such
    Warrant Shares, to rescind such exercise.
	 	 	 
	 	(iv)	Compensation
    for Buy-In on Failure to Timely Deliver Certificates Upon Exercise. In addition to any other rights available to the Holder,
    if the Company fails to cause the Transfer Agent to transmit to the Holder a certificate or the certificates representing the Warrant
    Shares pursuant to an exercise on or before the Warrant Share Delivery Date, and if after such date the Holder is required by its
    broker to purchase (in an open market transaction or otherwise), or the Holder’s brokerage firm otherwise purchases, shares
    of Common Stock to deliver in satisfaction of a sale by the Holder of the Warrant Shares which the Holder anticipated receiving upon
    such exercise (a “Buy-In”), then the Company shall (A) pay in cash to the Holder the amount, if any, by which (x) the
    Holder’s total purchase price (including brokerage commissions, if any) for the shares of Common Stock so purchased exceeds
    (y) the amount obtained by multiplying (1) the number of Warrant Shares that the Company was required to deliver to the Holder in
    connection with the exercise at issue times (2) the price at which the sell order giving rise to such purchase obligation was executed,
    and (B) at the option of the Holder, either reinstate the portion of the Warrant and equivalent number of Warrant Shares for which
    such exercise was not honored (in which case such exercise shall be deemed rescinded) or deliver to the Holder the number of shares
    of Common Stock that would have been issued had the Company timely complied with its exercise and delivery obligations hereunder.
    For example, if the Holder purchases Common Stock having a total purchase price of $11,000.00 to cover a Buy-In with respect to an
    attempted exercise of shares of Common Stock with an aggregate sale price giving rise to such purchase obligation of $10,000.00,
    under clause (A) of the immediately preceding sentence the Company shall be required to pay the Holder $1,000.00. The Holder shall
    provide the Company written notice indicating the amounts payable to the Holder in respect of the Buy-In and, upon request of the
    Company, evidence of the amount of such loss. Nothing herein shall limit Holder’s right to pursue any other remedies available
    to it hereunder, at law or in equity including, without limitation, a decree of specific performance and/or injunctive relief with
    respect to the Company’s failure to timely deliver certificates representing shares of Common Stock upon exercise of the Warrant
    as required pursuant to the terms hereof.

 

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	 	(v)	No
    Fractional Shares or Scrip. No fractional shares or scrip representing fractional shares shall be issued upon the exercise of
    this Warrant. As to any fraction of a share which the Holder would otherwise be entitled to purchase upon such exercise, the Company
    shall, at its election, either pay a cash adjustment in respect of such final fraction in an amount equal to such fraction multiplied
    by the Exercise Price or round up to the next whole share.
	 	 	 
	 	(vi)	Charges,
    Taxes and Expenses. Issuance of certificates for Warrant Shares shall be made without charge to the Holder for any issue or transfer
    tax or other incidental expense in respect of the issuance of such certificate, all of which taxes and expenses shall be paid by
    the Company, and such certificates shall be issued in the name of the Holder or in such name or names as may be directed by the Holder;
    provided, however, that in the event certificates for Warrant Shares are to be issued in a name other than the name of the Holder,
    this Warrant when surrendered for exercise shall be accompanied by the Assignment Form attached hereto duly executed by the Holder
    and the Company may require, as a condition thereto, the payment of a sum sufficient to reimburse it for any transfer tax incidental
    thereto. The Company shall pay all Transfer Agent fees required for same-day processing of any Notice of Exercise.
	 	 	 
	 	(vii)	Closing
    of Books. The Company will not close its stockholder books or records in any manner which prevents the timely exercise of this
    Warrant, pursuant to the terms hereof.

 

	 	(f)	Holder’s
    Exercise Limitations. From and after the date that the Warrant Shares are of a class of equity of the borrower registered under
    Section 12(g) of the Exchange Act or the Company is subject to the reporting requirements of Section 13 or Section 15(d) of the Exchange
    Act, the Company shall not effect any exercise of this Warrant, and Holder shall not have the right to exercise any portion of this
    Warrant, to the extent that after giving effect to such issuance after exercise as set forth on the applicable Notice of Exercise,
    the Holder (together with the Holder’s affiliates, and any other Persons acting as a group together with the Holder or any
    of the Holder’s affiliates), would beneficially own in excess of the Beneficial Ownership Limitation (as defined below). For
    purposes of the foregoing sentence, the number of shares of Common Stock beneficially owned by the Holder and its affiliates shall
    include the number of shares of Common Stock issuable upon exercise of this Warrant with respect to which such determination is being
    made, but shall exclude the number of shares of Common Stock which would be issuable upon (i) exercise of the remaining, nonexercised
    portion of this Warrant beneficially owned by the Holder or any of its affiliates and (ii) exercise or conversion of the unexercised
    or nonconverted portion of any other securities of the Company (including, without limitation, any other Common Stock Equivalents)
    subject to a limitation on conversion or exercise analogous to the limitation contained herein beneficially owned by the Holder or
    any of its affiliates. Except as set forth in the preceding sentence, for purposes of this Section 2(f), beneficial ownership shall
    be calculated in accordance with Section 13(d) of the Exchange Act and the rules and regulations promulgated thereunder, it being
    acknowledged by the Holder that the Company is not representing to the Holder that such calculation is in compliance with Section
    13(d) of the Exchange Act and the Holder is solely responsible for any schedules required to be filed in accordance therewith. To
    the extent that the limitation contained in this Section 2(f) applies, the determination of whether this Warrant is exercisable (in
    relation to other securities owned by the Holder together with any affiliates) and of which portion of this Warrant is exercisable
    shall be in the sole discretion of the Holder, and the submission of a Notice of Exercise shall be deemed to be the Holder’s
    determination of whether this Warrant is exercisable (in relation to other securities owned by the Holder together with any affiliates)
    and of which portion of this Warrant is exercisable, in each case subject to the Beneficial Ownership Limitation, and the Company
    shall have no obligation to verify or confirm the accuracy of such determination. In addition, a determination as to any group status
    as contemplated above shall be determined in accordance with Section 13(d) of the Exchange Act and the rules and regulations promulgated
    thereunder. For purposes of this Section 2(f), in determining the number of outstanding shares of Common Stock, Holder may rely on
    the number of outstanding shares of Common Stock as reflected in (A) the Company’s most recent periodic or annual report filed
    with the Commission, as the case may be, (B) a more recent public announcement by the Company or (C) a more recent written notice
    by the Company or the Transfer Agent setting forth the number of shares of Common Stock outstanding. Upon the written or oral request
    of Holder, the Company shall within two Trading Days confirm orally and in writing to the Holder the number of shares of Common Stock
    then outstanding. In any case, the number of outstanding shares of Common Stock shall be determined after giving effect to the conversion
    or exercise of securities of the Company, including this Warrant, by the Holder or its affiliates since the date as of which such
    number of outstanding shares of Common Stock was reported. The “Beneficial Ownership Limitation” shall be 9.99% of the
    number of shares of the Common Stock outstanding immediately after giving effect to the issuance of shares of Common Stock issuable
    upon exercise of this Warrant. The Holder may decrease the Beneficial Ownership Limitation at any time and the Holder, upon not less
    than sixty-one (61) days’ prior notice to the Company, may increase or waive the Beneficial Ownership Limitation provisions
    of this Section 2(f), provided that any such increase or waiver will not be effective until the 61st day after such notice
    is delivered to the Company. The provisions of this paragraph shall be construed and implemented in a manner otherwise than in strict
    conformity with the terms of this Section 2(f) to correct this paragraph (or any portion hereof) which may be defective or inconsistent
    with the intended Beneficial Ownership Limitation herein contained or to make changes or supplements necessary or desirable to properly
    give effect to such limitation. The limitations contained in this paragraph shall apply to a successor holder of this Warrant.

 

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Section
3. Certain Adjustments.

 

	 	(a)	Stock
    Dividends and Splits. If the Company, at any time while this Warrant is outstanding: (i) pays a stock dividend or otherwise makes
    a distribution or distributions on shares of its Common Stock or any other equity or equity equivalent securities payable in shares
    of Common Stock; (ii) subdivides outstanding shares of Common Stock into a larger number of shares; (iii) combines (including by
    way of reverse stock split) outstanding shares of Common Stock into a smaller number of shares; or (iv) issues by reclassification
    of shares of the Common Stock any shares of capital stock of the Company, then in each case the Exercise Price shall be multiplied
    by a fraction of which the numerator shall be the number of shares of Common Stock (excluding treasury shares, if any) outstanding
    immediately before such event and of which the denominator shall be the number of shares of Common Stock outstanding immediately
    after such event, and the number of shares issuable upon exercise of this Warrant shall be proportionately adjusted such that the
    aggregate Exercise Price of this Warrant shall remain unchanged. Any adjustment made pursuant to this Section 3(a) shall become effective
    immediately after the record date for the determination of stockholders entitled to receive such dividend or distribution and shall
    become effective immediately after the effective date in the case of a subdivision, combination or re-classification.
	 	 	 
	 	(b)	Fundamental
    Transaction. If, at any time while this Warrant is outstanding, (i) the Company, directly or indirectly, in one or more related
    transactions effects any merger or consolidation of the Company with or into another Person, (ii) the Company, directly or indirectly,
    effects any sale, lease, license, assignment, transfer, conveyance or other disposition of all or substantially all of its assets
    in one or a series of related transactions, (iii) any, direct or indirect, purchase offer, tender offer or exchange offer (whether
    by the Company or another Person) is completed pursuant to which holders of Common Stock are permitted to sell, tender or exchange
    their shares for other securities, cash or property and has been accepted by the holders of 50% or more of the outstanding shares
    of Common Stock, (iv) the Company, directly or indirectly, in one or more related transactions effects any reclassification, reorganization
    or recapitalization of the Common Stock or any compulsory share exchange pursuant to which the Common Stock is effectively converted
    into or exchanged for other securities, cash or property, or (v) the Company, directly or indirectly, in one or more related transactions
    consummates a stock or share purchase agreement or other business combination (including, without limitation, a reorganization, recapitalization,
    spin-off or scheme of arrangement) with another Person or group of Persons whereby such other Person or group acquires more than
    50% of the outstanding shares of Common Stock (not including any shares of Common Stock held by the other Person or other Persons
    making or party to, or associated or affiliated with the other Persons making or party to, such stock or share purchase agreement
    or other business combination) (each a “Fundamental Transaction”), then, upon any subsequent exercise of this Warrant,
    the Holder shall have the right to receive, for each Warrant Share that would have been issuable upon such exercise immediately prior
    to the occurrence of such Fundamental Transaction, at the option of the Holder, the number of shares of common stock of the successor
    or acquiring corporation (the “Successor Entity”), of the Company, if it is the surviving corporation, and any additional
    consideration (the “Alternate Consideration”) receivable as a result of such Fundamental Transaction by a holder of the
    number of shares of Common Stock for which this Warrant is exercisable immediately prior to such Fundamental Transaction, and any
    references herein to the “Company”, whether standing alone or as a part of any other defined term, shall be deemed a
    reference to the successor or acquiring corporation in the Fundamental Transaction, or the Company if it is the surviving corporation,
    and this Warrant shall be so exercisable with respect to the Successor Entity or the Company, as applicable. For purposes of any
    such exercise, the determination of the Exercise Price shall be appropriately adjusted to apply to such Alternate Consideration based
    on the amount of Alternate Consideration issuable in respect of one share of Common Stock in such Fundamental Transaction, and the
    Company shall apportion the Exercise Price among the Alternate Consideration in a reasonable manner reflecting the relative value
    of any different components of the Alternate Consideration. If holders of Common Stock are given any choice as to the securities,
    cash or property to be received in a Fundamental Transaction, then the Holder shall be given the same choice as to the Alternate
    Consideration it receives upon any exercise of this Warrant following such Fundamental Transaction. If so requested by the Company,
    the Successor Entity or the Holder, each of the Company, the Successor Entity and the Holder shall reasonably cooperate to execute
    and deliver such agreements and documents as required to effect the intent of the provisions of this Section 3(b).

 

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	 	(c)	Voluntary
    Reduction. The Company may unilaterally reduce the Exercise Price at any time.
	 	 	 
	 	(d)	Calculations.
    All calculations under this Section 3 shall be made to the nearest cent or the nearest 1/100th of a share, as the case may be. For
    purposes of this Section 3, the number of shares of Common Stock deemed to be issued and outstanding as of a given date shall be
    the sum of the number of shares of Common Stock (excluding treasury shares, if any) issued and outstanding.
	 	 	 
	 	(e)	Notice
    to Holder.

 

	 	(i)	Adjustment
    to Exercise Price. Whenever the Exercise Price is adjusted pursuant to any provision in this Warrant, the Company shall promptly
    mail to the Holder a notice setting forth the Exercise Price after such adjustment and any resulting adjustment to the number of
    Warrant Shares and setting forth a brief statement of the facts requiring such adjustment.
	 	 	 
	 	(ii)	Notice
    to Allow Exercise by Holder. If (A) the Company shall declare a dividend (or any other distribution in whatever form) on the
    Common Stock; (B) the Company shall declare a special nonrecurring cash dividend on, or a redemption of, the Common Stock; (C) the
    Company shall authorize the granting to all holders of the Common Stock rights or warrants to subscribe for or purchase any shares
    of capital stock of any class or of any rights; (D) the approval of any stockholders of the Company shall be required in connection
    with any reclassification of the Common Stock, any consolidation or merger to which the Company is a party, any sale or transfer
    of all or substantially all of the assets of the Company, or any compulsory share exchange whereby the Common Stock is converted
    into other securities; or (E) the Company shall authorize the voluntary or involuntary dissolution, liquidation or winding up of
    the affairs of the Company, then, in each case, to the extent that such information constitutes material non-public information (as
    determined in good faith by the Company) the Company shall follow the procedure described the Consulting Agreement and shall deliver
    to the Holder at its last address as it shall appear upon the Warrant Register of the Company, at least twenty (20) calendar days
    prior to the applicable record or effective date hereinafter specified, a notice stating (x) the date on which a record is to be
    taken for the purpose of such dividend, distribution, redemption, rights or warrants, or if a record is not to be taken, the date
    as of which the holders of the Common Stock of record to be entitled to such dividend, distributions, redemption, rights or warrants
    are to be determined or (y) the date on which such reclassification, consolidation, merger, sale, transfer or share exchange is expected
    to become effective or close, and the date as of which it is expected that holders of the Common Stock of record shall be entitled
    to exchange their shares of the Common Stock for securities, cash or other property deliverable upon such reclassification, consolidation,
    merger, sale, transfer or share exchange; provided that the failure to mail such notice or any defect therein or in the mailing thereof
    shall not affect the validity of the corporate action required to be specified in such notice. To the extent that any notice provided
    hereunder constitutes, or contains, material, non-public information regarding the Company or any of the Subsidiaries, the Company
    shall simultaneously file such notice with the SEC pursuant to a Current Report on Form 8-K. The Holder shall remain entitled to
    exercise this Warrant during the period commencing on the date of such notice to the effective date of the event triggering such
    notice except as may otherwise be expressly set forth herein.

 

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Section
4. Transfer of Warrant.

 

	 	(a)	Transferability.
    Subject to compliance with any applicable securities laws, this Warrant and all rights hereunder (including, without limitation,
    any registration rights) are transferable, in whole or in part, upon surrender of this Warrant at the principal office of the Company
    or its designated agent, together with a written assignment of this Warrant substantially in the form attached hereto duly executed
    by the Holder or its agent or attorney and funds sufficient to pay any transfer taxes payable upon the making of such transfer. Upon
    such surrender and, if required, such payment, the Company shall execute and deliver a new Warrant or Warrants in the name of the
    assignee or assignees, as applicable, and in the denomination or denominations specified in such instrument of assignment, and shall
    issue to the assignor a new Warrant evidencing the portion of this Warrant not so assigned, and this Warrant shall promptly be cancelled.
    The Warrant, if properly assigned in accordance herewith, may be exercised by a new holder for the purchase of Warrant Shares without
    having a new Warrant issued.
	 	 	 
	 	(b)	New
    Warrants. Subject to compliance with all applicable securities laws, this Warrant may be divided or combined with other Warrants
    upon presentation hereof at the aforesaid office of the Company, together with a written notice specifying the names and denominations
    in which new Warrants are to be issued, signed by the Holder or its agent or attorney. Subject to compliance with Section 4(a), as
    to any transfer which may be involved in such division or combination, the Company shall execute and deliver a new Warrant or Warrants
    in exchange for the Warrant or Warrants to be divided or combined in accordance with such notice. All Warrants issued on transfers
    or exchanges shall be dated the initial issuance date of this Warrant and shall be identical with this Warrant except as to the number
    of Warrant Shares issuable pursuant thereto.
	 	 	 
	 	(c)	Warrant
    Register. The Company shall register this Warrant, upon records to be maintained by the Company for that purpose (the “Warrant
    Register”), in the name of the record Holder hereof from time to time. The Company may deem and treat the registered Holder
    of this Warrant as the absolute owner hereof for the purpose of any exercise hereof or any distribution to the Holder, and for all
    other purposes, absent actual notice to the contrary.

 

    	9

     

    

 

Section
5. Restructuring.

 

	 	(a)	New
    Entity. In addition to the provisions of Section 3(b), the Company and the Holder acknowledge and agree that, in connection with
    an IPO, it is expected that the Company will create a new corporation in the United States, which is expected to be in the State
    of Delaware (“Newco”), to undertake the IPO, and in which event the Company is expected to be acquired by, or merge with,
    Newco or a subsidiary of Newco, such that Newco will be the entity that completes the IPO (the “IPO Restructuring”).
	 	 	 
	 	(b)	Holder
    Election. In the event that the IPO Restructuring is completed prior to the full exercise of this Warrant, or in the event that
    a Fundamental Transaction occurs prior to the full exercise of this Warrant, the Holder, in its sole discretion and as evidenced
    by written notice to the Company at any time prior to the Trigger Date, shall have the right to elect to cause the Company and Newco,
    or the Company and the Successor Entity, as applicable, to issue to Holder a new warrant of Newco or the Successor Entity (as applicable,
    the “Replacement Issuer”) to replace this Warrant (the “New Warrant”), which New Warrant shall be issued
    prior to the completion of the IPO or at the time of the closing of the Fundamental Transaction, as applicable.
	 	 	 
	 	(c)	New
    Warrant. The New Warrant shall be substantially in the form of this Warrant (other than the last sentence of Section 6(e) shall
    be omitted, and such additional changes as reasonably required to reflect the Replacement Issuer as the issuer shall be made), and
    shall provide for the acquisition of the stock of the Replacement Issuer which is subject to the IPO, and will be for a number of
    shares of the Replacement Issuer comprising the number of shares of the Replacement Issuer into which 1% of the shares of the Company
    as of the Issuance Date as set forth above were converted or exchanged in the IPO Restructuring or the Fundamental Transaction, as
    applicable, less any proportion of this Warrant which has been exercised as of the time of the issuance of the New Warrant. By way
    of example and not limitation, in the event that this Warrant was initially exercisable for 1,000 shares of the Company and the Company
    had 100,000 shares outstanding, and assuming no portion of this Warrant had been exercised, if all 100,000 shares of the Company
    were converted or exchanged in an IPO Restructuring for 1,000,000 shares of Newco, the New Warrant would be exercisable for 10,000
    shares of Newco. The New Warrant shall be governed by the laws of the jurisdiction of organization of the Replacement Issuer. Upon
    any issuance of the New Warrant, this Warrant shall thereafter be null and void.
	 	 	 
	 	(d)	Non-Circumvention.
    The intent of the provisions of this Section 5 is that the Holder will be entitled to acquire shares of stock in the entity in which
    or through which the Company consummates the IPO or the Fundamental Transaction, as applicable, whether being the Company or the
    Replacement Issuer, and the Company shall not undertake any actions or fail to take any actions which would reasonably be expected
    to frustrate such intent, and shall take such actions as reasonably required to effect such intent.

 

Section
6. Miscellaneous.

 

	 	(a)	No
    Rights as Stockholder Until Exercise. This Warrant does not entitle the Holder to any voting rights, dividends or other rights
    as a stockholder of the Company prior to the exercise hereof as set forth herein.

 

    	10

     

    

 

	 	(b)	Loss,
    Theft, Destruction or Mutilation of Warrant. The Company covenants that upon receipt by the Company of evidence reasonably satisfactory
    to it of the loss, theft, destruction or mutilation of this Warrant or any stock certificate relating to the Warrant Shares, and
    in case of loss, theft or destruction, of indemnity or security reasonably satisfactory to it (which shall not include the posting
    of any bond), and upon surrender and cancellation of such Warrant or stock certificate, if mutilated, the Company will make and deliver
    a new Warrant or stock certificate of like tenor and dated as of such cancellation, in lieu of such Warrant or stock certificate.
	 	 	 
	 	(c)	Saturdays,
    Sundays, Holidays, etc. If the last or appointed day for the taking of any action or the expiration of any right required or
    granted herein shall not be a Trading Day, then, such action may be taken or such right may be exercised on the next succeeding Trading
    Day.
	 	 	 
	 	(d)	Authorized
    Shares. The Company covenants that, during the period the Warrant is outstanding, it will reserve from its authorized and unissued
    Common Stock a sufficient number of shares to provide for the issuance of the Warrant Shares upon the exercise of any purchase rights
    under this Warrant, which number shall be at least 300% of the number of Warrant Shares to be issued upon exercise of this Warrant.
    The Company further covenants that its issuance of this Warrant shall constitute full authority to its officers who are charged with
    the duty of executing stock certificates to execute and issue the necessary certificates for the Warrant Shares upon the exercise
    of the purchase rights under this Warrant. The Company will take all such reasonable action as may be necessary to assure that such
    Warrant Shares may be issued as provided herein without violation of any applicable law or regulation, or of any requirements of
    the trading market upon which the Common Stock may be listed. The Company covenants that all Warrant Shares which may be issued upon
    the exercise of the purchase rights represented by this Warrant will, upon exercise of the purchase rights represented by this Warrant
    and payment for such Warrant Shares in accordance herewith, be duly authorized, validly issued, fully paid and non-assessable and
    free from all taxes, liens and charges created by the Company in respect of the issue thereof (other than taxes in respect of any
    transfer occurring contemporaneously with such issue). Except and to the extent as waived or consented to by the Holder, the Company
    shall not by any action, including, without limitation, amending its certificate of incorporation or through any reorganization,
    transfer of assets, consolidation, merger, dissolution, issue or sale of securities or any other voluntary action, avoid or seek
    to avoid the observance or performance of any of the terms of this Warrant, but will at all times in good faith assist in the carrying
    out of all such terms and in the taking of all such actions as may be necessary or appropriate to protect the rights of Holder as
    set forth in this Warrant against impairment. Without limiting the generality of the foregoing, the Company will (i) not increase
    the par value of any Warrant Shares above the amount payable therefor upon such exercise immediately prior to such increase in par
    value; (ii) take all such action as may be necessary or appropriate in order that the Company may validly and legally issue fully
    paid and nonassessable Warrant Shares upon the exercise of this Warrant; and (iii) use commercially reasonable efforts to obtain
    all such authorizations, exemptions or consents from any public regulatory body having jurisdiction thereof, as may be, necessary
    to enable the Company to perform its obligations under this Warrant. Before taking any action which would result in an adjustment
    in the number of Warrant Shares for which this Warrant is exercisable or in the Exercise Price, the Company shall obtain all such
    authorizations or exemptions thereof, or consents thereto, as may be necessary from any public regulatory body or bodies having jurisdiction
    thereof. Failure to maintain sufficient shares for exercise of the Warrant, shall constitute an Event of Default under the Consulting
    Agreement and Holder shall be able to rely on any applicable default remedies thereunder.

 

    	11

     

    

 

	 	(e)	Governing
    Law and Jurisdiction. This Warrant shall be governed by and construed in accordance with the laws of the State of Delaware without
    regard to principles of conflicts of laws. All questions concerning jurisdiction, venue and the construction, validity, enforcement
    and interpretation of this Warrant shall be determined in accordance with the provisions of the Consulting Agreement. Notwithstanding
    the foregoing, to the extent that the laws of Japan are required to apply hereto in order to give effect hereto, the laws of Japan
    shall so apply.
	 	 	 
	 	(f)	Restrictions.
    The Holder acknowledges that the Warrant Shares acquired upon the exercise of this Warrant, if not registered, will have restrictions
    upon resale imposed by state and federal securities laws.
	 	 	 
	 	(g)	Non-waiver
    and Expenses. No course of dealing or any delay or failure to exercise any right hereunder on the part of Holder shall operate
    as a waiver of such right or otherwise prejudice the Holder’s rights, powers or remedies. Without limiting any other provision
    of this Warrant or the Consulting Agreement, if the Company fails to comply with any provision of this Warrant, which results in
    any material damages to the Holder, the Company shall pay to the Holder such amounts as shall be sufficient to cover any costs and
    expenses including, but not limited to, reasonable attorneys’ fees, including those of appellate proceedings, incurred by the
    Holder in collecting any amounts due pursuant hereto or in otherwise enforcing any of its rights, powers or remedies hereunder.
	 	 	 
	 	(h)	Notices.
    Any notice, request or other document required or permitted to be given or delivered to the Holder by the Company shall be delivered
    in accordance with the notice provisions of the Consulting Agreement.
	 	 	 
	 	(i)	Limitation
    of Liability. No provision hereof, in the absence of any affirmative action by the Holder to exercise this Warrant to purchase
    Warrant Shares, and no enumeration herein of the rights or privileges of the Holder, shall give rise to any liability of the Holder
    for the purchase price of any Common Stock or as a stockholder of the Company, whether such liability is asserted by the Company
    or by creditors of the Company.
	 	 	 
	 	(j)	Remedies.
    The Holder, in addition to being entitled to exercise all rights granted by law, including recovery of damages, will be entitled
    to specific performance of its rights under this Warrant. The Company agrees that monetary damages would not be adequate compensation
    for any loss incurred by reason of a breach by it of the provisions of this Warrant and hereby agrees to waive and not to assert
    the defense in any action for specific performance that a remedy at law would be adequate.
	 	 	 
	 	(k)	Successors
    and Assigns. Subject to applicable securities laws, this Warrant and the rights and obligations evidenced hereby shall inure
    to the benefit of and be binding upon the successors and permitted assigns of the Company and the successors and permitted assigns
    of Holder. The provisions of this Warrant are intended to be for the benefit of any Holder from time to time of this Warrant and
    shall be enforceable by the Holder or holder of Warrant Shares.

 

    	12

     

    

 

	 	(l)	Amendment.
    Other than as specifically set forth herein, this Warrant may be modified or amended or the provisions hereof waived only with the
    written consent of the Company and the Holder.
	 	 	 
	 	(m)	Severability.
    Wherever possible, each provision of this Warrant shall be interpreted in such manner as to be effective and valid under applicable
    law, but if any provision of this Warrant shall be prohibited by or invalid under applicable law, such provision shall be ineffective
    to the extent of such prohibition or invalidity, without invalidating the remainder of such provisions or the remaining provisions
    of this Warrant.
	 	 	 
	 	(n)	Headings.
    The headings used in this Warrant are for the convenience of reference only and shall not, for any purpose, be deemed a part of this
    Warrant.
	 	 	 
	 	(o)	Execution
    in Counterparts, Electronic Transmission. This Warrant may be executed in multiple counterparts, each of which shall be deemed
    an original and all of which taken together shall be but a single instrument. Counterparts may be delivered via facsimile, electronic
    mail (including pdf or any electronic signature complying with the U.S. federal ESIGN Act of 2000, e.g., www.docusign.com) or other
    transmission method and any counterpart so delivered shall be deemed to have been duly and validly delivered and be valid and effective
    for all purposes.

 

[Signatures
appear on following page]

 

    	13

     

    

 

IN
WITNESS WHEREOF, the Company has caused this Warrant to be executed by its officer thereunto duly authorized as of Issuance Date.

 

	 	Metros
    Development Co., Ltd.
	 	 	 
	 	By:	/s/
    Yoshihiro Koshiba
	 	Name:	Yoshihiro
    Koshiba
	 	Title:	Chief
    Executive Officer

 

Agreed
and accepted:

 

	HeartCore
    Enterprises, Inc.	 
	 	 	 
	By:	/s/
    Sumitaka Yamamoto	 
	Name:	Sumitaka
    Yamamoto	 
	Title:	Chief
    Executive Officer	 

 

    	14

     

    

 

NOTICE
OF EXERCISE

 

	TO:	[Issuer Name]

 

(1)
The undersigned hereby elects to purchase _______________ Warrant Shares of the Company pursuant to the terms of the attached Warrant
(only if exercised in full), and tenders herewith payment of the exercise price in full, together with all applicable transfer taxes,
if any.

 

(2)
Payment shall take the form of lawful money of the United States;

 

(3)
Please issue a certificate or certificates representing said Warrant Shares in the name of the undersigned or in such other name as is
specified below:

 

__________________________________________

 

(4)
After giving effect to this Notice of Exercise, the undersigned will not have exceeded the Beneficial Ownership Limitation.

 

The
Warrant Shares shall be delivered to the following DWAC Account Number or by physical delivery of a certificate to:

 

	 	 
	 	 
	 	 
	 	 
	 	 
	Name
    of Investing Entity:	 
	 	 
	 	 
	Signature
    of Authorized Signatory of Investing Entity:	 
	 	 
	 	 
	Name:	 	 
	Title:	 	 
	Date:
    	 	 

 

    	 

    	 

    

 

ASSIGNMENT
FORM

 

(To
assign the foregoing warrant, execute this form and supply required information. Do not use this form to exercise the warrant.)

 

[Issuer
name]

 

FOR
VALUE RECEIVED, [______________] all of or [_________] shares of the foregoing Warrant and all rights evidenced thereby are hereby
assigned to

_________________________________________________ whose address is

____________________________________________________________________.

 

Dated:
______________________________________________________, ___________

 

	Holder’s
    Signature:	 	 
	 	 	 
	Holder’s
    Address:	 	 
	 	 	 
	 	 	 

 

	Signed
    in the presence of:	 
	 	 
	 	 

 

NOTE:
The signature to this Assignment Form must correspond with the name as it appears on the face of the Warrant, without alteration or enlargement
or any change whatsoever, and must be guaranteed by a bank or trust company. Officers of corporations and those acting in a fiduciary
or other representative capacity should file proper evidence of authority to assign the foregoing Warrant.Exhibit 10.1

 

 

 

	Dated	 	2022

 

GARNER HOLDINGS LIMITED (1)

 

LINIAR LIMITED (2)

 

and

 

RYEFIELDS CLOSE MANAGEMENT COMPANY LIMITED (3)

 

 

 

LEASE

Relating To

 

Land and buildings at Denby Hall Business Park,
Denby, Ripley, Derbyshire, DE5 8JX

 

 

 

1 Cornhill

London

EC3V 3ND

 

03330 143 401 | gunnercooke.com

 

Sensitivity: Confidential

 

     

     

    

 

 

TABLE OF CONTENTS

 

	1.	 	Interpretation	 	7
	2.	 	Grant	 	17
	3.	 	Tenant covenants	 	18
	4.	 	Payment of Annual Rent	 	18
	5.	 	Payment method	 	18
	6.	 	No set-off	 	18
	7.	 	Interest	 	18
	8.	 	Rates and Taxes	 	19
	9.	 	Utilities	 	19
	10.	 	Common items	 	19
	11.	 	Costs	 	19
	12.	 	Prohibition of dealings	 	20
	13.	 	Assignments	 	20
	14.	 	Underletting	 	21
	15.	 	Sharing Occupation	 	23
	16.	 	Charging	 	24
	17.	 	Notification and registration of dealings	 	24
	18.	 	Repair	 	24
	19.	 	Decoration	 	25
	20.	 	Alterations	 	25
	21.	 	Signs	 	26
	22.	 	Returning the Property to the Landlord	 	27
	23.	 	Use	 	27
	24.	 	Open Land and Estate Roads	 	28
	25.	 	Regulations	 	29
	26.	 	Environmental	 	29
	27.	 	Exercise of the Rights	 	29
	28.	 	Allow entry	 	30
	29.	 	Keyholders and emergency contact details	 	31
	30.	 	Compliance with laws	 	31
	31.	 	Energy Performance Certificates	 	32
	32.	 	Third Party Rights	 	33
	33.	 	Registration of this lease	 	33
	34.	 	Closure of registered title	 	33
	35.	 	Encroachments and preservation of rights	 	34
	36.	 	Replacement guarantor	 	34
	37.	 	Procure guarantor consent	 	35
	38.	 	Indemnity	 	35

 

Sensitivity: Confidential

 

     

     

    

 

	39.	 	Landlord covenants	 	35
	40.	 	Services	 	35
	41.	 	Quiet enjoyment	 	37
	42.	 	Management Company	 	37
	43.	 	Variation in extent of the Business Park	 	37
	44.	 	Designation of alternative areas, routes and facilities	 	37
	45.	 	Exercise of right of entry	 	38
	46.	 	Re-entry and forfeiture	 	38
	47.	 	Section 62 of the LPA 1925, implied rights and existing appurtenant rights	 	38
	48.	 	No restriction on Landlord's use	 	39
	49.	 	Breach of repair and maintenance obligation	 	39
	50.	 	Notices	 	39
	51.	 	Consents and approvals	 	40
	52.	 	Expert determination	 	41
	53.	 	VAT	 	42
	54.	 	Joint and several liability	 	42
	55.	 	Entire agreement	 	42
	56.	 	Contracts (Rights of Third Parties) Act 1999	 	43
	57.	 	Governing Law Jurisdiction	 	43
	Schedule 1 Property	 	44
	Schedule 2 Rights	 	45
	Schedule 3 Reservations	 	46
	Schedule 4 Third Party Rights	 	48
	Schedule 5 Rent review	 	49
	Schedule 6 Insurance	 	55
	Schedule 7 Guarantee and indemnity	 	61
	Schedule 8 Solar Installation	 	65
	 	 	 
	 	 	Appendix 1 Property Plan	 	71
	 	 	Appendix 2 Estate Plan	 	72

 

Sensitivity: Confidential

 

     

     

    

 

	LR1. Date of lease	 	2022	 

 

LR2. Title number(s)

 

LR2.1 Landlord's title number(s)

 

DY410992; DY440349 and DY396741;

 

LR2.2 Other title numbers

 

None

 

LR3. Parties to this lease

 

Landlord

 

GARNER HOLDINGS LIMITED

 

Registered Office - at Firs Works,
Spanker Lane, Nether Heage, Belper, Derbyshire, England, DE56 2JJ

 

Company Number - 08403462

 

Tenant

 

LINIAR LIMITED

 

Registered Office - Flamstead House,
Denby Hall Business Park, Denby, Ripley, Derbyshire, DE5 8JX

 

Company Number - 03360857

 

Other parties

 

RYEFIELDS CLOSE MANAGEMENT COMPANY LIMITED

 

Registered Office - at Firs Works,
Spanker Lane, Nether Heage, Belper, Derbyshire, England, DE56 2JJ

 

Company Number - 10785690

 

LR4. Property

 

In the case of a conflict between this
clause and the remainder of this lease then, for the purposes of registration, this clause shall prevail.

 

See the definition of "Property" in Schedule 1
of this lease.

 

The Property is let without the benefit
of any existing easements or other rights which are appurtenant to the whole or any part of the Business Park except those set out in
Schedule 2 .

 

    4

     

    

 

LR5. Prescribed statements etc.

 

LR5.1 Statements prescribed under
rules 179 (dispositions in favour of a charity), 180 (dispositions by a charity) or 196 (leases under the Leasehold Reform, Housing
and Urban Development Act 1993) of the Land Registration Rules 2003.

 

None.

 

LR5.2 This lease is made under, or by reference to, provisions
of:

 

None.

 

LR6. Term for which the Property is leased

 

The term specified in the definition of "Contractual Term"
in Clause 1.1 of this lease.

 

LR7. Premium

 

None.

 

LR8. Prohibitions or restrictions on disposing of this lease

 

This lease contains a provision that prohibits or restricts dispositions.

 

LR9. Rights of acquisition etc.

 

LR9.1 Tenant's contractual rights
to renew this lease, to acquire the reversion or another lease of the Property, or to acquire an interest in other land

 

None.

 

LR9.2 Tenant's covenant to (or offer to) surrender this
lease

 

None.

 

LR9.3 Landlord's contractual rights to acquire this lease

 

None.

 

LR10. Restrictive covenants given in this lease by the Landlord
in respect of land other than the Property

 

None.

 

LR11. Easements

 

LR11.1 Easements granted by this lease for the benefit
of the Property

 

The easements set out in paragraph 1 - 6 of Schedule 2 to
this lease are granted by this lease for the benefit of the Property.

 

LR11.2 Easements granted or reserved by this lease over
the Property for the benefit of other property

 

The easements set out in paragraph 1 of Schedule 3 to this
lease are granted or reserved over the Property for the benefit of other property.

 

    5

     

    

 

LR12. Estate rentcharge burdening the Property

 

None.

 

LR13. Application for standard form of restriction

 

The Parties to this lease apply to enter the following standard form
of restriction against the title of the Property

 

LR14. Declaration of trust where there is more than one person comprising
the Tenant

 

Not Applicable

 

    6

     

    

 

 

	This lease is dated	2022

 

PARTIES

 

		(1)	GARNER HOLDINGS LIMITED incorporated and registered in England and Wales with company number 08403462
whose registered office is at Firs Works, Spanker Lane, Nether Heage, Belper, Derbyshire, England, DE56 2JJ (the Landlord).

 

		(2)	LINIAR LIMITED incorporated and registered in England and Wales with company number 03360857 whose
registered office is at Flamstead House, Denby Hall Business Park, Denby, Ripley, Derbyshire, DE5 8JX (the Tenant).

 

		(3)	RYEFIELDS CLOSE MANAGEMENT COMPANY LIMITED incorporated and registered in England and Wales with
company number 10785690 whose registered office is at Firs Works, Spanker Lane, Nether Heage, Belper, Derbyshire, England, DE56 2JJ (the
Management Company)

 

BACKGROUND

 

		(A)	The Landlord is the freehold owner of the Property and the Common Parts of the Business Park

 

		(B)	The Management Company maintains the Common Parts.

 

		(C)	The Landlord has agreed to grant a lease of the Property to the Tenant on the terms set out in this lease

 

		(D)	The Management Company has agreed to enter into this lease to covenant to the Tenant to perform the Services
in accordance with the Management Deed.

 

AGREED TERMS

 

		1.	INTERPRETATION

 

The following definitions and rules of
interpretation apply in this lease.

 

	 	1.1	 	Definitions:	 	 	 	 
	 	 	 	 	 	 	 	 
	 	 	 	Adjacent Property	 	the adjacent land and buildings of the Landlord on the Business Park
	 	 	 	 	 	 
	 	 	 	Annual Rent	 	an initial rent of £1,117,826 per annum and then as revised under Schedule 5 and any interim rent determined under the LTA 1954
	 	 	 	 	 	 
	 	 	 	Authorised Person	 	any:	 	 
	 	 	 	 	 	 	 	 
	 	 	 	 	 	(a)	 	undertenant or person deriving title under the Tenant;
	 	 	 	 	 	 	 	 
	 	 	 	 	 	(b)	 	workers, contractors or agents of the Tenant or of any person referred to in paragraph (a) of this definition; or

 

    7

     

    

 

	 	 	 	 	 	(c)	 	person at the Property or the Common Parts with the actual or implied authority of the Tenant or any person referred to in paragraph (a)  or paragraph (b) of this definition.
	 	 	 	 	 	 	 	 
	 	 	 	Buildings	 	the buildings constructed on the Property
	 	 	 	 	 	 
	 	 	 	Business Park	 	means the land and buildings known as the Denby Hall Business Park comprising Plots 1 to 8 forming shown for identification purposes only edged blue on the Estate Plan and currently comprising title numbers DY410992; DY440349 and DY396741 or such other area of a greater or (acting reasonably) lesser extent as the Landlord or the Management Company (as the case may be) may determine and notify to the Tenant in writing from time to time provided that the Tenant’s beneficial use and occupation of the Property is not materially prejudiced
	 	 	 	 	 	 
	 	 	 	CDM Regulations	 	the Construction (Design and Management) Regulations 2015 (SI 2015/51).
	 	 	 	 	 	 
	 	 	 	Common Parts	 	means (subject to the Management Deed):
	 	 	 	 	 	 	 	 
	 	 	 	 	 	(a)	 	all parts of the Business Park (excluding the Other Units) from time to time provided or created for the common use, benefit and amenity of the tenants or occupiers of the Business Park and their visitors including (without limitation) the Estate Road and pedestrian walkways, landscaped areas, boundary walls and fences, any signage areas and the Lagoon; and
	 	 	 	 	 	 	 	 
	 	 	 	 	 	(b)	 	the Service Media in and serving the Business Park (except where they form part of and exclusively serve any Other Units)
	 	 	 	 	 	 	 	 
	 	 	 	Contractual Term	 	a term of 20 years from and including the date of this lease to and including October 2042
	 	 	 	 	 	 
	 	 	 	Charging Period	 	shall have the same meaning as specified in the Management Deed
	 	 	 	 	 	 
	 	 	 	Default Interest Rate	 	4% per annum above the Interest Rate.

 

    8

     

    

 

	 	 	 	Enactment	 	any Act of Parliament and or other supra-national legislation which has direct effect in the United Kingdom and references (whether specified or general) to any Enactment include any statutory modification or re-enactment of it for the time being in force and any order instrument plan regulation permission or direction made or issued under it or under any Enactment replaced by it or deriving validity from it
	 	 	 	 	 	 	 	 
	 	 	 	Energy Assessor	 	an individual who is a member of an accreditation scheme approved by the Secretary of State in accordance with regulation 22 of the EPC Regulations.
	 	 	 	 	 	 
	 	 	 	Energy Efficiency Regulations	 	the Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015 (SI 962)
	 	 	 	 	 	 
	 	 	 	Energy Performance Certificate	 	a certificate as defined in regulation 2(1) of the EPC Regulations.
	 	 	 	 	 	 
	 	 	 	Environmental Performance	 	all or any of the following:
	 	 	 	 	 	 
	 	 	 	 	 	(a) the consumption of energy and associated generation of greenhouse gas emissions;
	 	 	 	 	 	 
	 	 	 	 	 	(b) the consumption of water;
	 	 	 	 	 	 
	 	 	 	 	 	(c) waste generation and management; and
	 	 	 	 	 	 
	 	 	 	 	 	(d) any other environmental impact arising from the use or occupation of the Property
	 	 	 	 	 	 
	 	 	 	Environmental Management Plan	 	a plan produced by or on behalf of the Landlord to reduce the energy and water consumption at and/or improve the levels of waste management and recycling from the Property
	 	 	 	 	 	 
	 	 	 	EPC Regulations	 	Energy Performance of the Property (England and Wales) Regulations 2012 (SI 2012/3118).
	 	 	 	 	 	 
	 	 	 	Estate Plan	 	the plan annexed to this lease at Appendix 2 and marked “Estate Plan”.
	 	 	 	 	 	 
	 	 	 	Estate Roads	 	the service roads shown on the Estate Plan :
	 	 	 	 	 	 
	 	 	 	 	 	(a)  coloured brown and known as Ryefields Close;
	 	 	 	 	 	 
	 	 	 	 	 	(b)  coloured blue and known as Salterwood Drive; and
	 	 	 	 	 	 
	 	 	 	 	 	(c)  coloured yellow and known as Ormonde Drive

 

    9

     

    

 

	 	 	 	Expert	 	an independent surveyor:
	 	 	 	 	 	 
	 	 	 	 	 	(a)	 	who is a Member or Fellow of the Royal Institution of Chartered Surveyors;
	 	 	 	 	 	 	 	 
	 	 	 	 	 	(b)	 	with at least 10 years’ post- qualification experience including relevant experience in the subject matter of the dispute; and
	 	 	 	 	 	 	 	 
	 	 	 	 	 	(c)	 	appointed in accordance with clause 52
	 	 	 	 	 	 	 	 
	 	 	 	Group Company	 	a company within the same group of companies as the Tenant within the meaning of section 42(1) of the LTA 1954.
	 	 	 	 	 	 
	 	 	 	Interim Charge	 	has the same meaning as set out in the Management Deed
	 	 	 	 	 	 	 	 
	 	 	 	Insolvency Event	 	subject to clause 1.14, any one or more of the following:
	 	 	 	 	 	 
	 	 	 	 	 	(a)	 	the taking of any step in connection with any voluntary arrangement or any other compromise or arrangement for the benefit of any creditors of the Tenant or any guarantor;
	 	 	 	 	 	 	 	 
	 	 	 	 	 	(b)	 	administration order in relation to the Tenant or any guarantor;
	 	 	 	 	 	 	 	 
	 	 	 	 	 	(c)	 	the appointment of an administrator, in any case in relation to the Tenant or any guarantor;
	 	 	 	 	 	 	 	 
	 	 	 	 	 	(d)	 	the appointment of a receiver or manager or an administrative receiver in relation to any property or income of the Tenant or any guarantor;
	 	 	 	 	 	 	 	 
	 	 	 	 	 	(e)	 	the commencement of a voluntary winding-up in respect of the Tenant or any guarantor, except a winding-up for the purpose of amalgamation or reconstruction of a solvent company in respect of which a statutory declaration of solvency has been filed with the Registrar of Companies;

 

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	 	 	 	 	 	(f)	 	the making a winding-up order in respect of the Tenant or any guarantor;
	 	 	 	 	 	 	 	 
	 	 	 	 	 	(g)	 	the striking-off of the Tenant or any guarantor from the Register of Companies;
	 	 	 	 	 	 	 	 
	 	 	 	 	 	(h)	 	the Tenant or any guarantor otherwise ceasing to exist;
	 	 	 	 	 	 	 	 
	 	 	 	Insurance Rent	 	the aggregate in each year of:
	 	 	 	 	 	 
	 	 	 	 	 	(a)	 	a fair proportion of the gross cost of any premiums that the Landlord expends (before any discount or commission is allowed or paid to the Landlord) and any fees and other expenses that the Landlord reasonably incurs in insuring the Property against the Insured Risks for its Reinstatement Cost in accordance with this lease;
	 	 	 	 	 	 	 	 
	 	 	 	 	 	(b)	 	the gross cost of the premium before any discount or commission for insurance for loss of Annual Rent from the Property for three years; and
	 	 	 	 	 	 	 	 
	 	 	 	 	 	(c)	 	any IPT and any VAT (except to the extent that the Landlord obtains credit for such VAT as input tax or otherwise recovers it) payable on any sum set out in paragraphs (a)  and (b)  of this definition.
	 	 	 	 	 	 	 	 
	 	 	 	Insured Risks	 	the risks of (except to the extent any of the following are Uninsured Risks) fire, explosion, lightning, earthquake, tempest, storm, flood, bursting and overflowing of water tanks, apparatus or pipes, damage to underground water, oil or gas pipes or electricity wires or cables, impact by aircraft and aerial devices and articles dropped from them, impact by vehicles, terrorism, subsidence, ground slip, heave, riot, civil commotion, strikes, labour, or political disturbances, malicious damage, and any other risks against which the Landlord reasonably insures against from time to time and Insured Risk means any one of the Insured Risks.
	 	 	 	 	 	 
	 	 	 	Interest Rate	 	the base rate from time to time of Barclays Bank plc or, if that base rate stops being used or published, a comparable commercial rate specified by the Landlord (acting reasonably).

 

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	 	 	 	IPT	 	Insurance Premium Tax chargeable under the Finance Act 1994 or any similar replacement or additional tax.
	 	 	 	 	 	 
	 	 	 	Lagoon	 	any surface water lagoon situated on the Business Park serving the Property and Other Units from time to time.
	 	 	 	 	 	 	 	 
	 	 	 	LPA 1925	 	Law of Property Act 1925.
	 	 	 	 	 	 	 	 
	 	 	 	LTA 1927	 	Landlord and Tenant Act 1927.
	 	 	 	 	 	 	 	 
	 	 	 	LTA 1954	 	Landlord and Tenant Act 1954.
	 	 	 	 	 	 	 	 
	 	 	 	LTCA 1995	 	Landlord and Tenant (Covenants) Act 1995.
	 	 	 	 	 	 	 	 
	 	 	 	Management Company	 	Ryefields Close Management Company Limited (company number 10785690) whose registered office is at Firs Works, Spanker Lane, Nether Heage, Belper, Derbyshire, England, DE56 2JJ or such other company as the Landlord shall appoint to perform the Services or to whom the Common Parts are transferred
	 	 	 	 	 	 	 	 
	 	 	 	Management Deed	 	the deed of same date and made between the Landlord (1) the Management Company (2) and the Tenant (3)
	 	 	 	 	 	 
	 	 	 	Open Land	 	that part of the Property that from time to time remains unbuilt
	 	 	 	 	 	 
	 	 	 	Other Units	 	any part of the Business Park (including the Property) designed or intended for sale, letting or exclusive occupation (except in connection with the management of the Business Park)
	 	 	 	 	 	 
	 	 	 	Permitted Use	 	B1 or B2 or B8 of the Town and Country Planning (Use Classes) Order 1987 (as it applied in Wales at the date this lease was granted.
	 	 	 	 	 	 
	 	 	 	Permitted Part	 	a part of a Building where the following conditions are satisfied:
	 	 	 	 	 	 	 	 
	 	 	 	 	 	(a)	 	the Landlord acting reasonably is satisfied that the part intended to be underlet and the remainder of the relevant Building will in each case be self-contained and capable of separate use and occupation; and

 

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	 	 	 	 	(b)	 	no more than 2 separate occupations (including  the  occupation  of  the Tenant itself) shall subsist at any one time of any Building.
	 	 	 	 	 	 	 
	 	 	President	 	the president for the time being of the Royal Institution of Chartered Surveyors or a person acting on their behalf.
	 	 	 	 	 
	 	 	Property	 	the property described in Schedule 1.
	 	 	 	 	 
	 	 	Property Plan	 	the plan annexed to this lease at Appendix 1 and marked "Property Plan".
	 	 	 	 	 
	 	 	Rates and Taxes	 	all present and future rates, taxes and other impositions and outgoings payable in
    respect of the Property, its use and any works carried out there (or a fair proportion of the total cost of
    those rates,taxes,impositions and outgoings if any are payable in respect of the Property together with any other property) but
    excluding any taxes:
	 	 	 	 	 
	 	 	 	 	(a)	 	payable by the Landlord in connection with any dealing with or disposition of
	 	 	 	 	 	 	the reversion to this lease;
	 	 	 	 	 	 	 
	 	 	 	 	(b)	 	(except VAT) payable by the Landlord by reason of the receipt of any of the Rents due under this lease.
	 	 	 	 	 	 	 
	 	 	Recommendation Report	 	a report as defined in regulation 4 of the EPC Regulations.
	 	 	 	 	 
	 	 	Registered Titles	 	title numbers DY410992; DY440349 and DY396741;
	 	 	 	 	 
	 	 	Reinstatement Cost	 	the full cost of reinstatement of the Property or the Common Parts (as applicable)
    taking into account inflation of building costs and including any reasonable and proper costs of demolition, site clearance, site
    protection, shoring up, professionals' and statutory fees and incidental expenses and any other work that may be required by law and
    any VAT on all such costs, fees and expenses.
	 	 	 	 	 
	 	 	Rents	 	the rents set out in clause 2.2.
	 	 	 	 	 
	 	 	Rent Commencement Date	 	1st August 2022.
	 	 	 	 	 
	 	 	Rent Payment Dates	 	25 March, 24 June, 29 September and 25 December.

 

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	 	 	Reservations	 	the rights excepted and reserved specified in Schedule 3.
	 	 	 	 	 
	 	 	Rights	 	the rights granted in Schedule 2.
	 	 	 	 	 
	 	 	Services	 	shall have the same meaning as Management Services in the Management Deed
	 	 	 	 	 
	 	 	Service Costs	 	shall have the same meaning as specified in the Management Deed
	 	 	 	 	 
	 	 	Service Rent	 	means the Service Charge (as defined in the Management Deed) and includes the Interim Charge
	 	 	 	 	 
	 	 	Service Media	 	all media for the supply or removal of Utilities and all structures, machinery and equipment ancillary to those media.
	 	 	 	 	 
	 	 	Signs	 	signs, fascia, placards, boards, posters and advertisements.
	 	 	 	 	 
	 	 	Snagging Items	 	any defects, shrinkages or other faults of outstanding repair identified by the Tenant
    pursuant to clause 39.2.
	 	 	 	 	 
	 	 	Solar Installation	 	a system of solar panels and all related pipes, wires, conduits and other related
    hardware, meters and monitoring devices connected therewith
	 	 	 	 	 
	 	 	Statement	 	shall have the same meaning as specified in the Management Deed
	 	 	 	 	 
	 	 	Sub-Standard Property	 	has the meaning given by Regulation 22 of the Energy Efficiency Regulations;
	 	 	 	 	 
	 	 	Tenant Damage	 	damage or destruction caused by an act or omission of the Tenant or any Authorised
    Person.
	 	 	 	 	 
	 	 	Term	 	the Contractual Term and any statutory continuation of this lease.
	 	 	 	 	 
	 	 	Termination Date	 	the date on which the Term ends (however it ends).
	 	 	 	 	 
	 	 	Third Party Rights	 	the matters set out in Schedule 4. Transaction is:
	 	 	 	 	 
	 	 	 	 	(a)	 	any dealing with this lease or the devolution or transmission of or parting with
    possession of any interest in it;

 

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	 	 	 	 	(b)	 	the creation of any underlease or other interest out of this lease or out of any interest or underlease derived from it and any dealing, devolution or transmission of or parting with possession of any such interest or underlease; or
	 	 	 	 	 	 	 
	 	 	 	 	(c)	 	the making of any other arrangement for the occupation of the Property. Uninsured Risks a risk that is not an Insured Risk on the date of destruction of or damage to the Property.
	 	 	 	 	 	 	 
	 	 	Utilities	 	electricity, gas, water, sewage, air-conditioning, heating, energy, telecommunications,data and all other services and utilities.
	 	 	 	 	 	 	 
	 	 	Utility Costs	 	all costs in connection with the supply or removal of Utilities to or from the Property (or a fair proportion of the total cost if any of those costs are payable in respect of the Property together with any other property).
	 	 	 	 	 	 	 
	 	 	VAT	 	value added tax or any equivalent tax chargeable in the UK.
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 

 

		1.2	A reference to this lease, except a reference to the date of this lease or to the grant of this
lease, is a reference to this deed and any deed, licence, consent, approval or other instrument supplemental or collateral to it.

 

		1.3	The Schedules form part of this lease and shall have effect as if set out in full in the body of this
lease. Any reference to this lease includes the Schedules.

 

		1.4	Unless the context otherwise requires, references to clauses, Schedules and Annexes are to the clauses,
Schedules and Annexes of this lease and references to paragraphs are to paragraphs of the relevant Schedule.

 

		1.5	Clause, Schedule and paragraph headings shall not affect the interpretation of this lease.

 

		1.6	A reference to:

 

		1.6.1	the Landlord includes a reference to the person entitled to the immediate reversion to this lease;

 

		1.6.2	the Tenant includes a reference to its successors in title and assigns; and

 

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		1.6.3	a guarantor is a reference to any guarantor of the tenant covenants of this lease including a guarantor
who has entered into an authorised guarantee agreement.

 

		1.7	A person includes a natural person, corporate or unincorporated body (whether or not having separate
legal personality).

 

		1.8	Unless the context otherwise requires, a reference to one gender shall include a reference to the other
genders.

 

		1.9	The expressions authorised guarantee agreement, landlord covenant and tenant covenant
each has the meaning given to it by the LTCA 1995.

 

		1.10	Any obligation on the Tenant or Landlord not to do something includes an obligation not to knowingly allow
that thing to be done and an obligation to use all reasonable endeavours to prevent that thing being done by another person.

 

		1.11	References to:

 

		1.11.1	the consent of the Landlord are to the consent of the Landlord given in accordance with clause 51.1;

 

		1.11.2	the approval of the Landlord are to the approval of the Landlord given in accordance with clause 51.3;
and

 

		1.11.3	any consent or approval required from the Landlord shall be construed as also including a requirement
to obtain the consent or approval of any mortgagee of the Landlord where such consent or approval is required under the terms of the mortgage.
Except that nothing in this lease shall be construed as imposing on any mortgagee any obligation (or indicating that such an obligation
is imposed on any mortgagee by the terms of the mortgage) not unreasonably to refuse any such consent.

 

		1.12	Unless the context otherwise requires, references to the Common Parts, the Business Park,
Other Units and the Property are to the whole and any part of them or it.

 

		1.13	Unless the context otherwise requires, any words following the terms including, include,
in particular, for example or any similar expression shall be construed as illustrative and shall not limit the sense of
the words, description, definition, phrase or term preceding those terms.

 

		1.14	For the purposes of the definition of Insolvency Event:

 

		1.14.1	where any of the paragraphs in that definition apply in relation to:

 

		1.14.1.1	a partnership or limited partnership (as defined in the Partnership Act 1890 and the Limited Partnerships
Act 1907 respectively), that paragraph shall apply subject to the modifications referred to in the Insolvent Partnerships Order 1994 (SI
1994/2421) (as amended); and

 

		1.14.1.2	a limited liability partnership (as defined in the Limited Liability Partnerships Act 2000), that paragraph
shall apply subject to the modifications referred to in
the Limited Liability Partnerships Regulations 2001 (SI 2001/1090) (as amended); and

 

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		1.14.2	Insolvency Event includes any analogous proceedings or events that may be taken pursuant to the
legislation of another jurisdiction in relation to a tenant or guarantor incorporated or domiciled in such relevant jurisdiction.

 

		1.15	Reference to writing or written excludes fax and email.

 

		1.16	Unless the context otherwise requires, words in the singular shall include the plural and in the plural
shall include the singular.

 

		1.17	A working day is any day which is not a Saturday, a Sunday, a bank holiday or a public holiday
in England or Wales.

 

		1.18	Unless expressly provided otherwise in this lease, a reference to legislation or a legislative provision
is a reference to it as amended, extended or re-enacted from time to time.

 

		1.19	Unless expressly provided otherwise in this lease, a reference to legislation or a legislative provision
shall include all subordinate legislation made from time to time under that legislation or legislative provision.

 

		1.20	If any provision or part-provision of this lease is or becomes invalid, illegal or unenforceable, it shall
be deemed deleted, but that shall not affect the validity and enforceability of the rest of this lease.

 

		2.	GRANT

 

		2.1	The Landlord lets the Property to the Tenant:

 

		2.1.1	for the Contractual Term;

 

		2.1.2	with full title guarantee;

 

		2.1.3	together with the Rights;

 

		2.1.4	excepting and reserving the Reservations; and

 

		2.1.5	subject to the Third Party Rights.

 

		2.2	The grant in clause 2.1 is made with the Tenant paying as rent to the Landlord:

 

		2.2.1	the Annual Rent;

 

		2.2.2	the Insurance Rent;

 

		2.2.3	the Service Rent;

 

		2.2.4	all interest payable under this lease;

 

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		2.2.5	monies expended by the Landlord by way of remedying any default by the Tenant in compliance with its obligations
under this lease; and

 

		2.2.6	all VAT chargeable on the other rents set out in this clause 2.2.

 

		3.	TENANT COVENANTS

 

The Tenant covenants with the Landlord
to observe and perform the tenant covenants of this lease during the Term or (if earlier) until the Tenant is released from the tenant
covenants of this lease by virtue of the LTCA 1995.

 

		4.	PAYMENT OF ANNUAL RENT AND SERVICE RENT

 

		4.1	The Tenant must pay the Annual Rent and Service Rent by four equal instalments in advance on or before
the Rent Payment Dates except that

 

		4.1.1	the Tenant must pay the first instalment of Annual Rent and Service Rent on the Rent Commencement Date;
and

 

		4.1.2	that first instalment of Annual Rent and Service Rent shall be the proportion of the Annual Rent and Service
Rent calculated on a daily basis for the period from and including the Rent Commencement Date to and including the day before the next
Rent Payment Date after the Rent Commencement Date.

 

		4.2	The Tenant shall pay the Service Rent which exceeds the Interim Charge within 7 days of receipt of the
Statement

 

		5.	PAYMENT METHOD

 

		5.1	The Tenant must pay the Annual Rent and all other sums payable under this lease by:

 

		5.1.1	electronic means from an account held in the name of the Tenant to the account (based in the United Kingdom)
notified from time to time to the Tenant by the Landlord; or

 

		5.1.2	any other method that the Landlord reasonably requires from time to time and notifies to the Tenant.

 

		6.	NO SET-OFF

 

The Tenant must pay the Annual Rent
and all other sums payable under this lease in full without any set-off, counterclaim, deduction or withholding (other than any deduction
or withholding of tax as required by law).

 

		7.	INTEREST

 

		7.1	If any of the Annual Rent or any other sum payable by the Tenant under this lease has not been paid by
within ten Working Days of the due date (whether it has been formally demanded or not), the Tenant must pay to the Landlord interest on
that amount at the Default Interest Rate (both before and after any judgment). Such interest shall accrue on that amount on a daily basis for
the period beginning on and including its due date to and including the date of payment.

 

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		7.2	If the Landlord does not demand or accept any of the Annual Rent or any other sum due from, or tendered
by, the Tenant under this lease because the Tenant is in breach of any of the tenant covenants of this lease, then, when that amount is
accepted by the Landlord, the Tenant must pay to the Landlord interest on that amount at the Interest Rate. Such interest shall accrue
on that amount on a daily basis for the period beginning on and including its due date to and including the date of payment.

 

		8.	RATES AND TAXES

 

		8.1	The Tenant must pay all Rates and Taxes.

 

		8.2	The Tenant must not make any proposal to alter the rateable value of the Property (or that value as it
appears on any draft rating list) without the approval of the Landlord.

 

		9.	UTILITIES

 

		9.1	The Tenant must pay all Utility Costs (including without limitation costs associated with energy consumption
and carbon emissions).

 

		9.2	The Tenant must comply with all laws and with any recommendations of the relevant suppliers relating to
the supply and removal of Utilities to or from the Property.

 

		10.	COMMON ITEMS

 

The Tenant must pay to the Landlord
on demand a fair proportion of all reasonable costs payable by the Landlord for the maintenance, repair, lighting, cleaning and renewal
of all Service Media, structures and other items not on or in the Business Park but used or capable of being used by the Business Park
in common with other land (including without limitation costs associated with energy consumption and carbon emissions) provided such costs
are not incorporated within the Service Rent.

 

		11.	COSTS

 

		11.1	The Tenant must pay within 10 Working Days of demand the reasonable costs and expenses of the Landlord
including any solicitors' or other professionals' costs and expenses (whether incurred before or (subject to 11.1.4 which shall be 3 months)
up to 12 months after the Termination Date) in connection with, or in contemplation of, any of the following:

 

		11.1.1	the enforcement of the tenant covenants of this lease;

 

		11.1.2	serving any notice or taking any proceedings in connection with this lease under section 146 or 147 of
the LPA 1925 (notwithstanding that forfeiture is avoided otherwise than by relief granted by the court);

 

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		11.1.3	serving any notice in connection with this lease under section 17 of the LTCA 1995;

 

		11.1.4	the preparation and service of a schedule of dilapidations in connection with this lease provided that
that schedule is served on or before the date which is 3 months from and including the Termination Date; or

 

		11.1.5	any consent or approval applied for under this lease, whether or not it is granted (unless the consent
or approval is unreasonably withheld by the Landlord)

 

		12.	PROHIBITION OF DEALINGS

 

		12.1	Except as expressly permitted by clause 13 to 16 (inclusive), the Tenant must not:

 

		12.1.1	assign, underlet, charge, part with or share possession or occupation of the whole or part of either this
lease or the Property; or

 

		12.1.2	hold the lease on trust for any person (except pending registration of a dealing permitted by this lease
at HM Land Registry or by reason only of joint legal ownership).

 

		13.	ASSIGNMENTS

 

		13.1	The Tenant may assign the whole of this lease with the consent of the Landlord (such consent not to be
unreasonably withheld).

 

		13.2	The Landlord and the Tenant agree that, for the purposes of section 19(1A) of the LTA 1927, the Landlord
may give its consent to an assignment subject to all or any of the following conditions:

 

		13.2.1	a condition that the assignor enters into an authorised guarantee agreement in favour of the Landlord
which:

 

		13.2.1.1	is in respect of all the tenant covenants of this lease;

 

		13.2.1.2	is in respect of the period beginning with the date the assignee becomes bound by those covenants and
ending on the date when the assignee is released from those covenants by virtue of section 5 of the LTCA 1995;

 

		13.2.1.3	imposes principal debtor liability on the assignor;

 

		13.2.1.4	requires (in the event of a disclaimer of this lease) the assignor to enter into a new tenancy for a term
equal to the unexpired residue of the Contractual Term; and

 

		13.2.1.5	is otherwise in a form reasonably required by the Landlord;

 

		13.2.2	a condition that any guarantor of the assignor (other than a guarantor under an authorised guarantee agreement)
enters into a guarantee in favour of the Landlord in a form reasonably required by the Landlord guaranteeing that the assignor will comply with the terms
of the authorised guarantee agreement; or

 

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		13.2.3	a condition that if reasonably required the assignee enters into a rent deposit deed with the Landlord
in a form reasonably required by the Landlord and for an initial deposit of six months' Annual Rent (as at the date of assignment) plus
a sum equivalent to VAT on that Annual Rent.

 

		13.3	The Landlord and the Tenant agree that, for the purposes of section 19(1A) of the LTA 1927, the Landlord
may refuse its consent to an assignment if any of the following circumstances exist:

 

		13.3.1	the Annual Rent or any other sum due under this lease (where that other sum is not the subject of a genuine
dispute with the Landlord) is outstanding;

 

		13.3.2	in the Landlord's reasonable opinion the assignee is not of sufficient financial standing to enable it
to comply with the Tenant's covenants and conditions contained in this lease

 

		13.3.3	there is a material breach of covenant by the Tenant that the Tenant has failed to remedy unless the assignee
covenants to remedy any breach capable of remedy within a reasonable time

 

		13.4	Nothing in this clause shall prevent the Landlord from giving consent subject to any other reasonable
condition nor from refusing consent to an assignment in any other circumstance where it is reasonable to do so.

 

		14.	UNDERLETTING

 

		14.1	The Tenant may underlet the whole of the Property or the Permitted Part in accordance with this clause
14 and with the consent of the Landlord (such consent not to be unreasonably withheld).

 

		14.2	The Tenant must not underlet the whole of the Property or the Permitted Part:

 

		14.2.1	together with any property, or any right over property, that is not included within this lease;

 

		14.2.2	at a fine or premium or reverse premium;

 

		14.2.3	allowing any rent-free period to the undertenant that exceeds the period that is then usual in the open
market for such a letting;

 

		14.2.4	unless the underlease has first been validly excluded from the provisions of the LTA 1954 (where it is
a lease that might otherwise acquire security of tenure under Part II of the LTA 1954);

 

		14.2.5	for a term that will expire by effluxion of time later than three days before the Contractual Term expires
by effluxion of time; and

 

		14.2.6	unless the undertenant has first entered into a direct covenant in favour of the Landlord to observe and
perform the covenants in the underlease and any document that is collateral or supplemental to it.

 

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		14.3	Any underletting by the Tenant must include:

 

		14.3.1	an agreement between the Tenant and the undertenant that the provisions of sections 24 to 28 of the LTA
1954 are excluded from applying to the tenancy created by the underlease (where the underlease was required to be contracted out under
clause 14.2.4);

 

		14.3.2	the reservation of a rent which is not less than the open market rental value of the Property (or, if
the underletting is of the Permitted Part only, the open market rental value of that Permitted Part) at the date on which the Landlord
grants consent to the underletting and which is payable at the same times as the Annual Rent under this lease (but this shall not prevent
an underlease providing for a rent-free period of a length permitted by clause 14.2.3);

 

		14.3.3	provisions for the review of rent at the same dates and on the same basis as the review of the Annual
Rent in this lease unless the term of the underlease is five years or less;

 

		14.3.4	a covenant by the undertenant not to:

 

		14.3.4.1	(except on the same terms as this lease (but made applicable to the undertenant and the underlease) assign
or charge the whole or any part of the underlease;

 

		14.3.4.2	(except on the same terms as this lease (but made applicable to the undertenant and the underlease) part
with, share possession or share occupation of the whole or any part of the underlet property;

 

		14.3.4.3	underlet the whole or part only of the underlet property;

 

		14.3.4.4	hold the underlease on trust for any person (except pending registration of a dealing permitted by the
underlease at HM Land Registry or by reason only of joint legal ownership); and

 

		14.3.4.5	(if the underlease permits the undertenant to assign the underlease) assign the underlease without first
procuring a direct covenant in favour of the Landlord to observe and perform the covenants in the underlease and any document that is
collateral or supplemental to it;

 

		14.3.5	a covenant to comply with the terms of this lease (but, in relation to an underlease of the Permitted
Part, only insofar as they relate to the Permitted Part and rights granted to the undertenant) except the covenant to pay the Annual
Rent; and

 

		14.3.6	provisions requiring the consent or approval of the Landlord to be obtained in respect of any matter for
which the consent or approval of the Landlord is required under this lease; and

 

		14.3.7	in the case of an underletting of the Permitted Part, appropriate tenant covenants requiring the undertenant
to pay an appropriate proportion of:

  

		14.3.7.1	the amounts payable by way of Insurance Rent under this lease; and

 

		14.3.7.2	the costs of repair, maintenance, decoration, renewal, lighting and cleaning of, and any other service,
amenity or facility provided to, any land, buildings, service media, structures and other items that do not form part of the underlet
property but that are used or capable of being used by the underlet property in common with other parts of the Property.

 

    22

     

    

 

		14.4	Any underletting by the Tenant must otherwise be:

 

		14.4.1	by deed;

 

		14.4.2	consistent with and include tenant covenants no less onerous than those in this lease (but, in the case
of an underlease of the Permitted Part, only insofar as they relate to the Permitted Part) excluding the covenant in this lease to pay
the Annual Rent; and

 

		14.4.3	in a form approved by the Landlord (such approval not to be unreasonably withheld).

 

		14.5	In relation to any underlease granted by the Tenant, the Tenant must:

 

		14.5.1	not vary the terms of the underlease without the consent of the Landlord (such consent not to be unreasonably
withheld);

 

		14.5.2	enforce the tenant covenants in the underlease and not waive any of them nor allow any reduction in the
rent payable under the underlease; and

 

		14.5.3	ensure that in relation to any rent review the revised rent is not agreed without the approval of the
Landlord (such approval not to be unreasonably withheld).

 

		14.6	If any alterations arising from the underlease granted by the Tenant invalidate a valid EPC for the Property
(or any part or parts thereof thereof) or adversely affect the asset rating in any such EPC or diminish the value of the Landlord's reversionary
interest, then the Tenant shall:

 

		14.6.1	carry out or procure the carrying out of such works as the Landlord shall reasonably require; and

 

		14.6.2	indemnify the Landlord in respect of such diminution in value and the expenses incurred in respect of
the cost of a new and valid EPC for the Property.

 

		15.	SHARING OCCUPATION

 

		15.1	The Tenant may share occupation of the Property with a Group Company for as long as that company remains
a Group Company and provided that no relationship of landlord and tenant is established by that arrangement.

 

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		15.2	The Tenant is not permitted to share occupation under clause 15.1 if the Permitted Part has been
underlet.

 

		16.	CHARGING

 

The Tenant may charge the whole of this
lease with the consent of the Landlord (such consent not to be unreasonably withheld).

 

		17.	NOTIFICATION AND REGISTRATION OF DEALINGS

 

		17.1	Within one month of any Transaction, the Tenant must:

 

		17.1.1	give the Landlord notice of the Transaction;

 

		17.1.2	deliver a certified copy of any document effecting or evidencing the Transaction to the Landlord (including
a certified copy of any notice served under, or any declaration or statutory declaration made in accordance with, section 38A of the LTA
1954 as part of such Transaction); and

 

		17.1.3	pay the Landlord a registration fee of £50 (plus VAT).

 

		17.2	In respect of every Transaction that is registrable at HM Land Registry, the Tenant must:

 

		17.2.1	promptly following completion of the Transaction apply to register it (or procure that the relevant person
applies to register it);

 

		17.2.2	(or must procure that) any requisitions raised by HM Land Registry in connection with an application to
register a Transaction are responded to promptly and properly; and

 

		17.2.3	within one month of completion of the registration, send the Landlord official copies of its title (and
where applicable of the undertenant's title).

 

		17.3	If requested by the Landlord, the Tenant must promptly supply the Landlord with full details of the occupiers
of the Property and the terms on which they occupy it.

 

		18.	REPAIR

 

		18.1	The Tenant must:

 

		18.1.1	subject to clause 18.2 to put and keep the Property in good and substantial repair and condition;

 

		18.1.2	ensure that any Service Media forming part of the Property, is kept in good working order;

 

		18.1.3	keep the Property clean, tidy and clear of rubbish;

 

		18.1.4	replace as soon as possible with glass of similar appearance and of similar or better quality any glass
forming part of the Property that becomes cracked or broken.

 

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		18.2	The Tenant shall not be liable to repair the Property (excluding any Excluded Insurance Items forming
part of the Property) to the extent that any disrepair has been caused by:

 

		18.2.1	an Insured Risk unless and to the extent that:

 

		18.2.1.1	the policy of insurance of the Property has been vitiated or any insurance proceeds withheld in consequence
of any act or omission of the Tenant or any Authorised Person (except where the Tenant has paid an amount equal to any insurance money
that the insurers refuse to pay in accordance with paragraph 3.2.6 of Schedule 6 ); or

 

		18.2.1.2	the insurance cover in relation to that disrepair is limited as referred to in paragraph 1.3 of Schedule
6 or

 

		18.2.2	Damage by an Uninsured Risk unless that damage is Tenant Damage.

 

		18.2.3	A Snagging Item until such disrepair has been remedied by the Landlord.

 

		18.2.4	Damage as a result of a Solar Installation which was installed by the Landlord.

 

		19.	DECORATION

 

		19.1	The Tenant must:

 

		19.1.1	decorate the Property as often as is reasonably necessary and also in the last three months before the
Termination Date;

 

		19.1.2	carry out all decoration (including all appropriate preparatory work) in a good and proper manner using
good quality materials that are appropriate to the Property and the Permitted Use; and

 

		19.1.3	carry out the decoration required in the last three months before the Termination Date to the reasonable
satisfaction of the Landlord and using materials, designs and colours approved by the Landlord (acting reasonably).

 

		20.	ALTERATIONS

 

		20.1	The Tenant shall not carry out any alterations to the Property which would result in the Property being
designated as a Sub-Standard Property.

 

		20.2	The Tenant shall not carry out any alterations to the Property in a manner that would knowingly have an
adverse impact its Environmental Performance.

 

		20.3	Except as permitted by this clause 20, the Tenant must not make any:

 

		20.3.1	alteration or addition to the Property; or

 

		20.3.2	opening in any boundary of the Property.

 

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		20.4	Any alterations permitted by this clause are subject to clause 20.9.

 

		20.5	The Tenant may make internal non-structural alterations to the Property with the consent of the Landlord
(such consent not to be unreasonably withheld or delayed).

 

		20.6	The Tenant may carry out minor alterations that consist of making minor perforations in any boundary of
the Property or in the structural elements of any buildings that are at the Property provided that:

 

		20.6.1	those alterations are reasonably required in connection with any works permitted under this clause 20;

 

		20.6.2	those alterations do not adversely impact on the structural integrity of the Property; and

 

		20.6.3	the Tenant obtains the consent of the Landlord (such consent not to be unreasonably withheld or delayed)

 

		20.6.4	the alterations do not invalidate any warranties relating to the Property.

 

		20.7	The Tenant may install the Solar Installation in accordance with Schedule 8

 

		20.8	The Tenant may install any Service Media at the Property or alter the route of any Service Media at the
Property with the consent of the Landlord (such consent not to be unreasonably withheld or delayed).

 

		20.9	The Tenant must not carry out any alteration to the Property which would, or may reasonably be expected
to, have an adverse effect on the asset rating in any Energy Performance Certificate for the Property or the Common Parts.

 

		21.	SIGNS

 

		21.1	The Tenant must not:

 

		21.1.1	display any Signs inside the Property that are visible from the outside; or

 

		21.1.2	attach any Signs to the exterior of the Property;

 

except, with the consent of the Landlord
(such consent not to be unreasonably withheld or delayed), Signs of a design, size and number and in positions that are appropriate to
the nature and location of the Property and to the Permitted Use.

 

		21.2	The Tenant must allow the Landlord to fix to and keep at the Property:

 

		21.2.1	during the six month period before the Termination Date, any re-letting board as the Landlord reasonably
requires except where there is a genuine prospect of the Tenant renewing this lease and the Tenant is genuinely and actively pursuing
that renewal; and

 

		21.2.2	at any time during the Term, any sale board as the Landlord reasonably requires.

 

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		22.	RETURNING THE PROPERTY TO THE LANDLORD

 

		22.1	The Tenant must return the Property to the Landlord on the Termination Date with vacant possession and
in the repair and condition required by this lease.

 

		22.2	At the Landlord's request (no later than two months prior to the Termination Date save where the Lease
is brought to an end pursuant to clause 46 where the Landlords request can be made anytime up to the expiry of 2 months from the Termination
Date) the Tenant must by the Termination Date (or if clause 46 applies 2 months from service of the Landlords request):

 

		22.2.1	remove:

 

		22.2.1.1	any tenant's fixtures from the Property;

 

		22.2.1.2	any alterations to the Property undertaken by or for any tenant, undertenant or occupier during or in
anticipation of this lease and any Tenant's plant; and

 

		22.2.1.3	any Signs erected by the Tenant at the Business Park; and

 

		22.2.2	make good any damage caused by the removal of those items and alterations.

 

		22.3	On or before the Termination Date, the Tenant must remove from the Property all chattels belonging to
or used by it.

 

		22.4	The Tenant:

 

		22.4.1	irrevocably appoints the Landlord to be the Tenant's agent to store or dispose of any chattels or items
fixed to the Property by the Tenant and left by the Tenant for more than ten working days after the Termination Date; and

 

		22.4.2	must indemnify the Landlord in respect of any claim made by a third party in relation to that storage
or disposal.

 

The Landlord shall not be liable to the Tenant by
reason of that storage or disposal.

 

		23.	USE

 

		23.1	The Tenant must not use the Property for any purpose other than the Permitted Use.

 

		23.2	The Tenant must not:

 

		23.2.1	use the Property for any illegal purposes nor for any purpose or in a manner that would cause loss, damage,
injury, nuisance or inconvenience to the Landlord, the other tenants or occupiers of the Business Park or any property that neighbours
the Business Park;

 

		23.2.2	hold any auction at the Property;

 

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		23.2.3	allow any noise, music, flashing lights, fumes or smells to emanate from the Property so as to cause a
nuisance or annoyance to any other tenants or occupiers of the Business Park or any property that neighbours the Business Park;

 

		23.2.4	overload or block any Service Media at or serving the Property;

 

		23.2.5	store, sell or display any offensive, dangerous, illegal, explosive or highly flammable items at the Property;

 

		23.2.6	(except as permitted by the Rights) interfere with any Service Media at the Business Park;

 

		23.2.7	keep any pets or any other animal, bird, fish, reptile or insect at the Property (except guide dogs or
other animals used as aids provided they are not kept at the Property overnight or left unattended); or

 

		23.2.8	allow any person to sleep at or reside on the Property.

 

		24.	OPEN LAND AND ESTATE ROADS

 

		24.1	The Tenant must

 

		24.1.1	keep the Open Land adequately surfaced, in good condition and landscaped areas properly cultivated in
accordance with the rules of good husbandry; and

 

		24.1.2	ensure that all security barriers or gates at the entrances to and exits from the Property are operated
correctly and closed after use

 

		24.1.3	comply with its obligations pursuant to the Management Deed in relation to the Estate Road

 

		24.2	The Tenant must not:

 

		24.2.1	store anything on the Open Land or bring anything on to it that might become untidy, unclean unsightly
or in any way detrimental to the property or any Adjacent Property;

 

		24.2.2	deposit any waste, rubbish or refuse on the Open Land or place any receptacle for the same on it;

 

		24.2.3	store any caravan or moveable dwelling on the Open Land

 

		24.2.4	not store on or in any Open Space any petrol, oil or other inflammable material (except that inside the
fuel tank and engine of any vehicle)

 

		24.2.5	not use any other part of the Common Parts in connection with the loading and delivery of goods and materials
to the Property except the service yards within the Property;

 

		24.2.6	not obstruct the Estate Roads during loading and unloading

 

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		25.	REGULATIONS

 

The Tenant must observe all reasonable
and proper regulations made by the Landlord and Management Company from time to time in accordance with the principles of good estate
management and notified to the Tenant in writing relating to the use of the Property the Common Parts, and any other neighbouring or adjoining
property pursuant to the Management Deed .

 

		26.	ENVIRONMENTAL

 

		26.1	The Tenant shall observe all reasonable regulations made by or on behalf of the Landlord from time to
time and notified to the Tenant (including without limitation the Environmental Management Plan) in connection with its use and occupation
of the Property and its user of the Common Parts provided that the Tenant shall not be required to incur material expenditure in complying
with this clause.

 

		26.2	The Tenant shall not install in the Property any heating or cooling or air handling systems without the
prior written approval of the Landlord (such approval not to be unreasonably withheld where such installation is in accordance with the
Environmental Management Plan.)

 

		26.3	The Tenant shall:

 

		26.3.1	within five Working Days of request, provide (but not more than twice in any six month period) to the
Landlord or its authorised representatives all information and data regarding the energy and water consumption at and the waste production
and recycling from the Property.

 

		26.3.2	use reasonable endeavours to comply with the Environmental Management Plan as published from time to time
during the Term provided that the Tenant shall not be required to incur material expenditure in complying with this clause.

 

		26.3.3	Subject to clause 28, permit the Landlord or its authorised representatives to enter the Property (for
the purposes of:

 

		26.3.3.1	reviewing or measuring or monitoring the Tenant's energy and water use and

 

		26.3.3.2	carrying out measurements or inspections or works pursuant to the Environmental Management Plan and

 

		26.3.3.3	installing at the cost of the Landlord separate sub-metering of utilities.

 

		27.	EXERCISE OF THE RIGHTS

 

		27.1	The Tenant must exercise the Rights:

 

		27.1.1	only in connection with the Tenant's use of the Property for the Permitted Use;

 

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		27.1.2	in accordance with any regulations made by the Landlord under clause 25; and

 

		27.1.3	in compliance with all laws relating to the Tenant's use of the Common Parts and any other neighbouring
or adjoining property pursuant to the Rights.

 

		27.2	In exercising any right of entry on to any of the Common Parts, pursuant to paragraph 6 of Schedule 2
, the Tenant must:

 

		27.2.1	except in case of emergency, give reasonable notice of its intention to exercise that right to the Landlord
(and the Landlord shall make a representative available on reasonable notice);

 

		27.2.2	where reasonably required by the Landlord, exercise that right only if accompanied by a representative
of the Landlord;

 

		27.2.3	cause as little damage as reasonably possible to the Common Parts and to any property belonging to or
used by the Landlord or the tenants or occupiers of any Other Unit;

 

		27.2.4	cause as little inconvenience as reasonably possible to the Landlord and the tenants and occupiers of
the Other Units; and

 

		27.2.5	promptly make good any damage caused by reason of the Tenant exercising that right.

 

		28.	ALLOW ENTRY AND MANAGEMENT OBLIGATIONS

 

		28.1	Subject to clause 28.3, the Tenant must allow all those entitled to exercise any right to enter the Property
to enter the Property:

 

		28.1.1	except in the case of an emergency (when no notice shall be required), after having given reasonable notice
(which need not be in writing) to the Tenant;

 

		28.1.2	at any reasonable time (whether or not during usual business hours); and

 

		28.1.3	with their workers, contractors, agents and professional advisers.

 

		28.2	The Tenant must allow any person authorised by the terms of a Third Party Right to enter the Property
in accordance with that Third Party Right

 

		28.3	The Tenant must not interfere with or obstruct (other
than only temporarily and where
necessary) the Management Company or its respective agents or contractors in the proper performance
of their obligations under the Management Deed and/or from properly exercising the rights reserved by this Lease

 

		28.4	The Tenant must not cause or permit or do anything which
will cause the Landlord to be in breach
of its obligations contained in the Management Deed.

 

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		29.	KEYHOLDERS AND EMERGENCY CONTACT DETAILS

 

		29.1	The Tenant must provide to the Landlord in writing the names, addresses, email addresses and telephone
numbers of at least two people who each:

 

		29.1.1	hold a full set of keys for the Property;

 

		29.1.2	hold all the access codes for the Tenant's security systems (if any) at the Property; and

 

		29.1.3	may be contacted in case of emergency at any time outside the Tenant's usual business hours.

 

		30.	COMPLIANCE WITH LAWS

 

		30.1	The Tenant must comply with all laws relating to:

 

		30.1.1	the occupation and use of the Property by the Tenant;

 

		30.1.2	the use or operation of all Service Media, the Tenant's plant, and any other machinery and equipment at
or serving the Property whether or not used or operated;

 

		30.1.3	all materials kept at or disposed of from the Property.

 

		30.2	Within five working days of receipt of any notice or other communication affecting the Property (and whether
or not served pursuant to any law) the Tenant must:

 

		30.2.1	send a copy of the relevant document to the Landlord; and

 

		30.2.2	to the extent that it relates to the Property, take all steps necessary to comply with the notice or other
communication and take any other action in connection with it as the Landlord may reasonably require where it relates to the occupation
by the Tenant

 

		30.3	The Tenant must not:

 

		30.3.1	apply for any planning permission for the Property without the Landlord's consent (such consent not to
be unreasonably withheld where the application relates to works or a change of use permitted under this lease); or

 

		30.3.2	implement any planning permission for the Property without the Landlord's consent (such consent not to
be unreasonably withheld).

 

		30.4	Unless the Landlord otherwise notifies the Tenant, before the Termination Date the Tenant must carry out
and complete any works stipulated to be carried out to the Property (whether before or after the Termination Date) as a condition of any
planning permission for the Property that is implemented before the Termination Date by the Tenant, any undertenant or any other occupier
of the Property.

 

		30.5	The Tenant must:

 

		30.5.1	comply with its obligations under the CDM Regulations;

 

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		30.5.2	maintain the health and safety file for the Property in accordance with the CDM Regulations;

 

		30.5.3	give that health and safety file to the Landlord at the Termination Date;

 

		30.5.4	procure, and give to the Landlord at the Termination Date, irrevocable, non-exclusive, non-terminable,
royalty-free licence(s) for the Landlord to copy and make full use of that health and safety file for any purpose relating to the
Property. Those licence(s) must carry the right to grant sub-licences and be transferable to third parties without the consent of
the grantor; and

 

		30.5.5	supply all information to the Landlord that the Landlord reasonably requires from time to time to comply
with the Landlord's obligations under the CDM Regulations.

 

		30.6	As soon as the Tenant becomes aware of any defect in the Property, the Tenant must give the Landlord notice
of it.

 

		30.7	The Tenant must indemnify the Landlord against any liability under the Defective Premises Act 1972 in
relation to the Property by reason of any failure of the Tenant to comply with any of the tenant covenants in this lease.

 

		30.8	The Tenant must keep:

 

		30.8.1	the Property equipped with all fire prevention, detection and fighting machinery and equipment and fire
alarms which are required under all relevant laws or required by the insurers of the Property or reasonably required by the Landlord;
and

 

		30.8.2	that machinery, equipment and alarms properly maintained and available for inspection.

 

		31.	ENERGY PERFORMANCE CERTIFICATES

 

		31.1	The Tenant must:

 

		31.1.1	co-operate with the Landlord so far as is reasonably necessary to allow the Landlord to obtain an Energy
Performance Certificate and Recommendation Report for the Property, or the Common Parts including providing the Landlord with copies of
any plans or other information held by the Tenant that would assist in obtaining an Energy Performance Certificate and Recommendation
Report; and

 

		31.1.2	allow such access to any Energy Assessor appointed by the Landlord as is reasonably necessary to inspect
the Property for the purposes of preparing an Energy Performance Certificate and Recommendation Report for the Property.

 

		31.2	The Tenant must not commission an Energy Performance Certificate for the Property unless required to do
so by the EPC Regulations.

 

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		31.3	Where the Tenant is required by the EPC Regulations to commission an Energy Performance Certificate for
the Property, the Tenant must at the request of the Landlord either:

 

		31.3.1	commission an Energy Performance Certificate from an Energy Assessor approved by the Landlord; or

 

		31.3.2	pay the costs of the Landlord of commissioning an Energy Performance Certificate for the Property.

 

		31.4	The Tenant must deliver to the Landlord a copy of any Energy Performance Certificate and Recommendation
Report for the Property that is obtained or commissioned by the Tenant or any other occupier of the Property within 5 working days of
receipt.

 

		32.	THIRD PARTY RIGHTS

 

		32.1	The Tenant must:

 

		32.1.1	comply with the obligations on the Landlord relating to the Third Party Rights to the extent that those
obligations relate to the Property; and

 

		32.1.2	not do anything that may interfere with any Third Party Right.

 

		32.2	The Rights are granted subject to the Third Party Rights to the extent that the Third Party Rights affect
the parts of the Business Park over which the Rights are granted.

 

		33.	REGISTRATION OF THIS LEASE

 

The Tenant must apply

 

		33.1	to register this lease at HM Land Registry promptly and in any event within one month following the grant
of this lease.

 

		33.2	ensure that any requisitions raised by HM Land Registry in connection with its application to register
this lease at HM Land Registry are responded to promptly and properly; and

 

		33.3	send the Landlord official copies of its title within one month of completion of the registration.

 

		34.	CLOSURE OF REGISTERED TITLE

 

		34.1	The Tenant must make an application to HM Land Registry to close the registered title of this lease and
remove all entries on the Landlord’s title relating to this lease and the easements granted by this lease promptly (and in any event
within one month) following the Termination Date.

 

		34.2	The Tenant must:

 

		34.2.1	ensure that any requisitions raised by HM Land Registry in connection with its application to HM Land
Registry pursuant to clause 34.1 are responded to promptly and properly; and

 

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		34.2.2	keep the Landlord informed of the progress and completion of that application.

 

		35.	ENCROACHMENTS AND PRESERVATION OF RIGHTS

 

		35.1	The Tenant must not permit any encroachment over the Property or permit any easements or other rights
to be acquired over the Property.

 

		35.2	If any encroachment over the Property is made or attempted or any action is taken by which an easement
or other right may be acquired over the Property, the Tenant must:

 

		35.2.1	immediately inform the Landlord and give the Landlord notice of that encroachment or action; and

 

		35.2.2	at the request and cost of the Landlord, adopt such measures as may be reasonably required or deemed proper
for preventing any such encroachment or the acquisition of any such easement or other right.

 

		35.3	The Tenant must preserve all rights of light and other easements enjoyed by the Property.

 

		35.4	The Tenant must not prejudice the acquisition of any right of light or other easement for the benefit
of the Property by obstructing any window or opening or giving any acknowledgement that the right is enjoyed with the consent of any third
party or by any other act or default of the Tenant.

 

		35.5	If any person takes or threatens to take any action to obstruct or interfere with any easement or other
right enjoyed by the Property or any such easement in the course of acquisition, the Tenant must:

 

		35.5.1	immediately inform the Landlord and give the Landlord notice of that action; and

 

		35.5.2	at the request and cost of the Landlord, adopt such measures as may be reasonably required or deemed proper
for preventing or securing the removal of the obstruction or the interference.

 

		36.	REPLACEMENT GUARANTOR

 

		36.1	Subject to clause 36.2, if:

 

		36.1.1	an Insolvency Event occurs in relation to a guarantor; or

 

		36.1.2	any guarantor (being an individual) dies or becomes incapable of managing their affairs;

 

the Tenant must, if the Landlord so
requests, procure that a person of standing acceptable to the Landlord (acting reasonably), within twenty working days of that request
enters into a replacement or additional guarantee and indemnity of the tenant covenants of this lease in the same form as that entered
into by that guarantor.

 

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		36.2	Clause 36.1 shall not apply in the case of a person who is a guarantor by reason of having entered into
an authorised guarantee agreement.

 

		37.	PROCURE GUARANTOR CONSENT

 

		37.1	For so long as any guarantor remains liable to the Landlord, the Tenant must, if the Landlord so requests,
procure that that guarantor does all or any of the following:

 

		37.1.1	joins in any consent or approval required under this lease; and

 

		37.1.2	consents to any variation of the tenant covenants of this lease.

 

		38.	INDEMNITY

 

		38.1	The Tenant must keep the Landlord indemnified against all liabilities, expenses, costs (including, but
not limited to, any solicitors' or other professionals' costs and expenses), claims, damages and losses (including, but not limited to,
any diminution in the value of the Landlord's interest in the Property and loss of amenity of the Business Park) suffered or incurred
by the Landlord arising out of or in connection with:

 

		38.1.1	any breach of any tenant covenants in this lease;

 

		38.1.2	any use or occupation of the Property or the carrying out of any works permitted or required to be carried
out under this lease; or

 

		38.1.3	any act or omission of the Tenant or any Authorised Person.

 

		39.	LANDLORD COVENANTS

 

		39.1	The Landlord covenants with the Tenant to observe and perform the landlord covenants of this lease during
the Term, including those within the Schedules to this lease.

 

		39.2	The
                                            Landlord shall procure that any defects, shrinkages or other faults identified in writing
                                            by the Tenant to the Landlord prior to Friday 4th
                                            August 2023 shall be made good, at the Landlord’s own expense and to the reasonable
                                            satisfaction of the Tenant but only to the extent that any such defect has not been caused
                                            by the Tenant or any Authorised Person

 

		40.	SERVICES

 

		40.1	The Landlord will:-

 

		40.1.1	notify the Tenant of any changes in the Charging Period as soon as reasonably practicable following notification
by or on behalf of the Management Company

 

		40.1.2	confirm the amount of the Interim Charge for the Charging Period as soon as reasonably practicable following
notification by on behalf of the Management Company of the Interim Charge under the Management Deed

 

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		40.1.3	supply to the Tenant a copy of the Statement as soon as reasonably practicable following receipt of the
same.

 

		40.1.4	where the Service Charge is less than the Interim Charge, credit the balance against the next payment
of the Interim Charge or repay the excess to the Tenant at the end of the Term within one (1) month of the date of the Landlord supplying
the Statement to the Tenant

 

		40.1.5	save to the extent permitted by the Management Deed not agree any variation to the terms of the Management
Deed during the Term without the consent of the Tenant (not to be unreasonably withheld or delayed)

 

		40.1.6	if the Tenant disputes the Services Rent the Landlord shall at the request and cost of the Tenant make
all reasonable representations to the Management Company as reasonably required by the Tenant

 

		40.1.7	provide the Tenant with a copy of any regulations made and notified to the Landlord in relation to the
Common Parts and if reasonably required by the Tenant and at the cost of the Tenant make all such reasonable representations to the Management
Company as the Tenant requires concerning such regulations

 

		40.1.8	comply with the obligations on the part of the Covenanter contained in the Management Deed

 

		40.1.9	not obstruct or interfere with the Management Company and their respective agents and contractors in the
proper performance of their obligations under the Management Deed

 

		40.1.10	procure that upon any disposition (excluding a Public Disposition
as defined in the management Deed) of the Management Company's interest in the Common Parts during the Term, any successor in title to
the Management Company will covenant with the Tenant in the same form as the Estate Management Company's covenants in Clause 42 of this
Lease

 

Save that any costs incurred in the Service Charge
as a result of a breach by the Landlord of its obligations to the Tenant under this Lease will not be included in the Service Rent

 

		40.2	If the Management Company fails
to provide the Services in the circumstances set out in clause 10 of the Management Deed and the Management Company fails to remedy such
failure within a reasonable period in accordance with the provisions of clause 10 of the Management Deed the Landlord will at the request
of the Tenant use all reasonable endeavours to exercise the step in rights in accordance with the provisions of clause 10 of the Management
Deed Provided the Landlord shall not be required to exercise step in rights or be liable in respect
of any failure to provide the Services, where the circumstances in clause 3.2 of the Management Deed apply

 

    36

     

    

 

		41.	QUIET ENJOYMENT

 

The Landlord covenants with the Tenant
that the Tenant shall have quiet enjoyment of the Property without any interruption by the Landlord or any person claiming under the Landlord
except as otherwise permitted by this lease.

 

		42.	MANAGEMENT COMPANY COVENANTS

 

The Management Company covenants with
the Landlord and the Tenant to:

 

		42.1	carry out or procure the carrying out of the Services in accordance with the provisions of the Management
Deed;

 

		42.2	observe and perform the obligations on the part of the Management Company contained in the Management
Deed; and

 

		42.3	on receipt of written request to make available or procure there is made available in the UK any receipts
or invoices evidencing expenditure of the Service Costs for inspection by the Landlord and the Tenant.

 

		43.	VARIATION IN EXTENT OF THE BUSINESS PARK

 

If the Landlord or Management Company
varies the extent of the Business Park, that variation must not materially adversely impact on:

 

		43.1	the Tenant's use and occupation of the Property;

 

		43.2	the rights and facilities granted to the Tenant under this lease; or

 

		43.3	the amount of Service Rent payable by the Tenant under the lease as a reflection of the proportion the
which the Area (as defined under the Management Deed) bears to the aggregate Area of all Other Units on the Business Park.

 

		44.	DESIGNATION OF ALTERNATIVE AREAS, ROUTES AND FACILITIES

 

		44.1	The Landlord and Management Company must:

 

		44.1.1	when exercising any right under paragraph 1.5 of Schedule 3 , give the Tenant reasonable notice (except
in case of emergency when no notice shall be required);

 

		44.1.2	when exercising its right under paragraph 1.5 of Schedule 3 , use reasonable endeavours to designate alternative
routes, areas or facilities that are not materially less convenient for the Tenant; and

 

		44.1.3	(except in case of emergency) when exercising its right under paragraph 1.5 of Schedule 3 :

 

		44.1.3.1	use reasonable endeavours to provide alternative routes, areas or facilities that are not materially less
convenient for the Tenant; and

 

    37

     

    

 

 

		44.1.3.2	ensure
                                            that access to the relevant Common Parts is prevented or restricted for as short a period
                                            as is reasonably practicable.

 

		44.2	When
                                            exercising the right under paragraph 1.6 of Schedule 3, the Landlord must act reasonably
                                            and in the interests of good estate management.

 

		45.	EXERCISE
                                            OF RIGHT OF ENTRY

 

		45.1	In
                                            exercising any right of entry on to the Property pursuant to paragraph 1.2 of Schedule 3,
                                            the Landlord must:

 

		45.1.1	except
                                            in case of emergency, give reasonable notice of its intention to exercise that right to the
                                            Tenant;

 

		45.1.2	where
                                            reasonably required by the Tenant, exercise that right only if accompanied by a representative
                                            of the Tenant;

 

		45.1.3	cause
                                            as little damage as possible to the Property and to any property belonging to or used by
                                            the Tenant;

 

		45.1.4	cause
                                            as little inconvenience as reasonably possible to the Tenant; and

 

		45.1.5	promptly
                                            make good any physical damage caused to the Property by reason of the Landlord exercising
                                            that right.

 

		46.	RE-ENTRY
                                            AND FORFEITURE

 

		46.1	The
                                            Landlord may re-enter the Property (or any part of the Property in the name of the whole)
                                            at any time after any of the following occurs:

 

		46.1.1	the
                                            whole or any part of the Rents is unpaid 21 days after becoming payable (whether it has been
                                            formally demanded or not);

 

		46.1.2	any
                                            material breach by the Tenant of any condition of, or tenant covenant in, this lease; or

 

		46.1.3	an
                                            Insolvency Event.

 

		46.2	If
                                            the Landlord re-enters the Property (or any part of the Property in the name of the whole)
                                            pursuant to this clause, this lease shall immediately end but without prejudice to any right
                                            or remedy of the Landlord in respect of any breach of covenant by the Tenant or any guarantor.

 

		47.	SECTION 62
                                            OF THE LPA 1925, IMPLIED RIGHTS AND EXISTING APPURTENANT RIGHTS

 

		47.1	The
                                            grant of this lease does not create by implication any easements or other rights for the
                                            benefit of the Property or the Tenant and the operation of section 62 of the LPA 1925 is
                                            excluded.

 

		47.2	The
                                            Property is let without the benefit of any existing easements or other rights which are appurtenant
                                            to the whole or any part of the Business Park except those set out in paragraph 5 of Schedule
                                            2.

 

    38

     

    

 

(except to the extent that the legislation prevents that
right being excluded)].

 

		48.	NO
                                            RESTRICTION ON LANDLORD'S USE

 

Nothing in this lease shall impose
or be deemed to impose any restriction on the use by the Landlord of the Business Park (excluding the Property), or any other neighbouring
or adjoining property.

 

		49.	BREACH
                                            OF REPAIR AND MAINTENANCE OBLIGATION

 

		49.1	The
                                            Landlord may enter the Property to inspect its condition and state of repair and give the
                                            Tenant a notice of any breach of any of the tenant covenants in this lease relating to the
                                            condition or repair of the Property.

 

		49.2	Following
                                            the service of a notice pursuant to clause 49.1, the Landlord may enter the Property and
                                            carry out the required works if the Tenant:

 

		49.2.1	has
                                            not begun any works required to remedy any breach specified in that notice within two months
                                            of the notice or, if works are required as a matter of emergency, immediately; or

 

		49.2.2	is
                                            not carrying out the required works with all due speed.

 

		49.3	The
                                            costs incurred by the Landlord in carrying out any works pursuant to clause 49.2
                                            (and any professional fees and any VAT in respect of those costs) shall be a debt due from
                                            the Tenant to the Landlord and payable on demand.

  

		49.4	Any
                                            action taken by the Landlord pursuant to this clause 49 shall be without prejudice to the
                                            Landlord's other rights (including those under clause 46).

 

		50.	NOTICES

 

		50.1	Except where this lease specifically
                                            states that a notice need not be in writing, any notice given under or in connection with
                                            this lease shall be in writing and given:

 

		50.1.1	by
                                            hand:

 

		50.1.1.1	if
                                            the party is a company incorporated in the United Kingdom, at that party's registered office
                                            address;

 

		50.1.1.2	if
                                            the party is a company not incorporated in the United Kingdom, at that party's principal
                                            place of business in the United Kingdom; or

 

		50.1.1.3	in
                                            any other case, at that party's last known place of abode or business in the United Kingdom;

 

		50.1.2	by
                                            pre-paid first-class post or other next working day delivery service:

 

		50.1.2.1	if
                                            the party is a company incorporated in the United Kingdom, at that party's registered office
                                            address;

 

    39

     

    

 

		50.1.2.2	if
                                            the party is a company not incorporated in the United Kingdom, at that party's principal
                                            place of business in the United Kingdom; or

 

		50.1.2.3	in
                                            any other case, at that party's last known place of abode or business in the United Kingdom

 

		50.2	If
                                            a notice complies with the criteria in clause 50.1, whether or not this lease requires that
                                            notice to be in writing, it shall be deemed to have been received if:

 

		50.2.1	delivered by hand, at the time the notice
                                            is left at the proper address; or

 

		50.2.2	sent
                                            by pre-paid first-class post or other next working day delivery service, on the second working
                                            day after posting.

 

		50.3	This
                                            clause does not apply to the service of any proceedings or other documents in any legal action
                                            or, where applicable, any arbitration or other method of dispute resolution.

 

		51.	CONSENTS
                                            AND APPROVALS

 

		51.1	Where
                                            the consent of the Landlord is required under this lease, a consent shall only be valid if
                                            it is given by deed unless:

 

		51.1.1	it
                                            is given in writing and signed by the Landlord or a person duly authorised on its behalf;
                                            and

 

		51.1.2	it
                                            expressly states that the Landlord waives the requirement for a deed in that particular case.

 

		51.2	If
                                            a waiver is given pursuant to clause 51.1, it shall not affect the requirement for a deed
                                            for any other consent.

 

		51.3	Where
                                            the approval of the Landlord is required under this lease, an approval shall only be valid
                                            if it is in writing and signed by or on behalf of the Landlord unless:

 

		51.3.1	the
                                            approval is being given in a case of emergency; or

 

		51.3.2	this
                                            lease expressly states that the approval need not be in writing.

 

		51.4	If
                                            the Landlord gives a consent or approval under this lease, the giving of that consent or
                                            approval shall not:

 

		51.4.1	imply
                                            that any consent or approval required from a third party has been obtained; or

 

		51.4.2	obviate
                                            the need to obtain any consent or approval from a third party.

 

		51.5	Where the Tenant requires the consent
                                            or approval of any mortgagee to any act or omission under this lease, then (subject to clause
                                            1.11) at the cost of the Tenant the Landlord must use reasonable endeavours to obtain that
                                            consent or approval.

 

		51.6	Where:

 

    40

     

    

 

		51.6.1	the
                                            consent of a mortgagee is required under this lease, a consent shall only be valid if it
                                            would be valid as a consent given under the terms of the mortgage; or

 

		51.6.2	the
                                            approval of a mortgagee is required under this lease, an approval shall only be valid if
                                            it would be valid as an approval given under the terms of the mortgage.

 

		52.	EXPERT
                                            DETERMINATION

 

		52.1	This
                                            clause 52 applies in relation to any matter referred to an Expert for determination pursuant
                                            to paragraph 2 of Part 5 of Schedule 5

 

		52.2	The
                                            Landlord and Tenant shall agree on the appointment of an Expert and shall agree with the
                                            Expert the terms of their appointment.

 

		52.3	If
                                            the Landlord and Tenant are unable to agree on an Expert or the terms of their appointment
                                            within twenty working days of either party serving details of a suggested expert on the other,
                                            either party shall then be entitled to request the President to appoint an Expert and agree
                                            with the Expert the terms of appointment.

 

		52.4	The
                                            Expert shall be required to prepare a written decision including reasons and give notice
                                            (including a copy) of the decision to the parties within a maximum of sixty working days
                                            of the matter being referred to the Expert.

 

		52.5	If
                                            the Expert dies or becomes unwilling or incapable of acting, or does not deliver the decision
                                            within the time required by this clause, then:

 

		52.5.1	either
                                            party may apply to the President to discharge the Expert and to appoint a replacement Expert
                                            with the required expertise; and

 

		52.5.2	this
                                            clause 51 shall apply to the new Expert as if they were the first Expert appointed.

 

		52.6	The
                                            parties are entitled to make submissions to the Expert and must provide (or procure that
                                            others provide) the Expert with such assistance and documents as the Expert reasonably requires
                                            for the purpose of reaching a decision.

 

		52.7	To
                                            the extent not provided for by this clause 52, the Expert may in their reasonable discretion
                                            determine such other procedures to assist with the conduct of the determination as they consider
                                            just or appropriate including (to the extent considered necessary) instructing professional
                                            advisers to assist them in reaching their determination.

 

		52.8	The
                                            Expert shall act as an expert and not as an arbitrator. The Expert shall determine the matter
                                            referred to the Expert under this lease. The Expert may award interest as part of their decision.
                                            The Expert's written decision on the matters referred to them shall be final and binding
                                            on the parties in the absence of manifest error or fraud.

 

		52.9	The
                                            Landlord and Tenant must bear their own costs in relation to the reference to the Expert.

 

    41

     

    

 

		52.10	The
                                            Landlord and Tenant must bear the Expert's fees and any costs properly incurred by them in
                                            arriving at their determination (including any fees and costs of any advisers appointed by
                                            the Expert) equally or in such other proportions as the Expert shall direct.

 

		52.11	If
                                            either the Landlord or the Tenant does not pay its part of the Expert's fees and expenses
                                            within ten working days of demand by the Expert, then:

 

		52.11.1	the
                                            other party may pay instead; and

 

		52.11.2	the
                                            amount so paid shall be a debt of the party that should have paid and shall be due and payable
                                            on demand to the party that made the payment pursuant to clause 52.11.1.

 

		52.12	The
                                            Landlord and Tenant must act reasonably and co-operate to give effect to the provisions of
                                            this clause and otherwise do nothing to hinder or prevent the Expert from reaching their
                                            determination.

 

		53.	VAT

 

		53.1	All
                                            sums payable by either party under or in connection with this lease are exclusive of any
                                            VAT that may be chargeable.

 

		53.2	A
                                            party to this lease must pay VAT on receipt of a valid VAT invoice in respect of all taxable
                                            supplies made to that party in connection with this lease on the due date for making any
                                            payment or, if earlier, the date on which that supply is made for VAT purposes.

 

		53.3	Every
                                            obligation on either party, under or in connection with this lease, to pay any sum by way
                                            of a refund or indemnity, includes an obligation to pay an amount equal to any VAT incurred
                                            on that sum by the receiving party on receipt of a valid VAT invoice (except to the extent
                                            that the receiving party obtains credit for such VAT).

 

		54.	JOINT
                                            AND SEVERAL LIABILITY

 

Where a party comprises more than one
person, those persons shall be jointly and severally liable for the obligations and liabilities of that party arising under this lease.
The party to whom those obligations and liabilities are owed may take action against, or release or compromise the liability of, or grant
time or other indulgence to, any one of those persons without affecting the liability of any other of them.

 

		55.	ENTIRE
                                            AGREEMENT

 

		55.1	This
                                            lease constitutes the whole agreement between the parties and supersedes all previous discussions,
                                            correspondence, negotiations, arrangements, understandings and agreements between them relating
                                            to its subject matter.

 

		55.2	Nothing
                                            in this lease constitutes or shall constitute a representation or warranty that the Property
                                            may lawfully be used for any purpose allowed by this lease.

 

    42

     

    

 

		56.	CONTRACTS
                                            (RIGHTS OF THIRD PARTIES) ACT 1999

 

This lease does not give rise to any
rights under the Contracts (Rights of Third Parties) Act 1999 to enforce any term of this lease.

 

		57.	GOVERNING
                                            LAW

 

This lease and any dispute or claim
(including non-contractual disputes or claims) arising out of or in connection with it or its subject matter or formation shall be governed
by and construed in accordance with the law of England and Wales.

 

		58.	JURISDICTION

 

Subject to clause 5, each party irrevocably
agrees that the courts of England and Wales shall have exclusive jurisdiction to settle any dispute or claim (including non-contractual
disputes or claims) arising out of or in connection with this lease or its subject matter or formation.

 

This document has been executed as a deed and is delivered and takes
effect on the date stated at the beginning of it.

 

    43

     

    

 

Schedule 1 

Property

 

The premises comprising the Buildings, and ancillary service yard
and access roads and shown edged red on the Property Plan including:

 

		(i)	all buildings,
                                            erections, structures, fixtures fittings and appurtenances on the Premises from time to time

 

		(ii)	all
                                            additions, alterations and improvements carried out during the Term

 

		(iii)	the
                                            Service Conduits exclusively serving the Property

 

but excluding the air space above any of the Property and any Tenants
plant which can be removed from the Property without defacing the same.

 

    44

     

    

 

Schedule 2 

Rights

 

In common with the Landlord and the Management
Company and any other person authorised by the Landlord, the Landlord grants to the Tenant the following easements (for the benefit of
the Property) and the following other rights:

 

		1.	The right
                                            to support and protection for the Property from the other Adjacent Property to the extent
                                            that the same provide support and protection to the Property at the date of this lease.

 

		2.	The right
                                            to use the Common Parts including the Estate Roads for the purposes of access to and egress
                                            from the Property.

 

		3.	The right
                                            to use and to connect into any Service Media forming part of the Common Parts that serve
                                            (but do not form part of) the Property which are in existence at the date of this lease or
                                            are installed or constructed during the Term. Provided that the Landlord (and the Management
                                            Company) may, at its discretion and at any time, re-route or replace any Service Media pursuant
                                            to paragraph 1.3.3 of Schedule 3 provided that any alternative routes or replacements are
                                            not less convenient for the Tenant and this right shall then apply in relation to the Service
                                            Media as re-routed or replaced.

 

		4.	The right
                                            to display the trading name and logo of the Tenant (and any authorised undertenant) on a
                                            sign or noticeboard provided by the Landlord or Management Company at the entrance of the
                                            Business Park in a form and manner approved by the Landlord or if applicable the Management
                                            Company.

 

		5.	Subject
                                            to the Tenant complying with clause 21.1, the right to attach Signs to the exterior of the
                                            Property.

 

		6.	Subject
                                            to the Tenant complying with clause 27.2, the right to enter the Common Parts so far as is
                                            reasonably necessary to carry out any works to the Property required or permitted by this
                                            lease.

 

    45

     

    

 

Schedule 3 

Reservations

 

		1.	Subject
                                            to paragraph 2 and paragraph 3 of this Schedule, the Landlord excepts and reserves from this
                                            lease for the benefit of the Landlord and if applicable the Management Company the following
                                            easements (for the benefit of the Business Park (excluding the Property) and the following
                                            other rights:

 

		1.1	Rights
                                            of light, air, support and protection to the extent those rights are capable of being enjoyed
                                            at any time during the Term.

 

		1.2	Subject
                                            to the Landlord complying with clause 28, the right to enter the Property:

 

		1.2.1	to
                                            repair, maintain, install, construct, re-route or replace any Service Media or structure
                                            relating to any of the Reservations;

 

		1.2.2	to
                                            carry out any works to any other part of the Business Park where it would not be reasonably
                                            practicable to do so without entering onto the Property; and

 

		1.2.3	for
                                            any other purpose mentioned in or connected with:

 

		1.2.3.1	this
                                            lease;

 

		1.2.3.2	the
                                            Reservations; or

 

		1.2.3.3	the
                                            Landlord's interest in the Business Park or any neighbouring or adjoining property in which
                                            the Landlord acquires an interest during the Term.

 

		1.3	The
                                            right to:

 

		1.3.1	use
                                            and connect into Service Media at, but not forming part of, the Property which are in existence
                                            at the date of this lease or which are installed or constructed during the Term;

 

		1.3.2	install
                                            and construct Service Media at the Property to serve any other part of the Business Park
                                            or any neighbouring or adjoining property in which the Landlord acquires an interest during
                                            the Term; and

 

		1.3.3	re-route
                                            and replace any Service Media referred to in this paragraph.

 

		1.3.4	commence
                                            a Solar Installation in accordance with Schedule 8 In the event that the Tenant has not served
                                            written notice on the Landlord to confirm its intent to commence a Solar Installation of
                                            at least 35 kWp within 18 months of the date of this Lease or if any such installation has
                                            not been completed within 24 months of the date of this Lease (subject to extension where
                                            lead times have been extended by suppliers as a result of global supply chain factors).

 

		1.4	At
                                            any time during the Term, the full and free right to build, rebuild, alter or develop the
                                            Business Park or any neighbouring or adjoining property in which the Landlord acquires an
                                            interest during the Term as the Landlord may think fit.

 

    46

     

    

 

		1.5	Subject
                                            to the Landlord and the Management Company complying with clause 42.1, the right from time
                                            to time to (but not including the Estate Roads) prevent or restrict access to any of the
                                            Common Parts (but not including the Estate Roads) if reasonably required to enable works
                                            to be carried out to any part of the Business Park or in case of emergency

 

		1.6	The
                                            right to erect a barrier (or other gate or
                                            barrier system) as the Landlord or the Management Company may consider necessary or desirable
                                            from time to time for the benefit of the Business Park on the entrance to the Business Park
                                            in such location as the Landlord or the Management Company may from time to time nominate
                                            and the Tenant (acting reasonably) shall
                                            approve subject to the Tenant being provided
                                            with a key or other appropriate means of access to the system, for access appropriate to
                                            the use of the Property.

 

		1.7	Subject
                                            to the Landlord complying with clause 44.2, the right from time to time to designate which
                                            of the Common Parts may be used by the Tenant on foot only, by vehicles only or both on foot
                                            and by vehicles and this shall include the right to specify which type, size and weight of
                                            vehicles are permitted to use any of those Common Parts designated by the Landlord for use
                                            by vehicles.

 

		2.	The Reservations:

 

		2.1	Are
                                            excepted and reserved notwithstanding that the exercise of any of the Reservations or the
                                            works carried out pursuant to them result in a reduction in the flow of light or air to the
                                            Property or the Common Parts or loss of amenity for the Property or the Common Parts provided
                                            that they do not materially adversely affect the use and enjoyment of the Property for the
                                            Permitted Use.

 

		2.2	May be
                                            exercised by:

 

		2.2.1	the
                                            Landlord;

 

		2.2.2	the
                                            Management Company

 

		2.2.3	anyone
                                            else who is or becomes entitled to exercise them; and

 

		2.2.4	anyone
                                            authorised by the Landlord .

 

		2.3	Are
                                            excepted and reserved to the extent possible for the benefit of any neighbouring or adjoining
                                            property in which the Landlord acquires an interest during the Term.

 

		3.	No party
                                            exercising any of the Reservations, nor its workers, contractors, agents and professional
                                            advisers, shall be liable to the Tenant or to any undertenant or other occupier of or person
                                            at the Property for any loss, damage, injury, nuisance or inconvenience arising by reason
                                            of its exercising any of the Reservations except for:

 

		3.1	Physical
                                            damage to the Property.

 

		3.2	Any
                                            loss, damage, injury, nuisance or inconvenience in relation to which the law prevents the
                                            Landlord from excluding liability.

 

    47

     

    

 

 

Schedule
4

Third
Party Rights

 

All
easements and other rights, covenants and restrictions affecting the Business Park and any land over which the Rights are granted including
those set out or referred to in the register entries of the Registered Titles as at the date of this lease1 but excluding
any financial charges.

 

    48

     

    

 

Schedule
5

Rent
review

 

Part 1

Definitions

 

		1.	DEFINITIONS

 

The
following definitions apply in this Schedule 5.

 

	 	Assumptions	the
    assumptions set out in Part 2 of this Schedule 5
	 	 		 
	 	Base
    RPI Month	343.2
    (July 2022)or, where there has been at least one review of the Annual Rent in accordance with paragraph 1 of Part 5 of
    this schedule, the month that falls two months before the month in which the most recent prior Review Date fell.
	 	 	
	 	Base
    Rent	the
    Annual Rent payable immediately before a Review Date.
	 	 	
	 	Current
    Figure	the
    index value of the RPI for the month that falls two months before the month in which that Review Date falls
	 	 	
	 	Disregards	the
    disregards set out in Part 3 of this Schedule 5
	 	 	 
	 	Hypothetical
    Lease	the
    lease described in Part 4 of this Schedule 5
	 	 	 
	 	Indexed
    Rent	the
    rent determined in accordance with paragraph 1.1 of Part 5 of this schedule.
	 	 	
	 	Maximum
    Rent	means
    104% of the Base Rent.
	 	 	 
	 	Minimum
    Rent	means
    101% of the Base Rent.
	 	 	 
	 	Open
    Market Rent	the
    annual rent (exclusive of VAT) at which the Property could reasonably be expected to be let:
	 	 	
	 	 	(a)	in
    the open market;
	 	 	 	 
	 	 	(b)	at
    the relevant Review Date; and
	 	 	 	 
	 	 	(c)	applying
    the Assumptions and Disregards.
	 	 	 	 
	 	Review
    Dates	the
    first anniversary of the Rent Commencement Date of this lease and every anniversary of that date
	 	 	
	 	Revised
    Rent	the
    rent ascertained in accordance with paragraphs 1.1 and 1.2 of Part 5 of this schedule.
	 	 	 
	 	RPI	the Retail Prices Index or any official
    index replacing it.
	 	 	 
	 	Shortfall
    Payment Date	the date which is ten working days
    from and including the date that the revised Annual Rent is agreed or determined

 

    49

     

    

 

Part 2 

Assumptions

 

		1.	The
                                            matters to be assumed are:

 

		1.1	The
                                            Property is available to let in the open market:

 

		1.1.1	on
                                            the terms of the Hypothetical Lease;

 

		1.1.2	by
                                            a willing landlord to a willing tenant;

 

		1.1.3	with
                                            vacant possession; and

 

		1.1.4	without
                                            a fine or a premium.

 

		1.2	The
                                            willing tenant has had the benefit of any rent-free or other concession or contribution which
                                            would be offered in the open market at the relevant Review Date in relation to fitting-out
                                            works at the Property.

 

		1.3	The
                                            Property may lawfully be used and is in a physical state to enable it to be lawfully used,
                                            by the willing tenant (or any potential undertenant or assignee of the willing tenant) for
                                            any use permitted by this lease.

 

		1.4	The
                                            Tenant and the Landlord (except where the Landlord is in material and persistent breach)
                                            have fully complied with their obligations in this lease.

 

		1.5	If
                                            the Property or any means of access to it or any Service Media serving the Property has been
                                            destroyed or damaged, it has been fully restored.

 

		1.6	No
                                            work has been carried out on the Property that has diminished its rental value

 

		1.7	Any
                                            fixtures, fittings, machinery or equipment supplied to the Property by the Landlord that
                                            have been removed by or at the request of the Tenant, or any undertenant or their respective
                                            predecessors in title (otherwise than to comply with any law) remain at the Property.

 

		1.8	The
                                            Annual Rent is reviewed every5 years

 

Part 3

Disregards

 

		1.	The
                                            matters to be disregarded are:

 

		1.1	Any
                                            effect on rent of the fact that the Tenant or any authorised undertenant has been in occupation
                                            of the Property.

 

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		1.2	Any
                                            goodwill attached to the Property by reason of any business carried out there by the Tenant
                                            or by any authorised undertenant or by any of their predecessors in business.

 

		1.3	Any
                                            effect on rent attributable to any physical improvement to the Property carried out before
                                            or after the date of this lease (including any physical improvement to any Service Media
                                            servicing the Property), by or at the expense of the Tenant or any authorised undertenant
                                            with all necessary consents, approvals and authorisations and not pursuant to an obligation
                                            to the Landlord (other than an obligation to comply with any law).

 

		1.4	Any
                                            effect on the rent attributable to any Tenant plant installed or carried out by or at the
                                            expense of the Tenant or any authorised undertenant before or after the date of this lease
                                            (unless required by law)

 

		1.5	Any
                                            statutory restriction on rents or the rights to recover them.

 

		1.6	Annual
                                            RPI Increases

 

Part 4

Hypothetical
Lease

 

		1.	A
                                            lease:

 

		1.1	Of
                                            the whole of the Property.

 

		1.2	For
                                            a term equal to the unexpired residue of the Contractual Term at the relevant Review Date
                                            or a term of ten years commencing on the relevant Review Date

 

		1.3	With
                                            rent review dates every 5th year from the relevant Review Date

 

		1.4	Otherwise
                                            on the terms of this lease (other than the amount of the Annual Rent)

 

Part 5

Review
of the Annual Rent

 

		1.	REVIEW

 

		1.1	The
                                            Annual Rent shall be reviewed on each Review Date to equal the Revised Rent in accordance
                                            with the following formula:

 

 

 

Where:

 

R
is the Revised Rent;

 

A
is the Base Rent;

 

C
is the Current Figure; and

 

B
is the RPI in the Base RPI Month.

 

    51

     

    

 

Provided
always that:

 

		(a)	if
                                            "R" on any Rent Date is less than the Minimum Rent, "R" shall be the
                                            Minimum Rent; and

 

		(b)	if
                                            "R" on any Rent Date is more than the Maximum Rent, "R" shall be the
                                            Maximum Rent.

 

		1.2	In
                                            addition to the annual increase of the Annual Rent pursuant to paragraph 1.1 of Part 3
                                            of this Schedule on every fifth anniversary of the Review Date the Revised Rent so calculated
                                            will be compared to the Open Market Rent (or which would then be payable but for any abatement,
                                            suspension, concession or reduction of the Revised Rent or restriction on the right to collect
                                            it) and if higher the Revised Rent will be the Open Market Rent agreed between the Landlord
                                            or Tenant or determined by the Expert pursuant to paragraph 2 of Part 3 of this Schedule
                                            5;

 

		1.3	The
                                            Landlord shall calculate the Indexed Rent as soon as reasonably practicable on or after the
                                            Review Date each year and shall give the Tenant written notice of the Revised Rent as soon
                                            as it has been ascertained.

 

		1.4	Subject
                                            to paragraph 1.5 of this Part of this schedule if there is any change to the methods
                                            used to compile the RPI, including any change to the items from which the RPI is compiled,
                                            or if the reference base used to compile the RPI changes, the calculation of the Indexed
                                            Rent shall be made taking into account the effect of this change.

 

		1.5	The
                                            Landlord and the Tenant shall endeavour, within a reasonable time, to agree an alternative
                                            mechanism for setting the Annual Rent if either:

 

		1.5.1	the
                                            Landlord or the Tenant reasonably believes that any change referred to in paragraph 1.4 of
                                            this Part of this schedule would fundamentally alter the calculation of the Indexed
                                            Rent in accordance with this paragraph 1.1 of this Part of this schedule, and has given
                                            notice to the other party of this belief; or

 

		1.5.2	it
                                            becomes impossible or impracticable to calculate the Indexed Rent in accordance with paragraph
                                            1.1 of this Part of this schedule.

 

This
alternative mechanism may (where reasonable) include, or consist of, substituting an alternative index for the RPI. In default of agreement
between the Landlord and the Tenant on an alternative mechanism for setting the Annual Rent, the Expert shall determine an alternative
mechanism pursuant to paragraph 2 of Part 5 of this schedule.

 

		1.6	The
                                            Landlord and Tenant may agree the Revised Rent at any time before it is determined by the
                                            Expert.

 

		1.7	As
                                            soon as practicable after the amount of the Revised Rent has been agreed or determined, a
                                            memorandum recording the amount shall be signed by or on behalf of the Landlord, the Tenant
                                            and the guarantor. The parties shall each bear their own costs in connection with the memorandum

 

		1.8	A
                                            worked example of the rent review provisions is set out in Part 6 of this Schedule.

 

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		2.	DETERMINATION
                                            BY THE EXPERT

 

If
the Landlord and Tenant have not agreed the Revised Rent by the date three months before the relevant Review Date, or if there is a dispute
pursuant to paragraph 1.6 of this Part of this schedule then either party may at any time refer the matter for determination by
the Expert in accordance with clause 52. The Expert can be appointed in accordance with the terms of this lease irrespective of whether
the Landlord and Tenant have tried to first reach an agreement on the revised Annual Rent or alternative RPI calculation.

 

		3.	LATE
                                            REVIEW OF REVISED RENT

 

		3.1	If
                                            the Revised l Rent has not been agreed or determined on or before the relevant Review Date,
                                            the Tenant must:

 

		3.1.1	continue
                                            to pay the Annual Rent at the rate payable immediately before that Review Date; and

 

		3.1.2	on
                                            or before the Shortfall Payment Date, pay:

 

		3.1.2.1	the
                                            shortfall (if any) between the amount of the Annual Rent that the Tenant has paid for the
                                            period from and including that Review Date and the amount of Revised Rent for that period
                                            that would have been payable had the Revised Rent been agreed or determined on or before
                                            that Review Date; and

 

		3.1.2.2	interest
                                            at the Interest Rate on that shortfall. That interest shall be calculated on a daily basis
                                            by reference to the Rent Payment Dates on which parts of the shortfall would have been payable
                                            if the Revised Rent had been agreed or determined on or before that Review Date and the Shortfall
                                            Payment Date (or, if the Tenant pays the shortfall earlier than the Shortfall Payment Date,
                                            the date of that payment).

 

		4.	TIME
                                            NOT OF THE ESSENCE

 

		4.1	Time
                                            is not of the essence for the purposes of this Schedule 5 .

 

		5.	GUARANTOR

 

		5.1	If
                                            at any time there is a guarantor, the guarantor shall not have any right to participate in
                                            the review of the Annual Rent but will be bound by the Revised Rent.

 

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Part 6

Worked
Example

 

Annual
Rent Review Increase based on RPI and 5 year OMV review.

 

Example
: 25 years – RPI cap and collar apply @ 1% and 4% annual increase and OMV Rent Review every 5 years

 

	 	 	 	 	 	 	RPI Rent	 	 	 	 
	 	 	 	 	 	 	Increase	 	 	RPI Rent	 
	Year Starting at	 	 	 	Rent	 	 	 	1%		 	 	Increase 4%	 
	0	 	 	£	1,117,826	 	 	£	1,117,826	 	 	£	1,117,826	 
	1	 	 	 	 	 	 	£	1,129,004.26	 	 	£	1,162,539.04	 
	2	 	 	 	 	 	 	£	1,140,294.3	 	 	£	1,209,040.6	 
	3	 	 	 	 	 	 	£	1,151,697.25	 	 	£	1,257,402.23	 
	4	 	 	 	 	 	 	£	1,163,214.22	 	 	£	1,307,698.81	 
	5	*	 	 		 	 	£	1,174,846.36	 	 	£	1,360,006.36	 
	6	 	 	 	 	 	 	£	1,186,594.83	 	 	£	1,414,406.48	 
	7	 	 	 	 	 	 	£	1,198,460.77	 	 	£	1,470,983	 
	8	 	 	 	 	 	 	£	1,210,445.38	 	 	£	1,529,822.01	 
	9	 	 	 	 	 	 	£	1,222,549.84	 	 	£	1,591,015.16	 
	10	*	 	 	 	 	 	£	1,234,775.33	 	 	£	1,654,655.23	 

 

*
Or OMV Rent Review if higher

 

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Schedule
6

Insurance

 

		1.	LANDLORD'S
                                            OBLIGATION TO INSURE

 

		1.1	Subject
                                            to paragraph 1.2 and paragraph 1.3 of this Schedule, the Landlord must keep the Property
                                            and procure that the Management Company keep the Common Parts insured against loss or damage
                                            by the Insured Risks for the Reinstatement Cost.

 

		1.2	The
                                            Landlord (and the Management Company in respect of the Common Parts) shall not be obliged
                                            to insure:

 

		1.2.1	any
                                            alterations to the Property that form part of the Property unless:

 

		1.2.1.1	those
                                            alterations are permitted or required under this lease;

 

		1.2.1.2	those
                                            alterations have been completed in accordance with this lease and (where applicable) in accordance
                                            with the terms of any consent or approval given under this lease; and

 

		1.2.1.3	the
                                            Tenant has notified the Landlord of the amount for which those alterations should be insured
                                            and provided evidence of that amount that is satisfactory to the Landlord (acting reasonably);
                                            or

 

		1.2.2	the
                                            Property and the Common Parts when the insurance is vitiated by any act or omission of the
                                            Tenant or any Authorised Person.

 

		1.3	The
                                            Landlord's obligation to insure (or to procure insurance of the Common Parts) is subject
                                            to any reasonable limitations, excesses and conditions that may be imposed by the relevant
                                            insurers.

 

		1.4	The
                                            Landlord shall procure the Tenant’s interest in the Property is noted either specifically
                                            or generally on the policy, and shall take reasonable steps to procure that (1) the
                                            insurers waive any rights of subrogation they might have against the Tenant (either specifically
                                            or generally), and (2) the insurance policy provides that the policy cannot be made
                                            void or voidable by the Tenant or any undertenant or lawful occupier so that no act or omission
                                            by the Tenant can render irrecoverable any of the insurance proceeds.

 

		1.5	The
                                            Landlord shall comply with the requirements and recommendations of the insurers with regard
                                            to the Property.

 

		2.	LANDLORD
                                            TO PROVIDE INSURANCE DETAILS

 

		2.1	In
                                            relation to any insurance effected by the Landlord under this Schedule 6 or by the Management
                                            Company in respect of the Common Parts, the Landlord must:

 

		2.1.1	at
                                            the request of the Tenant (such request not to be made more frequently than once a year)
                                            supply (or procure that the Management Company supply as relevant )the Tenant with:

 

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		2.1.1.1	full
                                            details of the insurance policy; and

 

		2.1.1.2	evidence
                                            of payment of the current year's premiums.

 

		2.1.2	procure
                                            that the Tenant is informed of any material change in the scope, level or terms of cover
                                            as soon as reasonably practicable after the Landlord becoming aware of the change.

 

		3.	TENANT'S
                                            OBLIGATIONS

 

		3.1	The
                                            Tenant must pay to the Landlord on demand:

 

		3.1.1	the
                                            Insurance Rent;

 

		3.1.2	a
                                            fair proportion of any amount that is deducted or disallowed by the insurers pursuant to
                                            any excess provision in the insurance policy; and

 

		3.1.3	a
                                            fair proportion of any costs that the Landlord incurs in obtaining a valuation of the Property
                                            for insurance purposes provided that the Tenant shall not be obliged to contribute towards
                                            the costs of any such valuations carried out more frequently than once every three years.

 

		3.2	The
                                            Tenant must:

 

		3.2.1	immediately
                                            inform the Landlord if any matter occurs in relation to the Tenant or the Property that any
                                            insurer or underwriter may treat as material in deciding whether or on what terms to insure
                                            or to continue to insure the Property and must also give the Landlord notice of that matter;

 

		3.2.2	not
                                            do or omit to do anything as a result of which:

 

		3.2.2.1	any
                                            insurance policy for the Property or Common Parts may become void or voidable or otherwise
                                            prejudiced;

 

		3.2.2.2	the
                                            payment of any policy money may be withheld; or

 

		3.2.2.3	any
                                            increased or additional insurance premium may become payable (unless the Tenant has previously
                                            notified the Landlord and has paid any increased or additional premium (including any IPT
                                            due on that amount));

 

		3.2.3	comply
                                            at all times with the requirements of the insurers relating to the Property and the use by
                                            the Tenant of any other part of the Business Park where written details of those requirements
                                            have first been given to the Tenant;

 

		3.2.4	give
                                            the Landlord immediate notice of the occurrence of:

 

		3.2.4.1	any
                                            damage or loss relating to the Property arising from an Insured Risk or an Uninsured Risk;
                                            or

 

		3.2.4.2	any
                                            other event that might affect any insurance policy relating to the Property;

 

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		3.2.5	not
                                            effect any insurance of the Property but, if the Tenant becomes entitled to the benefit of
                                            any insurance proceeds in respect of the Property, pay those proceeds or cause them to be
                                            paid to the Landlord; and

 

		3.2.6	pay
                                            the Landlord an amount equal to any insurance money that the insurers of the Property or
                                            Common Parts refuse to pay by reason of any act or omission of the Tenant or any Authorised
                                            Person.

 

		4.	RENT
                                            SUSPENSION

 

		4.1	Subject
                                            to paragraph 4.2 of this Schedule, if any damage occurs to the Property or the Common Parts
                                            by an Insured Risk or an Uninsured Risk occurs, payment of the Annual Rent (or a fair proportion
                                            of it according to the nature and extent of that damage) shall be suspended until the earlier
                                            of:

 

		4.1.1	the
                                            date on which the relevant parts of the Property and the Common Parts have been reinstated
                                            so as to make the Property fit for occupation and use and accessible through the Common Parts;
                                            and

 

		4.1.2	the
                                            date which is three years from and including the date on which that damage occurred.

 

		4.2	The
                                            Annual Rent shall not be suspended under paragraph 4.1 of this Schedule if the damage is
                                            caused by:

 

		4.2.1	an
                                            Insured Risk and:

 

		4.2.1.1	the
                                            policy of insurance in relation to the Property and the Common Parts has been vitiated in
                                            whole or in part as a result of any act or omission of the Tenant or any Authorised Person;
                                            and

 

		4.2.1.2	the
                                            Tenant has not complied with paragraph 3.2.6 of this Schedule; or

 

		4.2.2	an
                                            Uninsured Risk and the damage was Tenant Damage.

 

		5.	LANDLORD'S
                                            OBLIGATION TO REINSTATE FOLLOWING DAMAGE OR DESTRUCTION BY AN INSURED RISK

 

		5.1	Following
                                            any damage to or destruction of the Property or the Common Parts, or any part thereof so
                                            as to render the Property unfit for occupation or use or inaccessible through the Business
                                            Park, by an Insured Risk, the Landlord must:

 

		5.1.1	use
                                            reasonable endeavours to obtain all necessary planning and other consents to enable the Landlord
                                            to reinstate the relevant parts of the Property and to procure that the Management Company
                                            use reasonable endeavours to obtain the same in respect of the Common Parts; and

 

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		5.1.2	reinstate the relevant parts of the Property and use reasonable endeavours to procure that the Management
Company reinstate the Common Parts except that the Landlord and Management
Company shall not be obliged to:

 

		5.1.2.1	reinstate unless all necessary planning and other consents are obtained;

 

		5.1.2.2	reinstate unless the Tenant has paid the sums due under paragraph 3.1.2 and paragraph 3.2.6 of this Schedule;

 

		5.1.2.3	provide accommodation or facilities identical in layout or design so long as accommodation reasonably
equivalent to that previously at the Property and its access, services and amenities is provided; or

 

		5.1.2.4	reinstate or procure reinstatement after a notice to terminate has been served pursuant to this Schedule
6 .

 

		5.2	If the Landlord is obliged to reinstate the relevant parts of the Property and the Management Company
the Common Parts pursuant to paragraph 5.1.2 of this Schedule, the Landlord must:

 

		5.2.1	use all insurance money received (other than for loss of rent) and all sums received under paragraph 3.1.2
and paragraph 3.2.6 of this Schedule for the purposes of reinstatement of the Property and make up any shortfall out of its own funds;
and

 

		5.2.2	use all reasonable endeavours to procure that the Management Company reinstates the Common Parts

 

		6.	TERMINATION IF REINSTATEMENT IMPOSSIBLE OR IMPRACTICAL FOLLOWING DAMAGE BY AN INSURED RISK

 

		6.1	Following damage by an Insured Risk, if the Landlord (acting reasonably) considers that it is impossible
or impractical to reinstate the relevant parts of the Property or Management Company considers that it is impossible or impractical to
reinstate the relevant parts of the Common Parts necessary to serve the Property, the Landlord may terminate this lease by giving notice
to the Tenant within six months from and including the date on which that damage occurred.

 

		7.	DAMAGE BY AN UNINSURED RISK

 

		7.1	If the Annual Rent (or a fair proportion of it) is suspended under paragraph 4.1 of this Schedule due
to damage by an Uninsured Risk, then, within 6 months from and including the date on which that damage occurred, the Landlord must either:

 

		7.1.1	terminate this lease by giving notice to the Tenant; or

 

		7.1.2	notify the Tenant that it intends to reinstate the relevant parts of the Property and procure that the
Management Company reinstate the necessary parts of the Common Parts at its own cost.

 

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		7.2	If the Landlord notifies the Tenant under paragraph 7.1.2 that it intends to reinstate the relevant parts
of the Property and the Common Parts, then the Landlord must use:

 

		7.2.1	reasonable endeavours to obtain (or procure that the Management Company obtain) all necessary planning
and other consents to enable the Landlord to reinstate the relevant parts of the Property and the Common Parts; and

 

		7.2.2	its own monies to reinstate the relevant parts of the Property and if necessary the Common Parts but the
Landlord shall not be obliged to:

 

		7.2.2.1	reinstate unless all necessary planning and other consents are obtained;

 

		7.2.2.2	provide accommodation or facilities identical in layout or design so long as accommodation reasonably
equivalent to that previously at the Property and its access, services and amenities is provided; or

 

		7.2.2.3	reinstate after a notice to terminate has been served pursuant to this Schedule 6 .

 

		7.3	If paragraph 7.1 applies but the Landlord has not served a notice under either paragraph 7.1.1 or paragraph
7.1.2 by the date which is 6 months from and including the date on which the damage occurred, the Tenant may at any time thereafter terminate
this lease by giving notice to the Landlord provided that such notice is served before the Property is made fit for occupation and use
and accessible.

 

		8.	TERMINATION IF REINSTATEMENT NOT COMPLETE BY EXPIRY OF RENT SUSPENSION

 

		8.1	If damage by an Insured Risk or an Uninsured Risk (where the Landlord elected to reinstate or procure
reinstatement under paragraph 7.1.2 of this Schedule) occurs and the relevant parts of the Property and the Common Parts have not been
reinstated so as to make the Property fit for occupation and use and accessible by the date which is three years after the date on which
that damage occurred, either party may at any time thereafter terminate this lease by giving notice to the other provided that:

 

		8.1.1	such notice is served before the relevant parts of the Property and the Common Parts have been reinstated
so as to make the Property fit for occupation and use and accessible; and

 

		8.1.2	where the Tenant serves the notice, the failure to reinstate so that the Property is fit for occupation
and use is not caused by a breach of the Tenant's obligations under clause 18 or this Schedule 6 .

 

		9.	CONSEQUENCES OF TERMINATION

 

		9.1	If either party gives a notice to terminate this lease in accordance with this Schedule 6 :

 

		9.1.1	this lease shall terminate with immediate effect from the date of the notice;

 

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		9.1.2	none of the parties shall have any further rights or obligations under this lease except for the rights
of any party in respect of any earlier breach of this lease; and

 

		9.1.3	any proceeds of the insurance for the Property and the Common Parts shall belong to the Landlord.

 

		10.	LANDLORD NOT OBLIGED TO REINSTATE OTHER UNITS

 

		Nothing in this Schedule 6 shall oblige the Landlord to reinstate any Other Unit (except the
                                                                                   Property).

 

		11.	TENANT DAMAGE

 

		11.1	If any damage to or destruction of the Property or Common Parts by an Uninsured Risk is caused by Tenant
Damage, the Landlord shall not be obliged to reinstate or procure reinstatement of the same but if the Landlord chooses to do so, the
Tenant must pay on demand all costs reasonably and properly incurred by the Landlord in reinstating or procuring reinstatement.

 

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Schedule 7 

Guarantee and indemnity

 

		1.	GUARANTEE AND INDEMNITY

 

		1.1	The Guarantor guarantees to the Landlord that the Tenant shall:

 

		1.1.1	pay the Rents and observe and perform the tenant covenants of this lease and that if the Tenant fails
to pay any of those Rents or to observe or perform any of those tenant covenants, the Guarantor shall pay or observe and perform them;
and

 

		1.1.2	observe and perform any obligations the Tenant enters into in an authorised guarantee agreement made in
respect of this lease (the AGA) and that, if the Tenant fails to do so, the Guarantor shall observe and perform those obligations.

 

		1.2	The Guarantor covenants with the Landlord as principal obligor and as a separate and independent obligation
and liability from its obligations and liabilities under paragraph 1.1 of this Schedule to indemnify and keep indemnified the Landlord
against any failure by the Tenant:

 

		1.2.1	to pay any of the Rents or any failure to observe or perform any of the tenant covenants of this lease;
or

 

		1.2.2	to observe or perform any of the obligations the Tenant enters into in the AGA.

 

		2.	GUARANTOR'S LIABILITY

 

		2.1	The liability of the Guarantor under paragraph 1.1.1 and paragraph 1.2.1 of this Schedule shall continue
until the Termination Date, or until the Tenant is released from the tenant covenants of this lease by virtue of the LTCA 1995, if earlier.

 

		2.2	The liability of the Guarantor shall not be reduced, discharged or otherwise adversely affected by:

 

		2.2.1	any time or indulgence granted by the Landlord to the Tenant;

 

		2.2.2	any delay or forbearance by the Landlord in enforcing the payment of any of the rents or the observance
or performance of any of the tenant covenants of this lease (or the Tenant's obligations under the AGA) or in making any demand in respect
of any of them;

 

		2.2.3	any refusal by the Landlord to accept any rent or other payment due under this lease where the Landlord
believes that the acceptance of such rent or payment may prejudice its ability to re-enter the Property;

 

		2.2.4	the Landlord exercising any right or remedy against the Tenant for any failure to pay the Rents or to
observe or perform the tenant covenants of this lease (or the Tenant's obligations under the AGA);

 

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		2.2.5	the Landlord taking any action or refraining from taking any action in connection with any other security
held by the Landlord in respect of the Tenant's liability to pay the Rents or observe and perform the tenant covenants of the lease (or
the Tenant's obligations under the AGA) including the release of any such security;

 

		2.2.6	a release or compromise of the liability of any one of the persons who is the Guarantor, or the grant
of any time or concession to any one of them];

 

		2.2.7	any legal limitation or disability on the Tenant or any invalidity or irregularity of any of the tenant
covenants of the lease (or the Tenant's obligations under the AGA) or any unenforceability of any of them against the Tenant;

 

		2.2.8	the Tenant being dissolved, or being struck off the register of companies or otherwise ceasing to exist,
or, if the Tenant is an individual, by the Tenant dying or becoming incapable of managing its affairs;

 

		2.2.9	without prejudice to paragraph 4 of this Schedule, the disclaimer of the Tenant's liability under this
lease or the forfeiture of this lease;

 

		2.2.10	the surrender of the lease in respect of part only of the Property, except that the Guarantor shall not
be under any liability in relation to the surrendered part in respect of any period after the surrender; or

 

		2.2.11	any other act or omission except an express written release by deed of the Guarantor by the Landlord.

 

		2.3	Any sum payable by the Guarantor must be paid without any set-off or counterclaim, deduction or withholding
(other than any deduction or withholding of tax as required by law) against the Landlord or the Tenant.

 

		3.	VARIATIONS AND SUPPLEMENTAL DOCUMENTS

 

		3.1	The Guarantor must, at the request of the Landlord, join in and give its consent to the terms of any consent,
approval, variation or other document that may be entered into by the Tenant in connection with this lease (or the AGA).

 

		3.2	The Guarantor shall not be released by any variation of the rents reserved by, or the tenant covenants
in, this lease (or the Tenant's obligations under the AGA) whether or not:

 

		3.2.1	the variation is material or prejudicial to the Guarantor;

 

		3.2.2	the variation is made in any document; or

 

		3.2.3	the Guarantor has consented, in writing or otherwise, to the variation.

 

		3.3	The liability of the Guarantor shall apply to the rents reserved by and the tenant covenants in this lease
(and the Tenant's obligations under the AGA) as varied except to the extent that the liability of the Guarantor is affected by section
18 of the LTCA 1995.

 

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		4.	GUARANTOR TO TAKE A NEW LEASE OR MAKE PAYMENT

 

		4.1	If this lease is forfeited or the liability of the Tenant under this lease is disclaimed and the Landlord
gives the Guarantor notice not later than six months after the forfeiture or the Landlord having received notice of the disclaimer, the
Guarantor must enter into a new lease of the Property on the terms set out in paragraph 4.2 of this Schedule.

 

		4.2	The rights and obligations under the new lease shall take effect beginning on the date of the forfeiture
or disclaimer and the new lease shall:

 

		4.2.1	be granted subject to the right of any person to have this lease vested in them by the court and to the
terms on which any such order may be made and subject to the rights of any third party existing at the date of the grant;

 

		4.2.2	be for a term that expires on the same date as the end of the Contractual Term of this lease had there
been no forfeiture or disclaimer;

 

		4.2.3	reserve as an initial annual rent an amount equal to the Annual Rent payable under this lease at the date
of the forfeiture or disclaimer or which would be payable but for any abatement or suspension of the Annual Rent or restriction on the
right to collect it (subject to paragraph 5 of this Schedule) and which is subject to review on the same terms and dates provided by this
lease; and

 

		4.2.4	otherwise be on the same terms as this lease (as varied if there has been any variation).

 

		4.3	The Guarantor must pay the Landlord's solicitors' costs and disbursements (on a full indemnity basis)
and any VAT in respect of them in relation to the new lease and must execute and deliver to the Landlord a counterpart of the new lease
within one month of service of the Landlord's notice.

 

		4.4	The grant of a new lease and its acceptance by the Guarantor shall be without prejudice to any other rights
that the Landlord may have against the Guarantor or against any other person or in respect of any other security that the Landlord may
have in connection with this lease.

 

		4.5	The Landlord may, instead of giving the Guarantor notice pursuant to paragraph 4.1 of this Schedule but
in the same circumstances and within the same time limit, require the Guarantor to pay an amount equal to six months' Annual Rent and
the Guarantor must pay that amount on demand.

 

		5.	RENT AT THE DATE OF FORFEITURE OR DISCLAIMER

 

		5.1	If at the date of the forfeiture or disclaimer there is a rent review pending under this lease, then the
initial annual rent to be reserved by the new lease shall be subject to review on the date on which the term of the new lease commences
on the same terms as those that apply to a review of the Annual Rent under this lease, such review date to be included in the new lease.

 

		5.2	If paragraph 5.1 of this Schedule applies, then the review for which it provides shall be in addition
to any rent reviews that are required under paragraph 4.2.3 of this Schedule.

 

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		6.	PAYMENTS IN GROSS AND RESTRICTIONS ON THE GUARANTOR

 

		6.1	Any payment or dividend that the Landlord receives from the Tenant (or in relation to theBusiness Park)
or any other person in connection with any insolvency proceedings or arrangement involving the Tenant shall be taken and applied as a
payment in gross and shall not prejudice the right of the Landlord to recover from the Guarantor to the full extent of the obligations
that are the subject of this guarantee and indemnity.

 

		6.2	The Guarantor must not claim in competition with the Landlord in any insolvency proceedings or arrangement
of the Tenant in respect of any payment made by the Guarantor pursuant to this guarantee and indemnity. If it otherwise receives any money
in such proceedings or arrangement, it must hold that money on trust for the Landlord to the extent of its liability to the Landlord.

 

		6.3	The Guarantor must not, without the consent of the Landlord, exercise any right or remedy that it may
have (whether against the Tenant or any other person) in respect of any amount paid or other obligation performed by the Guarantor under
this guarantee and indemnity unless and until all the obligations of the Guarantor under this guarantee and indemnity have been fully
performed.

 

		7.	OTHER SECURITIES

 

		7.1	The Guarantor warrants that it has not taken and covenants that it shall not take any security from or
over the assets of the Tenant in respect of any liability of the Tenant to the Guarantor. If it does take or hold any such security it
shall hold it for the benefit of the Landlord.

 

		7.2	This guarantee and indemnity is in addition to and independent of any other security that the Landlord
may from time to time hold from the Guarantor or the Tenant or any other person in respect of the liability of the Tenant to pay the Rents
and to observe and perform the tenant covenants of this lease. It shall not merge in or be affected by any other security.

 

		7.3	The Guarantor shall not be entitled to claim or participate in any other security held by the Landlord
in respect of the liability of the Tenant to pay the Rents or to observe and perform the tenant covenants of this lease.

 

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SCHEDULE 8 

Solar Installation

 

		1	Definitions

 

		1	In this Schedule 8:

 

Agents:
any person authorised by the Landlord to perform any of its functions or responsibilities under this lease;

 

CDM
Regulations: the Construction (Design and Management) Regulations 2015 (SI 2015/51);

 

Installation
Works: the installation of solar panels as referred to in paragraph 2.2 of this Schedule 8;

 

Necessary
Consents: all consents, licences, permissions, approvals and authorisations necessary to enable the Installation Works to be
commenced, carried out, maintained and completed;

 

Renewables
Benefits: all current and future benefits associated with the availability, capacity and/or generation of electricity from
the Solar Installation.

 

		2	Installation

 

		2.1	Before commencing the Installation Works the Tenant or the Landlord:

 

		2.1.1	shall obtain all Necessary Consents that are required for the Installation Works under all laws and the
parties shall provide reasonable assistance to one another in obtaining the Necessary Consents;

 

		2.1.2	shall provide to the other party detailed drawings, method statement and specifications relating to the
Installation Works and obtain approval of the same such approval in each case not to be unreasonably withheld or delayed and each party
shall be responsible for their own costs in respect of preparation of the same or approval (as applicable); and

 

		2.1.3	where the Installation is being carried out by the Landlord, the Landlord shall liaise with the Tenant
and the Tenant's professional advisers in relation to access arrangements, working hours, programme of works, connection and metering
and the plans and specifications relating to the Installation Works and shall have regard to the reasonable requirements of and representations
made by or on behalf of the Tenant in relation to such matters.

 

		2.2	The Installation Works will be carried out:

 

		2.2.1	using good quality materials;

 

		2.2.2	in a good and workmanlike manner and in accordance with good building and other relevant practices, codes
and guidance;

 

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		2.2.3	in accordance with the drawings and specifications which have been approved; and

 

		2.2.4	at the installing parties own cost (subject in the case of installation by the Landlord to any supply
agreement entered into with the Tenant)

 

		2.2.5	otherwise in accordance with clause 20. .

 

		2.3	In carrying out the Installation Works the relevant party shall comply with all material and applicable
laws and health and safety requirements and the material and applicable terms of all Necessary Consents and such requirements of the insurers
of the Property.

 

		2.4	The relevant party shall take all proper steps as are necessary to ensure that carrying out the Installation
Works does not make the structure of the Property or any other part of the Property unsafe or unfit for occupation and use or cause any
damage to the plant machinery or equipment at the Property.

 

		2.5	The Landlord shall cause as little disturbance and inconvenience as reasonably possible to the Tenant
and its use and enjoyment of the Property during the carrying out of the Installation Works.

 

		2.6	The relevant party must as soon as reasonably practicable make good, to the reasonable satisfaction of
the other, any damage to any part of the Property or any of the plant, machinery or equipment at the Property, which is caused by carrying
out the Installation Works.

 

		2.7	The installing party shall allow the other and its professional advisers reasonable access to the Installation
Works on reasonable notice and at reasonable times while the Installation Works are being carried out and afterwards, and will give to
the other party the information it reasonably requests or requires to establish that the Installation Works are being and have been carried
out in accordance with this schedule.

 

		2.8	The installing party must:

 

		2.8.1	complete the Installation Works within twelve months after the date of commencement thereof, and

 

		2.8.2	notify the other party as soon as the Solar Installation is connected to the energy infrastructure at
the Property and is generating energy.

 

		2.8.3	in the case of the Landlord cause as little interruption to any service to or from the Property as possible.

 

		3	The
CDM Regulations

 

		3.1	Where the installation works are notifiable under the CDM Regulations the installing party must notify
the Health & Safety Executive and to promptly supply the other party with a copy of the acknowledgement received from the Health &
Safety Executive.

 

		3.2	The installing party shall comply, and procure that its contractors comply, with the client’s obligations
under the CDM Regulations, including (without limitation) all requirements in relation to the provision and maintenance of a health and
safety file.

 

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		3.3	The installing party shall indemnify the other against all actions, claims, proceedings, costs, expenses,
demands and losses made against or incurred by the same as a result of any failure by the installing party to comply with paragraph 3
provided that the other party shall:

 

		3.3.1	promptly notify the installing party of any such action or loss;

 

		3.3.2	update the installing party request: and

 

		3.3.3	take all reasonable steps to mitigate its loss.

 

		4	Acknowledgements

 

		4.1	The installing party shall be entitled to export any output not utilised by the Tenant to the grid and
to any Renewables Benefits.

 

		4.2	Once completed any Installation shall form part of the Property save where the provisions of paragraph
5 of this schedule 8 apply

 

		4.3	The terms set out in paragraphs 2.2 – 2.9 of this Schedule 8 shall apply mutatis mutandis to any
repair or other works carried out to the Solar Installation at any time during the Term and to any works relating to removal of the Solar
Installation and reinstatement of the Property and a reference in such paragraphs to "Installation Works" shall be deemed to
be a reference to such repair or other works as are beings carried out to the Solar Installation.

 

		4.4	The Tenant shall not, except in case of emergency, interfere with, remove, alter or damage the Solar Installation
or permit any person under the Tenant's control (other than the Landlord and its Agents) to do so.

 

		4.5	The Tenant shall not, except in case of emergency, do, or permit to be done, anything which may compromise
or prejudice the efficient functioning of the Solar Installation and this obligation shall include (but not be limited to) an obligation
not to allow the photo-voltaic panels to become over-shadowed or obscured, whether by vegetation or by man-made obstructions provided
that this obligation relates to the Property and other matters within the control of the Tenant.

 

		4.6	If, following the installation of the Solar Installation by the Landlord, in order to carry out any
                                                                                                works necessary for the Tenant to comply with its covenants in this Lease, the temporary removal of the whole or part of the Solar
                                                                                                Installation is necessary, the Tenant shall give the Landlord reasonable prior notice in writing to such effect. Following receipt
                                                                                                of such notice, the Landlord shall, as soon as reasonably practicable and at its own cost temporarily remove and if necessary
                                                                                                disconnect from the Property such part or parts of the Solar Installation and shall ( as appropriate having regard to the Tenant's
                                                                                                proposed works) make good any damage caused to the Property by such removal to the reasonable satisfaction of the Tenant. Upon
                                                                                                completion of the Tenant's works, the Tenant shall notify the Landlord in writing that the Property are fit and ready for the Solar
                                                                                                Installation (or the relevant part of it) to be reinstated and the Landlord shall (at its discretion and at its own cost) reinstate
                                                                                                or replace and if necessary re-connect the Solar Installation, and shall make good any damage caused to the Property by such
                                                                                                reinstatement, replacement or re-connection to the reasonable satisfaction of the Tenant. If the Solar Installation is removed in
                                                                                                whole or part in accordance with this paragraph 4.6 the Landlord shall remove the same from the Property and be responsible for safe
                                                                                                keeping and storage (at its own cost) unless the Tenant is safely and conveniently able (using reasonable endeavours to do so) to
                                                                                                store the Solar Installation (or any part of it) on the Property.

 

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	5	Maintenance
                                            and operation of Solar Installation installed by the Landlord

 

	5.1	Where
                                            the Landlord carries out the Solar Installation the provisions of this paragraph 5 shall
                                            apply

 

	5.2	It
                                            shall be at the Landlord's discretion to remove the Solar Installation and make good the
                                            Property if in its absolute discretion (but in consultation with the Tenant) it regards the
                                            system obsolete or no longer commercially viable to maintain

 

	5.3	The
                                            Landlord shall at all times and at its own cost keep the Solar Installation (and those parts
                                            of the roof of the Property to which the Solar Installation is attached) in good and substantial
                                            repair and condition and properly maintained and compliant with all applicable laws (or,
                                            if it is unable to do so, the Landlord shall remove the Solar Installation and reinstate
                                            the roof of the Property) so that at no time during the Term will the Solar Installation
                                            or any part of the roof of the Property become unsafe or hazardous to persons or property
                                            or the Property become unfit for occupation and use.

 

	6	Insurance

 

The
Landlord shall insure the Solar Installation on the same terms as set out in Schedule 6 of the Lease as if the same were part of the
Property, and in the event of damage or destruction of the same the Tenant shall have no right to rent suspension and the Landlord shall
not be obliged to repair or reinstate.

 

    68

     

    

 

Executed
as deed by

 

GARNER
HOLDINGS LIMITED

 

acting
by Roger Hartshorn

 

a
director, in the presence of:

 

                                             

 

SIGNATURE
OF WITNESS

 

NAME,

 

ADDRESS

 

 

OCCUPATION

 

 

Executed
as deed by

 

LINIAR
LIMITED acting by

 

a
director

 

                                             

 

a
director

 

                                             

 

    69

     

    

 

Executed
as deed by

 

RYEFIELDS
CLOSE MANAGEMENT COMPANY LIMITED

 

acting
by Roger Hartshorn

 

a
director, in the presence of:

 

                                             

 

SIGNATURE
OF WITNESS

 

NAME,

 

ADDRESS

 

 

OCCUPATION

 

    70

     

    

 

Appendix
1 

Property
Plan

 

    71

     

    

 

 

 

     

     

    

 

Appendix
2 

Estate
Plan

 

    72

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